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HomeMy WebLinkAboutPZ Agenda Packet 08.05.2021PLANNING AND ZONING COMMISSION Thursday, August 5, 2021 Formal Meeting – 7:00 PM The Center – Assembly Room 28 S. Linn Street (Entrance on E. Washington Street) Agenda: 1. Call to Order 2. Roll Call 3. Public Discussion of Any Item Not on the Agenda Comprehensive Plan and Zoning Code Amendment Items 4. Case No. REZ21-0007 Consideration of Zoning Code Amendment (REZ21-0007) to allow self-service storage uses in Community Commercial (CC-2) zones by special exception. 5. Case No. CPA21-0001 A request to set a public hearing for August 19, 2021 on a proposed amendment to the South District Plan. 6. Discussion on the proposed South District Plan Amendment (CPA21-0001) and draft form-based zones and standards (REZ21-0005) 7. Consideration of Meeting Minutes: July 15, 2021 8. Planning & Zoning Information 9. Adjournment If you will need disability-related accommodations to participate in this meeting, please contact Anne Russett, Urban Planning, at 319-356-5251 or anne-russett@iowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning & Zoning Commission Meetings Formal: August 19 / September 2 / September 16 Informal: Scheduled as needed. Date: August 5, 2021 To: Planning & Zoning Commission From: Kirk Lehmann, Associate Planner, Neighborhood & Development Services Re: Zoning Code Amendment (REZ21-0007) to allow self-service storage uses in Community Commercial (CC-2) zones by special exception Introduction SouthGate Companies has requested a text amendment to Title 14 Zoning to allow indoor self - service storage uses in Community Commercial (CC-2) zones (REZ21-0007). While the proposed amendment would affect all CC-2 zones, the applicant is requesting the amendment to facilitate occupancy of the former Slumberland site at 947 Highway 6 East with an indoor self -service storage use and a wrap of small retail storefronts. Concepts for this are included in the applicant’s application materials (Attachment 4). Due to the changing retail landscape and structure of the proposed project, staff supports a text amendment. Staff developed the proposed amendment (Attachment 1) to allow self-service storage uses in CC-2 zones by special exception. The special exception approval criteria incorporated into the amendment ensure that any such use continues to meet the intent of the CC-2 zone by requiring self-service storage be able to accommodate other allowable commercial uses along the front façade and by applying enhanced design standards. Background Table 2C-1 in the Zoning Code lists whether a land use is permitted, provisionally allowed, or allowed by special exception in each commercial zone. Provisional uses are allowed if they meet specified requirements. Uses allowed by special exception require approval from the Board of Adjustment and must meet both general and specific approval criteria. The Zoning Code classifies self-service storage uses as an industrial land use characterized by separate storage areas for individuals or businesses which are designed to allow private access for storing personal property by tenants. They are distinct from warehouse and freight movement uses where employees are the primary movers of goods to be stored or transferred and where there are no individual storage areas. Accessory uses may include security and leasing offices. However, if storage areas are utilized for other uses, such as a business, that is considered a separate primary use. Self-service storage uses are currently allowed only in Intensive Commercial (CI-1), General Industrial (I-1), and Heavy Industrial (I-2) zones. These uses have been characterized historically by individual garage doors facing exterior corridors which are only appropriate in zones intended to accommodate more land-intensive commercial operations or uses with significant amounts of outdoor storage. However, a recent trend towards indoor, climate-controlled self-service storage uses produces a different facility that does not create the same sorts of negative externalities. The purpose of the CC-2 zone is to provide for major business districts to serve a significant segment of the total community population. In addition to a variety of retail goods and services, these centers may feature large traffic generators requiring access from major thoroughfares. They are usually characterized by indoor operations. CC-2 zones allow a number of land uses, including residential, commercial, institutional/civic, and limited industrial uses including small scale manufacturing and some accessory warehousing uses. August 5, 2021 Page 2 Staff finds that indoor self-service storage uses are an appropriate addition to Community Commercial (CC-2) zones. However, they require carefully constructed standards and a level of scrutiny to ensure that they continue to meet the intent of zone and do not produce similar negative externalities associated with other, outdoor-oriented self-service storage uses. Proposed Amendment: Self-Service Storage Uses in CC-2 Zones The proposed amendment allows self-service storage as a special exception to provide a higher level of scrutiny than for permitted and provisional uses. Special exceptions are specifically listed circumstances in the code which are heard by the five-member Board of Adjustment. The Board may only approve the use where they find that all specific and general approval criteria area met. Because they are a quasi-judicial body, an appeal of their decision goes through the district court. 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 maintain a variety of goods and services in the CC-2 zone, to ensure high quality, active building façades, and to minimize any potential negative visual impacts: 1) All self-service storage units or areas shall be completely within conditioned space, and no outdoor storage is allowed in conjunction with self-service storage uses. 2) Self-service storage units shall not be individually accessed from the outside, and no more than 2 garage or overhead doors shall provide access into the building. Said doors shall only be provided at the rear of the building. 3) A substantial portion of the front building façade must accommodate other allowable commercial uses. Self-service storage uses are not allowed within the first 30' of the front building depth as measured from the roof overhang, except for the primary entrance to the storage area(s) which are not to exceed 30% of the building width. This area may consist of a hallway, lobby, and/or retail storefront, but not individual self-service storage units. 4) Buildings containing self-service storage uses shall be considered a large retail use as it relates to the site development standards at 14-2C-6K. These requirements incorporate design standards regulating wall modulation, visual interest, building and roof details, building materials, and entryways. The intent of these standards is to facilitate adaptive reuse of large commercial structures, to moderate the scale of large buildings, and to ensure consistent appearance with other shopping center developments August 5, 2021 Page 3 Analysis The retail landscape has changed significantly in recent years with the closure of many large national brick-and-mortar retailers and the continued expansion of e-commerce. Businesses that remain often adapt by reducing retail footprints, focusing on experiential retail, and co-locating with other uses that are not traditionally associated with retail areas. Unfortunately, these trends have negatively impacted the demand for large retail spaces, including vacant big box stores. If these spaces remain vacant for long periods of time, this leaves behind empty storefronts and can lead to deferred maintenance, depressed property values, and ultimately blight. Finding alternative uses for such spaces is beneficial, especially if paired with opportunities to support other small businesses that can struggle to find high-quality space. Many commercial areas across Iowa City could be affected by the proposed amendment. Figure 1 shows the location of CC-2 zones throughout the city. Most are along major corridors, including Highway 6 (such as Pepperwood Plaza and S. Riverside Drive), Highway 1 (such as the US-218 interchange and N. Dodge Street), and other defined commercial nodes (such as Towncrest, the Iowa City Marketplace, Olde Town Village, Walden Square, and portions of the Riverfront Crossings District). While some of these areas may be appropriate for indoor self-service storage uses, many are not. Figure 1. Map of Community Commercial (CC-2) Zones The proposed amendment relies on the general and specific approval criteria to ensure that self- service storage uses are a good fit for a particular site. For that reason, specific criteria focus on encouraging an active, pedestrian-friendly front façade which is appropriate in commercial contexts, and on requiring the frontage to accommodate other commercial uses. In the case of SouthGate Companies’s proposed reuse of the Slumberland site, they have indicated they will provide a few small retail storefronts along the front f açade to accommodate local entrepreneurs in collaboration with the South District Neighborhood Association. The general criteria further ensure a use is a good fit by requiring consideration of impacts on surrounding properties and consistency with the City’s Comprehensive and District Plans. This may, for example, help prevent CC-2 zones in the Riverfront Crossings District or Towncrest from being redeveloped with self-service storage uses, even where allowed by special exception. However, it is also possible for new self-service storage uses to be developed along in new commercial areas. August 5, 2021 Page 4 Comparable Communities Other large communities in Iowa allow some self-service storage uses in a wider variety of zones, and several distinguish between enclosed and exterior self-storage uses with enclosed uses being permitted in a wider variety of zoning districts. Generally, self -service storage uses are required to abide by additional standards in lower intensity zones, including review by the Board of Adjustment in some cases. Figure 2 summarizes how Des Moines, Cedar Rapids, and Davenport regulate self-service storage uses. Full standards can be found in Attachment 3. Figure 2. Regulation of Self-Service Storage Uses in Other Communities Des Moines Self-service storage is allowed by right in 2 Downtown zones, 2 mixed use zones, and 2 industrial zones. It is also allowed with conditional use approval by the Board of Adjustment in two additional mixed use zones which are for moderate intensity mixed use nodes and corridors. Applicable Conditions: 1. The self-storage use shall be permitted only within the interior of converted pre-existing buildings or the interior of building types allowed in the applicable zoning district, in accordance with chapter 135 of this code. 2. No external storage or additional buildings shall be permitted as part of the self-storage use. 3. The landscape regulations of chapter 135 of this code shall be required of any self-storage use of property, whether associated with a pre-existing building or an allowed building type Cedar Rapids Self-service storage is allowed by right in 2 industrial districts and is allowed subject to use- specific standards in all mixed use districts (T-xx, S-xx) and several urban districts (U-xx). Applicable Conditions: U-xx and T-xx District Standards: 1. Individual storage units or areas shall be located completely within an enclosed structure and shall not be individually accessed from the outside. 2. No more than 2 garage or overhead doors providing access to the individual storage areas shall be permitted. The intent is to permit a secure interior area for the loading and unloading of material to be stored. 3. Individual structures shall not exceed 250 feet on any side. S-xx District Standards: 1. Exterior doors serving individual units shall not be oriented towards a public right of way unless located behind other structures. 2. Individual units accessed from outdoors shall be located at least 100 feet from a front or street set property line. 3. No self-service storage facility shall exceed 3 acres in size. Davenport Self-service storage distinguishes between enclosed and outdoor self-storage facilities. Enclosed facilities are allowed by special exception in the C-2 Corridor Commercial zone and permitted by right in 3 commercial and 3 industrial zones. Outdoor self-storage facilities are allowed by special exception in the C-3 zone and are otherwise only allowed in industrial zones. Applicable Conditions: Enclosed self-service storage uses are subject to the following standards: 1. All self-storage activities must be contained within a single building and conducted exclusively indoors. Individual storage units may be accessed from inside the building only. 2. All facilities must meet the design standards of the district. 3. No storage units located on the first floor may be located within the first 25 feet of the front facade. No storage units located on the first floor may be visible from any public right-of-way. 4. Access to loading areas must be located to the interior or rear of the building. August 5, 2021 Page 5 Consistency with Comprehensive Plan The proposed amendment supports several related goals and strategies from the City’s Comprehensive Plan: • Increase and diversify the property tax base by encouraging the retention and expansion of existing businesses and attracting businesses that have growth potential and are compatible with Iowa City’s economy. • Encourage a healthy mix of independent, locally-owned businesses and national businesses. By allowing self-service storage uses in CC-2 zones that are completely within a building, and by requiring that a substantial portion of the front building façade must accommodate other allowable commercial uses, the proposed amendment efficiently promotes economic activity while supporting an active and attractive front façade. The applicant has noted a high unmet demand for Class A storage, and the use can drive traffic to the site which can support other nearby businesses. Self-service storage uses also serve nearby residential users by providing storage space for those living in or moving to smaller dwelling units. 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 seeking to invigorate neighborhood commercial districts and create new neighborhood commercial nodes which encourage healthy, diverse, and sustainable economic activity. By allowing more flexible uses in the CC-2 zone, it can increase the resiliency of existing commercial areas and improve the economic viability of these nodes. In addition, it allows a new use which can be adapted to reuse vacant big box commercial buildings. Next Steps Pending recommendation of approval from the Planning and Zoning Commission, the City Council must hold a public hearing to consider the proposed text amendments. Staff Recommendation Staff recommends that the zoning code be amended as illustrated in Attachment 1 to allow self- service storage uses in Community Commercial (CC-2) zones by special exception, subject to specific approval criteria that mitigate potential negative impacts. Attachments 1. Proposed Zoning Code Text Amendments 2. Map of Potentially Eligible Sites for the Commercial Reuse Exception 3. Self-Service Storage Use Standards: Des Moines, Cedar Rapids, and Davenport 4. Application Materials Approved by: _____________________________________________ 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-2 as follows: Table 2C-1: Principal Uses Allowed in Commercial Zones Amend 14-4B-4C as follows: 10. Self-Service Storage in CC-2 Zones a. All self-service storage units or areas shall be completely within conditioned space, as defined in the Building Code. No outdoor storage is allowed in conjunction with self-service storage uses. b. Self-service storage units shall not be individually accessed from the outside, and no more than 2 garage or overhead doors shall provide access into the building. Said doors shall only be provided at the rear of the building. c. A substantial portion of the front building façade must accommodate other allowable commercial uses. Self-service storage uses are not allowed within the first thirty feet (30') of the front building depth as measured from the overhang of the roof, except for the primary entrance to the self-service storage areas, not to exceed thirty percent (30%) of the width of the building, which may consist of a hallway, lobby, and/or retail storefront. Individual self-service storage units shall not be allowed within this entrance area. d. Buildings containing self-service storage uses shall be considered a large retail use as it relates to the site development standards at 14-2C-6K. Use Categories Subgroups CC-2 Industrial uses: Industrial service uses Manufacturing and production uses General manufacturing PR Heavy manufacturing Technical/light manufacturing PR Salvage operations Self-service storage uses S Warehouse and freight movement uses Waste related uses Wholesale sales uses PR Johnson The information presentedherein is intended to be anaccurate representation ofexisting records. JohnsonCounty assumes no liabilityfor errors or omissions. Users relying on this information do so at theirown risk. .0 0.5 10.25 mi 1 inch = 2,344 feet Johnson County GIS Web Printin g Map of Potentially Eligible Sites for the Commercial Reuse Exception Printed: 7/19/2021 Attachment 3 Page 1 Regulation of Self-Service Storage Uses in Other Communities City Where Allowed Use-Specific Standards/Conditions Des Moines Code: 134-3.1 (Table 134-3.1-1) Permitted By Right: DX2, DXR, CX, EX, I1, I2 Conditional Use: MX2, MX3 Conditional use requires BOA approval Code: 134-3.5.16 Self-service storage uses are subject to the following in MX2 and MX3 districts: 1. The self-storage use shall be permitted only within the interior of converted pre-existing buildings or the interior of building types allowed in the applicable zoning district, in accordance with chapter 135 of this code. 2. No external storage or additional buildings shall be permitted as part of the self-storage use. 3. The landscape regulations of chapter 135 of this code shall be required of any self-storage use of property, whether associated with a pre-existing building or an allowed building type Cedar Rapids Code: 32.03.02 Permitted By Right: I-LI, I-GI Provisional Use: T-ML, T-MC, S-MS, S-MR,T-IM, U-DC, UG-DG, U-NG, U-VG, U-NT, U-VT Provisional use requires staff review Code: 32.03.03.D4b (i) No business activity other than rental of storage units shall be conducted within a Self -Service Storage unit. (ii) All facade elevations for Self-Service Storage Facilities shall comply with the design requirements for the district. Design exceptions solely to accommodate the development of Self -Service Storage are expressly discouraged. (iii) Screening of individual self-storage units, unit doors, loading areas or other service areas shall be provided from a public right-of-way and any adjacent non-industrial districts. (iv) Security fencing or gates shall be located behind any required landscaping area. Use of chain-link fencing, barbed wire, razor wire, or other such materials are prohibited (v) Security gates shall be located so that two vehicles awaiting entry do not stack into the public right of way or any pedestrian path. This may be reduced to one vehicle for facilities with fewer than 25 units or where security gates are only locked outside of normal business hours. (vi) U-xx and T-xx District Standards: (A) Individual storage units or areas shall be located completely within an enclosed structure and shall not be individually accessed from the outside. (B) No more than 2 garage or overhead doors providing access to the individual storage areas shall be permitted. The intent is to permit a secure interior area for the loading and unloading of material to be stored. (C) Individual structures shall not exceed 250 feet on any side. Attachment 3 Page 2 (vii) S-xx District Standards (A) Exterior doors serving individual units shall not be oriented towards a public right of way unless located behind other structures. (B) Individual units accessed from outdoors shall be located at least 100 feet from a front or street set property line. (C) No self-service storage facility shall exceed 3 acres in size. Davenport Code: 17.08.020A (Table 17.08-1) Enclosed self-storage facilities Permitted By Right: C-3, C-OP, C-E, I-1, I- 2, I-MU Special Exception: C-2 Outdoor self-storage facilities Permitted by Right: I-1, I-2 Special Exception: C-3. I-MU Code: 17.08.030Z 1. Storage units cannot be used for residential occupancy or business. 2. No plumbing connections are permitted in self-storage units. 3. Storing hazardous or toxic materials is prohibited. 4. For self-storage facilities that include both indoor and outdoor facilities, both types of uses must be allowed in the district. 5. In the C-3 District, self-storage facilities are only subject to the district design standards when located within 100 feet of a public right-of-way, excluding alleys. 6. The following additional standards apply to indoor self-storage facilities: a. All self-storage activities must be contained within a single building and conducted exclusively indoors. Individual storage units may be accessed from inside the building only. b. All facilities must meet the design standards of the district. c. No storage units located on the first floor may be located within the first 25 feet of the front facade. No storage units located on the first floor may be visible from any public right-of-way. d. Access to loading areas must be located to the interior or rear of the building. 7. The following additional permissions apply to outdoor self-storage facilities: a. Outdoor self-storage facilities should be oriented so that storage unit access doors do not face the public right-of-way. b. Outdoor self-storage facilities are allowed to include an area for storage of recreational vehicles. Storage areas for recreational vehicles must be located in the rear yard. c. No storage of recreational vehicles is allowed within 25 feet of any rear lot line. No storage of recreational vehicles is allowed within 30 feet of any interior side lot line. No storage of recreational vehicles is allowed within 50 feet of any front or corner side lot line. d. If storage areas for recreational vehicles are provided, they must be screened along interior side and rear lot lines with a solid fence or wall, a minimum of six feet and a maximum of seven feet in height. Shrubs must be planted and spaced sufficiently to form a continuous linear hedgerow at plant maturity; plantings must be placed inside the face of the fence toward the interior of the lot. Project Description: CC2 Zoning Code text amendment request to allow the use of indoor, climate-controlled self storage. It comes as no surprise that the retail landscape has changed drastically since the advent of online shopping. These changes have only accelerated during the pandemic, leaving large commercial retail spaces vacant across the Midwest. These large empty spaces not only suppress their neighboring property values and businesses, but they also pose a very real threat to their local municipalities. As large retail spaces sit vacant, the owners often times are forced to reassess the properties lower to account for the vacancies and changing market conditions, sometimes multiple times across a span a few years, which in turn reduces the taxable income to the cities. This can become a vicious cycle that often ends with the property becoming blighted, being labeled as a “brownfield” property in a short time. We have been marketing a large, deep 35,000+ square foot retail space in Iowa City for almost 8 months with no user interest in utilizing a large portion of the space. The specific space becoming available no longer meets the demand for retail space in our community. The majority of interest and demand we’ve received for this large vacant space is for small 1,000-2,000 sq ft retail frontage space only. We request that the City of Iowa City amend the zoning code for CC2 to allow the use of indoor, climate controlled self-storage. By granting our request to alter the zoning code, the city would not only be heading off this potential future property value decline, they would also be protecting their own income from property taxes while simultaneously allowing the owners to provide a much needed product to the market. Our research shows an unmet demand of 496,570 square feet of class A, indoor, climate-controlled storage in the Iowa City area. We have collaborated closely with neighboring businesses, community members, and the neighborhood association to determine the best repurposing and long term use of the space in question. We received valuable feedback in these discussions that have shaped how we plan to repurpose the space. We believe, with the zoning code text amendment approved, we’ll be able to provide a valuable amenity to the community that meets the current retail demand and provides a sustainable, long term use of the building. Thank you for your consideration of this request. Concepts Submitted by SouthGate Companies Former Slumberland Site 947 Highway 6 East Date: August 5, 2021 To: Planning & Zoning Commission From: Kirk Lehmann, Associate Planner, Neighborhood & Development Services Re: Comprehensive Plan Amendment (CPA21-0001) to facilitate development that follows form-based principles in the South District Introduction The current South District Plan governs a large amount of undeveloped land. To manage new development in these areas, the Plan recommends that the City consider a form-based code to help ensure that a true mix of housing at compatible scale can be achieved. A form-based code can also encourage the development of compact and connected neighborhoods. The City has worked with Opticos Design since January 2019 to develop a form-based zoning code for the undeveloped portion of the South District (the study area is shown in Figure 1). Through this process, staff has determined that amendments to the South District Plan are necessary before the City could adopt a form-based code. Figure 1. South District Form-Based Code Study Area August 5, 2021 Page 2 One of the City’s primary tools in implementing its Comprehensive and District Plans is the Zoning Code. It provides rules for how land can be used and developed, including what structures can be built where, and how they will be used. Conventional zoning codes focus on regulating land use and related standards such as allowable density of dwelling units, maximum heights, lot coverage, and minimum on-site parking. Form-based codes differ by focusing less on land use (e.g. commercial vs. residential) and more on the scale of development (e.g. bulk and height) and its relationship to the public realm. Following the proposed Comprehensive Plan Amendment, staff will seek to adopt form-based zoning standards to implement the Comprehensive Plan’s vision for context-specific, walkable development reflective of Iowa City's distinct development patterns and community character. The intent is to produce neighborhoods that: • Are safe for pedestrians and encourage walking; • Will preserve important environmental resources; • Contain a connected network of streets and paths; and • Allow for a variety of housing types and price-points The form-based code project builds on previous planning work in the neighborhood, beginning in earnest with the 2015 South District Plan which outlines the vision for this area following months of work with the community. Subsequently, Opticos Design assisted City staff in assessing the feasibility of implementing a form-based code for undeveloped areas in the District. Completed in August 2017, the “Project Direction Report and Form-based Code Analysis” included the results of stakeholder interviews, a community workshop, and a visual preference exercise. Since beginning the form-based code project, there have been numerous additional opportunities for public input. A residential market analysis was also completed in 2019 to help inform the plan. Staff developed the proposed Comprehensive Plan Amendment (CPA21-0001), shown in Attachment 1, to facilitate the development of new neighborhoods that follow form-based principles in the South District. It also supports other goals of City Council, including those related to equity and climate action. Additional context in the proposed amendment ensures consistency with those priorities. Proposed Amendment: The proposed amendment includes several changes to the South District Plan that lay the groundwork for form-based zoning for the South District and provide additional context to address Council’s strategic goals. First, new contextual information was added, mostly in the plan’s introduction. This includes a description of recent development in the South District and minor changes to other sections, such as updating place names (like “The Quarters”, formerly “Rose Oaks”). More notable additions include a description of native peoples who occupied the area prior to white settlement, narrative on how land use practices have been used historically to perpetuate racial segregation, and text describing how the City is striving to overcome these historic injustices. These changes are intended to provide background and to help advance social justice, equity, and human rights efforts in the community. Other changes to the plan will help guide development in the South District in a way that is based on form rather than use, the latter of which is the foundation of the City’s current zoning designations. These include descriptions of the City’s development of form-based standards and changes throughout the Plan that better reflect intended development outcomes, specifically in sections on new residential development, the future neighborhood scenario, street layout & walkability, and neighborhood commercial areas. New goals and objectives are August 5, 2021 Page 3 proposed for the Housing, Transportation, and Commercial Area chapters that explicitly discuss adoption of a form-based code. Finally, a new section is proposed to explain what form-based land use regulations are and how they may be implemented in the South District. This includes proposed updates to the original future land use map and new form-based future land use and thoroughfare maps which will guide development over time. While form-based standards generally align with the existing policies in the South District Plan, these changes address potential discrepancies in the future land use map between conventional and form-based zones, and they facilitate the adoption of a form-based code. Analysis The Iowa City Comprehensive Plan serves as a land-use planning guide by illustrating and describing the location and configuration of appropriate land uses throughout the City, providing notification to the public regarding intended uses of land; and illustrating the long-range growth area limit for the City. The City Council may consider amendments to the City’s Comprehensive Plan after a recommendation by the Planning and Zoning Commission. For a Comprehensive Plan Amendment to be approved, evidence must be provided that the request meets the following two approval criteria in Section 14-8D-3D of the City Code. 1. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. Since its adoption in 2015, development has continued in the South District. Residential subdivisions, such as Brookwood Pointe, General Quarters, and Sandhill Estates, have seen ongoing construction. Archibald Alexander Elementary School was completed in 2016 and now serves a portion of the South District. In addition, McCollister Boulevard was extended to Sycamore Street, providing an important east-west connection. For undeveloped land in the South District Study Area, just over half is inside City limits while the remainder is in unincorporated Johnson County. The land contains a range of existing land uses including agricultural, single- and multi-family residential, institutional, and open space. Overall, development in the area has aligned with the 2015 South District Plan. The City has also undertaken extensive work towards the Plan’s objective that “the City should consider a form-based code to help ensure that a true mix of housing at a compatible scale can be achieved.” The 2017 feasibility study for form-based zoning in the South District noted the need to “[b]uild upon [the] existing South District Plan to implement new form-based standards and incorporate more recent efforts for [an] improved community plan.” This is largely because the adopted future land use scenario better aligns with the City’s current conventional zoning standards rather than form-based standards. For example, the future land use map distinguishes between single-family, mixed, and multi-family residential uses and provides for limited neighborhood commercial areas. Staff believes the results of the work towards form- based standards completed since 2015 have revealed the need for a revised future land use map, constituting a change in circumstances that makes this amendment in the public interest. In addition, the City is increasingly emphasizing policies that promote social justice and equity, especially as it relates to housing diversity and affordability. In June 2020, the City adopted actions in Resolution 20-159 to enhance social justice and racial equity in the community. Historically, conventional zoning regulations have been used to enforce racial and class segregation. While courts invalided explicitly racial zoning in 1917, single-family zones and large minimum lot sizes were often used across the nation as an exclusionary practice, along with other public and private policies such as redlining and the demolition of “slums” where persons of color lived. In Iowa City, owners used racially restrictive covenants until it was made illegal in 1968. A 2019 Fair Housing Study completed by the City found that 81% of residential land in the August 5, 2021 Page 4 City is zoned for single-family development, and over half of single-family residential zoning is for low density development (RS-5). Facilitating adoption of a form-based code for new development helps address this by permitting a mix of housing types and price points. While it does not solve this complex issue, it mitigates one barrier to providing housing options that are more affordable and allows for a broader range of housing choices for all residents, including those still recovering from generations of targeted exclusion and disinvestment. Furthermore, the City strives to demonstrate leadership in climate action, which has culminated in the 2018 Climate Action & Adaptation Plan. The plan includes goals to reduce carbon emissions by 45% by 2030 and to achieve net zero emissions by 2050. Conventional zoning contributes to higher greenhouse gas emissions because it produces neighborhoods that are difficult to navigate by anything other than a personal car. Low density zoning encourages sprawl which reinforces an auto-oriented pattern of development and increases traffic congestion and greenhouse gas emissions. Higher minimum parking standards assume car- ownership and increase the price of housing. Form-based standards can help address this by improving the City’s building and transportation systems through development of compact neighborhoods that can be easily traversed by foot, bike, and bus in addition to cars. The increased focus on climate action, social justice, and equity constitutes another change in circumstances and further demonstrates that the proposed amendment is in the public interest. 2. The proposed amendment will be compatible with other policies or provisions of the comprehensive plan, including any district plans or other amendments thereto. The proposed changes align well with the existing goals and objectives in the South District and Comprehensive Plans. The adopted future land use map of the Comprehensive Plan shows the area as containing residential land uses, primarily at a density of 2-8 dwelling units per acre but with some areas being 8-16 dwelling units per acre. It also includes some general commercial uses. However, the South District Plan uses specific land use categories such as low-medium density single-family residential, low-medium density mixed residential, multi-family, and mixed use/neighborhood commercial. These descriptions in the future land use map contrast somewhat with the text of plan, which speaks towards incorporating “a true mix of housing at a compatible scale” including missing middle housing types. As such, the proposed amendment refines those categories to better reflect a range of housing types, including missing middle housing. The proposed amendment also supports several goals from the IC2030 Comprehensive Plan: • Ensure a mix of housing types within each neighborhood, to provide options for households of all types (singles, families, retirees, etc.) and people of all incomes. • Encourage pedestrian-oriented development and attractive and functional streetscapes that make it safe, convenient, and comfortable to walk. • Plan for commercial development in defined commercial nodes, including small-scale neighborhood commercial centers. • Support preservation of valuable farmland, open space, and environmentally sensitive areas. • Ensure that future parks have visibility and access from the street. • Discourage parks that are surrounded by private property; encourage development of parks with single-loaded street access. Similarly, many existing goals of the South District Plan align with the proposed amendment: • Preserve environmentally sensitive features and ensure long-term stewardship for the benefit of the neighborhood and the community. • Consider opportunities for small neighborhood commercial or mixed use nodes at key intersections…and encourage quality design and construction that enhances adjacent residential or public open space areas. August 5, 2021 Page 5 • As residential development extends south toward the school, ensure multiple safe and logical walking routes to the school, including well-marked crosswalks for schools. One new goal and three new objectives are proposed to be added as part of the amendment to clarify how form-based standards further implement the intent of the South District Plan. Other amendments are relatively minor or simply provide context as to why and how the City should implement a form-based code. In addition to being compatible with the IC2030 Comprehensive Plan and South District Plan, the proposed amendment aligns well with other more recent policy efforts of the City as discussed previously, including the City Council’s Strategic Plan, the Climate Action and Adaptation Plan, and the City’s Black Lives Matter & Systemic Racism Resolution. As other District Plans are updated in the future, incorporating these elements is essential to ensuring consistency in all City documents. Staff Recommendation Staff recommends that the Planning and Zoning Commission set a public hearing for August 19, 2021 on CPA21-0001, a proposed amendment to the South District Plan to facilitate development that follows form-based principles in the South District of Iowa City. Attachments 1. Proposed Changes to the South District Plan Approved by: _____________________________________________ Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services South District Plan D E P A R T M E N T O F N E I G H B O R H O O D A N D D E V E L O P M E N T S E R V I C E S I O W A C I T Y ADOPTED OCTOBER 20, 2015 AMENDED XXXXX XX, 2021 ii iii South District Plan City of Iowa City, Iowa City Council Kingsley Botchway Rick Dobyns Terry Dickens Matthew Hayek Susan Mims Michelle Payne Jim Throgmorton Planning and Zoning Commission Carolyn Dyer Charles Eastham Ann Freerks Michael Hensch Phoebe Martin Max Parsons Jodie Theobald City Manager Tom Markus Department of Neighborhood and Development Services Doug Boothroy, Director John Yapp, Development Services Coordinator Robert Miklo, Senior Planner Karen Howard, Associate Planner Sarah Walz, Associate Planner Emily Ambrosy, Mapping Kay Irelan, Mapping Bailee McClellan, Intern Ashley Zitzner, Intern Kirk Lehmann, Intern iv Page intentionally left blank. v TABLE OF CONTENTS Introduction 1 Housing 13 Neighborhood Quality 23 Parks, Trails, and Open Space 29 Streets, Trails, and Sidewalks 37 Commercial Areas 47 Form-Based Land Use 54 South District Future Land Use Plan Maps 5357 vi Page intentionally left blank. I n t r o d u c t i o n The Comprehensive Plan is intended to promote patterns of land use, urban design, infrastructure, and services that encourage and contribute to the livability and sustainability of Iowa City and its neighborhoods. As elements of the Comprehensive Plan, district plans relate specifically to the histo- ry and existing conditions at a more local, neighborhood level. The goals and objectives in the dis- trict plan addresses issues of housing and quality of life; transportation; commercial development; and parks, trails, and open space particular to specific areas of the community. These plans are advi- sory documents that are intended to direct and manage change over time. They serve as a guide for decision-making, deliberation, and investment for both the public and private sector. Originally adopted in 1997, the South District Plan was Iowa City’s first completed district plan. Fol- lowing the Iowa City Community School District announcement that a new elementary school, Archi- bald Alexander, would open in South Iowa City in 2015, City Council directed planning staff to up- date the existfng district plan. The updated plan would consider new neighborhoods surrounding the school that would develop in light of the sustainability goals of the IC2030 Comprehensive Plan and the prioritfes of the City’s Strategic Plan (November, 2013). The plan was amended again in 2021 to further facilitate development that follows form-based principles. The new elementary school and the road extension and infrastructure that serve it represent a sub- stantfal investment made by the taxpayers of our community. It is therefore in the public interest to plan proactfvely for the long-term health and stability of new and existfng neighborhoods to ensure the full benefit of that investment. The update to the South District Plan therefore focuses on cre- atfng walkable neighborhoods served by a network of interconnected streets that enhance opportu- nitfes not only for alternatfve transportatfon but for neighborhood cohesion and social interactfon. The plan calls for the integratfon of a variety of housing optfons to accommodate a range of house- hold types and to support the extension of transit and support for small neighborhood commercial nodes. It seeks to strengthen and enhance existfng neighborhoods and improve access to parks, commercial areas, and employment centers. Finally, the plan recognizes the opening of the new school as an opportunity to re-envision South Iowa City—to foster a positfve identfty and sense of community based on its environmental and recreatfonal assets and its culturally diverse populatfon. The Iowa City Community School District hosted a groundbreaking for the new Archibald Alexander Elemen- tary School in June, 2014. The new school is scheduled open in fall 2015 and will have a capacity of 500 students. The City of Iowa City Parks and Recreation Department partnered with the School District, contributing funds to enlarge the school gymnasium so that it can serve the community after school hours. The South District is one of ten planning districts in Iowa City. 2 Public Participation Public input is vital to any comprehensive planning effort. Residents, property owners, area busi- nesses, community organizatfons, public service agencies, and other interested citfzens helped for- mulate the goals and objectfves for this update to the South District Plan through their partfcipatfon in one or more planning actfvitfes. To initfate the process, staff conducted a series of interviews with neighborhood advocates and representatfves of community groups, realtors, and property owners. Additfonal feedback was gathered at a series of neighborhood events—Wetherby’s Party in the Park, Natfonal Night Out, and Grant Wood Elementary School’s back-to-school event. An online survey gathered additfonal informatfon from 70 respondents. From these interviews and events, a set of common themes emerged. A community workshop held at Grant Wood Elementary on October 6, 2014, gathered additfonal informatfon on what makes the South District attractfve and livable as well as what is challenging about living, working, or doing business in South Iowa City. Workshop partfcipants discussed how to build on the assets of the area, including the many environmental and recreatfonal assets and the new south elementary school. Other Sources The South District Plan also draws from outreach and interviews completed by the Broadway Neighborhood Center, including a set of strategies formulated as a result of community workshops and surveys conducted by that agency in (2008). Informatfon also came from the Broadway Neigh- borhood Community Assessment, a 2004 report authored by Julie A. Spears M.S.W., M.A. and Miri- am J. Landsman, Ph.D., M.S.W. (University of Iowa School of Social Work, Natfonal Resource Center for Family Centered Practfce). These reports represent substantfal input from minoritfes and renters, two groups that may have been underrepresented at the community workshop. Input for Form-Based Standards Extensive outreach was also conducted during the formulation of form-based standards in 2019 and 2020. The City engaged approximately 125 people at a mix of individual interviews, focus group meetings, community meetings, and presentations by staff and Opticos, the City’s consult- ant on the project. Participants included representatives from the local development community, local government entities, property owners, architects, affordable housing advocates, and the general public. The public workshop for the South District Plan took place on October 6 at Grant Wood Elementary. The workshop was an opportunity for residents, property owners, developers, and other interested members of the community to meet face-to-face to discuss the future of South Iowa City. It was also a chance for members of the public to engage with City staff to better understand development processes, provision of services, extension or improvements to infrastructure, as well as preservation of open space and zoning. 3 Plan Implementation The South District Plan will be used as a guide for future development or redevelopment within the district and for preserving and improving valuable assets of the area. Achieving the goals and objec- tfves included in this plan will take tfme and the combined effort of the City, area residents, property owners, businesses, community nonprofits, and neighborhood organizatfons. • City staff, the Planning and Zoning Commission, Board of Adjustment, and the City Council will rely on the plan as a guide when reviewing development and rezoning requests and setting funding prioritfes for public infrastructure, services, or programming. • Neighborhood groups, nonprofits, and other interested organizatfons within the community may use the plan to design programming and events and to advocate for investment (including grants), improvement, and preservatfon. • Property owners, businesses, real estate professionals, and developers should use the plan as framework for their own decision-making and investment as they plan to purchase, sell, or de- velop property. The Iowa City Comprehensive Plan Any effectfve planning effort must be grounded in reality—it must take into account the existfng lo- cal conditfons and any community-wide goals and policies that have already been agreed upon. The Iowa City 2030 Comprehensive Plan, adopted in 2013, presents a vision for Iowa City, provides goals and objectfves for realizing that vision, and sets policies for the development and growth of the City. This district plan addresses the unique characteristfcs of a specific area within the city, but it must also meet the goals and policies adopted as a part of the larger Comprehensive Plan. Neighborhoods are at the heart of what makes Iowa City a great place to live. What follows is a set of general principles for maintaining and building healthy neighborhoods. New development and redevelopment should adhere to these principles, as well. Preserve Historic Resources and Reinvest in Established Neighborhoods: Adoptfng strategies to assure the stability and livability of Iowa City's historic and established neighborhoods helps to pre- serve the culture, history, and identfty of Iowa City. Investfng in the neighborhoods that are closest to major employers preserves opportunitfes for people to live close to work, school, and shopping; promotes walking and bicycling; and reduces vehicle miles traveled. In additfon, many established neighborhoods contain affordable housing optfons along walkable, tree-lined streets where City ser- vices and infrastructure are already in place and elementary schools and parks are the focal point of neighborhood actfvity and identfty. MAKE NO SMALL PLANS . . . The goal to repurpose a retired sand dredging pond as a natural amenity was drawn from public input during the original South District Planning effort in 1997. It would take another 15 years to make the vision reality. In 2006, the City purchased 158 acres, including “Sand Lake,” from S & J Materials. An additional 49 acres were later acquired to extend the park to the river- front. A master plan was drafted for the park with community input. The City covered half of the $6.5 million park development with general obligation bonds; the remainder was covered by private dona- tions and grants, including a $1.2 million CAT Grant from Vision IOWA. The park officially opened in 2013 as Terry Trueblood Recreation Area, and features bike and pedestrian trails, water craft rental, fishing, birding, picnicking, and ice skating as well as a popular lodge for receptions and other events. The successful process of transforming this former quarry site into a natural feature is the result of a collaborative effort with the Parks and Rec- reation Department, community advocates, business- es, individual donors, and grant agencies. 4 Compatible Infill Development: Quality infill development plays an important role in neighbor- hood reinvestment and may include rehabilitatfng existfng structures or encouraging new develop- ment of vacant, blighted, or deteriorated property. Development of infill sites should add to the diversity of housing optfons without compromising neighborhood character or over-burdening in- frastructure, including alleys and parking. Compact Development: Compact development makes efficient use of land and reduces costs asso- ciated with the provision and maintenance of public improvements, such as streets, sewers and water lines. This benefits developers and tax payers. Narrower lot frontages combined with smaller lot sizes reduce the overall cost of new housing constructfon, creatfng opportunitfes for more mod- erately priced housing. Diversity of Housing Types: A mix of housing types within a neighborhood provides residentfal op- portunitfes for a variety of people, including singles, couples, families with children, and elderly per- sons. Integratfng diverse housing sizes and types throughout the community increases the oppor- tunity for people to live in the same neighborhood throughout various stages of life. A rich mix of housing within a neighborhood may include single-family homes on small and large lots, townhous- es, duplexes, small apartment buildings, and zero-lot-line housing, as well as apartments in mixed- use buildings located in neighborhood commercial areas. Affordable Housing: By allowing for a mix of housing types, moderately priced housing can be in- corporated into a neighborhood, rather than segregated in one or two areas of the community. Small multf-family buildings may be located on corner lots adjacent to arterial streets; townhouses and duplex units may be mixed with single-family homes within a neighborhood. Apartments locat- ed above commercial businesses provide needed housing while increasing the local customer base for commercial establishments. Neighborhood Schools: Neighborhood schools, partfcularly elementary schools, are integral to healthy, sustainable neighborhoods. Schools serve not only as centers of educatfon but as focal points for community gatherings and neighborhood identfty. In additfon, the school grounds pro- vide opportunitfes for exercise and recreatfon for neighborhood residents throughout the year. Neighborhood elementary schools have a symbiotfc relatfonship with the surrounding neighbor- hood where the school is an essentfal element that contributes to the quality of life. This in turn contributes to the social connectfons, identfty, safety, and well-being of the families whose children attend the school. SCHOOL AS THE CENTER OF A NEIGHBORHOOD Housing density ensures that a significant portion of a school’s student population lives near enough to walk if they choose. It also increases the likelihood that a neighborhood will sustain a population of young fami- lies with children to attend the school over time. Above: there are 428 single-family homes within a quarter mile of Grant Wood Elementary School (the area within the yellow circle). Right: This detail from ICCSD Student Density Map shows that ap- proximately 170 school age children live within a quarter mile of Grant Wood Elementary. This is comparable to other eastside elementary schools. 5 Neighborhood Commercial Areas: Neighborhood commercial areas can provide a focal point and gathering place for a neighborhood. The businesses within a neighborhood commercial center should provide shopping opportunitfes within convenient walking distance for the residents in the immediate area. The design of the neighborhood commercial center should have a pedestrian orien- tatfon with the stores placed close to the street, but with sufficient open space to allow for outdoor cafes and patfos or landscaping. Parking should be located to the rear and sides of stores with addi- tfonal parking on the street. Incorporatfng apartments above shops and preserving public open space are two ways to foster additfonal actfvity and vitality in a neighborhood commercial area. Some aspects of commercial development, such as auto-oriented uses, parking lots, bright lights, and signage, need to be located, screened, or buffered so that they do not detract from nearby resi- dentfal uses. Interconnected Street System: Grid street systems help to reduce congestfon by dispersing traffic, allowing multfple routes to get from point A to point B. In additfon, by providing more direct routes, interconnected streets can reduce the vehicle miles traveled each day within a neighborhood, pro- vide more direct walking and biking routes to neighborhood destfnatfons, and reduce the cost of providing City services. Streets as More than Pavement: Streets and adjacent parkways and sidewalks can be enhanced and planned to encourage pedestrian actfvity. Trees, benches, sidewalks, and attractfve lightfng along the street help create pleasant and safe public spaces for walking to neighborhood destfna- tfons and for socializing with neighbors. Streetscape amenitfes help establish a sense of distfnctfon, identfty, and security for neighborhoods. In residentfal neighborhoods, narrower street pavement widths slow traffic, reduce infrastructure costs, and allow for a more complete tree canopy over the street. Shallow Front Yard Setbacks: Placing homes closer to the street allows more backyard space and room for garages and utflitfes if there is also an alley located behind the home. Shallow setbacks (15- 20 feet is the code standard for residentfal uses) combined with narrower street pavement widths, create a more intfmate pedestrian-scale public space along the street, which encourages walking and social interactfon. Use of Alleys: Providing parking and utflitfes from a rear alley or private lane is partfcularly advanta- geous in neighborhoods with narrower lot frontages. This arrangement reduces driveway paving and interruptfons to the sidewalk network, allows more room for front yard landscaping, and in- creases the availability of on-street parking for visitors. In additfon, when garages are accessed from alleys, vehicular traffic and congestfon on residentfal streets is reduced. EFFICIENT NEIGHBORHOOD LAYOUT URBAN SPRAWL GETTING FROM HERE . . . TO EVERYWHERE An interconnected street system is integral to making a neighborhood walkable and to en- suring that all residents have access to the amenities and services within the neighbor- hood. An interconnected street system also reduces travel times, provides alternative routes, and allows more efficient provision of services. 6 Pedestrian/Bikeway Connections: Important neighborhood destfnatfons, such as parks, schools, bus stops, and neighborhood shopping centers, should be readily accessible by pedestrians and bicy- clists. This requires a contfnuous sidewalk system, strategically located trails, and on-street bicycle facilitfes. Bike routes that intersect with key neighborhood destfnatfons may be aligned along neigh- borhood streets or constructed in stream buffer areas or within major sanitary sewer easements. A pleasant streetscape with trees and appropriate building setbacks and ample driveway separatfon creates an environment that is safe and appealing for pedestrians and cyclists. Parks, Trails and Open Space: Neighborhood parks are small, one- to seven-acre open spaces that provide a focal point for informal gatherings and recreatfon within easy walking distance from most homes in the neighborhood. Neighborhood parks should be centrally located or situated adjacent to a school or a neighborhood commercial area and designed as an integral part of an interconnected system of open space with trails or wide sidewalks to connect with larger community and regional parks. Preservatfon of sensitfve areas, such as wetlands, woodlands, and stream corridors and their buffers, provides an opportunity to shape and enhance a neighborhood, while maintaining scenic and natural resources and wildlife habitat. Wherever possible, natural features, such as waterways and woodlands, should be incorporated as key amenitfes within parks and along trail systems. Buffer Residential Development from Incompatible Uses: To help ensure the long-term livability of neighborhoods, provide sufficient buffers between residentfal uses and actfvitfes, such as the waste water treatment plant, highways, etc. Public Safety: Iowa City works to ensure public safety throughout the community. The establish- ment of Fire Statfon 4, the Police Substatfon at Pepperwood Plaza, and cooperatfve efforts with neighborhood groups, schools, and the University of Iowa demonstrate this commitment. Resources are directed toward educatfon, crime preventfon, and enforcement to enhance the quality of life in Iowa City. CREATING A SENSE OF PLACE As new development occurs, small parks or pocket parks (less than one acre in size) could help preserve the sense of open space that resi- dents consider a defining characteristic of South Iowa City. Small public or private open space may be used to preserve environmental features or provide stormwater features. These spaces may also provide opportunities for social interaction and neighborhood identity. Pedestrian or bike con- nections between residential areas and schools or parks will help enhance walkability in the district. 7 The South Planning District includes all land within the Iowa City growth boundary south of Highway 6 and east of the Iowa River. The growth boundary is drawn to indicate the area of land that can be served by the south sanitary sewer facility without need for lift sta- tions. Thus, the boundary does not extend further south than the south wastewater treatment facility. A large wetland conservation area lo- cated east of the Sycamore Greenway and south of a future extension of McCollister Boulevard cannot be devel- oped and thereby serves as a natural boundary for urban development. The South Planning District contains approximately 3,000 acres or 4.7 square miles, including land not currently with- in City limits. A 2008 Public Works land inventory indicated approximately 1,695 acres of vacant, developable land within the district. If built out at an average of 2.3 dwelling units per acre, the study estimated that another 3,900 households could be established within this portion of the community. Most recently constructed neighborhoods have developed at a density of 3.0 units per acre or greater. Areas shaded in red are within the district boundaries, but out- side current city limits City Limits District Boundary HOW WE DEFINE THE SO UTH PLANNING DISTRICT 8 Historic Context Natfve peoples inhabited Iowa around 9,500 BCE, initfally as hunter-gatherers. Over tfme, their socie- tfes became more sedentary, living in complex settlements and obtaining resources through a mix of hortfculture, seasonal huntfng and gathering, and large , established trade networks. Their archaeo- logical record remains an important but often overlooked component of the area’s heritage. Iowa City’s historic roots may be traced to areas along the river, south of Highway 6. When Europe- ans arrived in America, they traded goods with natfve peoples, but also caused widespread upheaval through settlement, conflict, and disease. By the 1800’s, numerous groups occupied Iowa, including the Baxoje (Ioway) and the Sauk and Meskwaki (Fox) who had been displaced from the east. John Gilbert (the historic figure for whom Gilbert Street is named) was likely the first white man to make a home in this part of the state. In 1826 he set up a trading post near the mouth of Snyder Creek, just south of the planning district boundaries, and began exchange with a Meskwaki Indian Village in the area, thought to have had a populatfon of around 1,000 people. The Sauk and Fox peoples formally ceded the area from 1832 to 1837, allowing white settlement. In 1837, Gilbert laid out the town of Napoleon at or near what is now Napoleon Park. A year later there were 237 white settlers in the area. Napoleon served as the county seat and the locatfon of the first county courthouse and post office, from March 2, 1839, untfl November 14, 1839, when Iowa City was declared the new county seat. A log cabin and one frame house were the only buildings ever erected on the town site. The log cabin that served as the first courthouse stood across from what later would become the McCollister farmstead. The establishment of Iowa City as the territorial capi- tal and county seat in 1839 marked the beginning of the end for the fledgling town of Napoleon. Philip Clark was one of the first individuals persuaded by Gilbert to settle in this area. The McCollister -Showers farmstead located at 2460 South Gilbert Street is situated on land that was park of Clark’s original 1837 claim. In 1863, the property was purchased by James McCollister and over the next few decades grew to be a farm containing about 750 acres. The McCollister-Showers home was con- structed in 1864 and expanded in 1880. The ten-acre farmstead that remains is listed on the Natfon- al Register of Historic Places. McCollister Boulevard and bridge commemorate the role the McCollis- ter family played in early Iowa City history. Another mid-19th century home, located on property just to the north of the McCollister-Showers farmstead, sits atop the hill at Friendly Farm at the south terminus of Waterfront Drive. Based on its Greek Revival architecture and design, it likely predates that constructfon of the McCollister-Showers home. Although little is known definitfvely about its history, maps suggest the property was possibly owned by Cyrus Sanders, who came to Johnson County in 1839, purchasing the claim of A.D. Ste- phens on the edge of Iowa City. Sanders held the positfon of Johnson County Surveyor for nearly fifteen years (1839/40 untfl 1855). These two farmsteads are the most visible links that remain of the early white settlement in South Iowa City. Although few physical signs remain of early human settlement in South Iowa City, archaeological evi- dence indicates that South Iowa City has been the site of human occupation for millennia. A 2,000 year old dwelling and associated features were excavated at Napoleon Park—the earliest prehistoric structure found in the entire Iowa River Valley. The McCollister-Showers farmstead is one of the few remaining historic structures in South Iowa City. 9 Environmental Context Water plays an enduring role in South Iowa City, presentfng both obstacles and opportunitfes. Flood- ing along the Iowa River and the presence of streams, wetlands, drainage ways, and hydric soils in other areas of the district limit where and how development may occur. High groundwater levels, especially in areas east of Sycamore Street, make stormwater management a major focus of devel- opment plans. In some areas east of the Sycamore Greenway trail, a shallow water table may pre- clude the constructfon of basements. Outside of Iowa City limits, South Gilbert Street becomes Sand Road, a testament to the distfnct ge- ology in this part of our community. Much of South Iowa City consists of sandy soils deposited by the Iowa River during the last glacial period. A sand dune that formed during the post glacial period is a prominent geologic feature, now preserved as Sand Prairie Park. An important industry in South Iowa City during the latter part of the twentfeth century, sand dredg- ing left a man-made mark upon the landscape. When dredging actfvitfes were discontfnued in the 1990s, the Parks Department purchased the “sand lake” and later developed the site as Terry Trueblood Recreatfon Area—a regional park. Currently, a smaller dredging pond to the east of Gil- bert Street is being filled with materials excavated for expansion of the University of Iowa Chil- dren’s Hospital. While this might otherwise be an ideal locatfon for residentfal development, the property will require a geotechnical analysis to determine its development potentfal. Snyder Creek forms the district’s eastern limit, meandering south and west toward the river through an extensive system of wetlands known as the Snyder Creek Bottoms. This five-square mile wetland area absorbs and filters stormwater before it reaches the Iowa River, reducing flood- ing and pollutfon and supportfng wildlife habitat, especially migratory and game birds that rely on wetlands and isolated ponds. Though outside city limits, a unified strategy for protectfng and re- storing the functfon of these wetlands would provide an opportunity for an outdoor attractfon that would benefit county and city residents alike. While these sensitfve environmental features limit development, they also provide opportunitfes for public parks and trails as well as private open space, and are defining elements of South Iowa City’s identfty and sense of place. THE SYCAMORE GREENWAY Each time it rains, stormwater passes over roofs, pave- ment, and other land surfaces, picking up pollutants such as oil, salt, lawn chemicals, and eroded soil before flowing untreated through the storm sewer system into creeks and rivers. This is how most cities handle storm- water, but a one square mile watershed in South Iowa City relies on an alternative system. Designed by University of Iowa geoscience professor Lon Drake, the Sycamore Greenway is an example of green infrastructure unlike any other in Iowa. The 52- acre system consists of a chain of 22 intermittent wet- lands that flow into a larger series of crescent-shaped wetland cells, effectively holding and filtering storm water runoff from hundreds of residential properties. The Greenway also provides wildlife habitat. More than 130 bird species, including sandhill cranes, may be ob- served along the Greenway, and hundreds of waterfowl visit the area each year during migration season. A pop- ular 2 ½ mile paved trail winds through the Greenway, connecting surrounding neighborhoods to Kickers Soc- cer Park. 10 Planning Context Land use planning helps guide future development to ensure consistency with the characteristfcs, goals, and objectfves of the community. The City’s goals and objectfves guided the creatfon of the South District Future Land Use Maps which illustrate where homes, jobs, and services may locate. Tools that help implement this vision include City Code and other policies and programs. Conventfonal zoning codes separate land uses into discrete districts with little mixing of uses. Unfor- tunately, historic goals of land use planning has included enforcing racial segregatfon. Though the courts invalidated racial zoning in 1917, new instruments were developed to that end. Single-family zones and large minimum lot sizes promoted exclusionary practfces and class segregatfon. Federal practfces also reinforced racial segregatfon. The Federal Housing Administratfon redlined ra- cially diverse areas which made it harder to obtain mortgages or home improvement loans. Housing benefits from the GI Bill were often unevenly provided to persons of color. Urban renewal projects helped demolish neighborhoods occupied by persons of color. These policies determined who could live where, and in what type of housing. It was not untfl 1968 that housing discriminatfon on the ba- sis of race became illegal. However, segregatfon was already systemically entrenched, which has shaped the availability of opportunitfes for many residents. Strictly separatfng land uses meant conventfonal zoning also has contributed to greenhouse gas emissions. As development occurred, it produced neighborhoods that were difficult to navigate by anything other than a personal car. Highway constructfon further separated parts of the community and reinforced an auto-oriented pattern of development. Traffic congestfon and greenhouse gas emissions increased as a result. Reminders of explicit racial seg- regation in Iowa City are im- portant. “Mapping Segregation in Iowa City” (shown above) illustrates race restrictive cove- nants from 1910 to 1950. The City has also designated local historic landmarks like the Tate Arms house (shown below), which housed African American students when they were not allowed to live on the University of Iowa Campus. As racial re- strictions became illegal, other methods to promote segrega- tion become more common. 11 Moving Forward One of Iowa City’s strategic goals is to “advance social justfce, racial equity and human rights”. While land use decisions can reinforce existfng economic and racial inequitfes, they can also be a tool to actfvely promote equity. Permitting a variety of housing types and price points by right can create opportunitfes for all members of the community to live in different neighborhoods. In additfon, in- volving diverse populatfons in decision-making and evaluatfng equity impacts of new policies are important to addressing the issue. Iowa City also strives to be a leader in climate actfon. As part of the City’s Climate Actfon & Adapta- tfon Plan, the City has set goals to reduce carbon emissions by 45% from 2010 levels by 2030 and to achieve net zero carbon emissions by 2050. An important component of achieving those goals are improving the City’s building and transportatfon systems. Creatfng neighborhoods that can be easily traversed by foot, bike, and bus in additfon to cars is a necessary step in that directfon. To provide a tool which helps address goals related to equity and sustainability, the City should de- velop form-based zones for greenfield development in the South District. Form-based standards can reflect a context-specific approach to community character and are based on Iowa City's distfnct development patterns in the historic downtown area and surrounding neighborhoods developed prior to World War II. They should also protect natural areas throughout the South District, including waterways. This can be accomplished by establishing zoning districts which focus less on land use distfnctfons and more on the form of the built environment and its interactfons with the public realm. Form-based land use is discussed more on pages 54-56. Form-based codes can help address a number of related issues including racial equity, housing affordability and diversity, protection of the natural environment and habi- tat (such as at Terry Trueblood Recreational Area shown above), and sustainable initiatives such as reducing car dependence. 12 1960 1970 What you can see: Residential development expanded in the 1960s and 1970s to include the Bon Aire Mobile Home Park and single-family detached housing that extended east of Sycamore Street as part of the Hollywood Subdivision and south of Lakeside Drive around Regal Lane. Lakeside Apartments (now called Rose Oaks) was developed as student housing. Commercial centers are visible in the location of Pepperwood Plaza and Sycamore Mall (now Iowa City Marketplace). Outside the district, industrial uses expanded along Highway 6. What you can see: Residential development south of Highway 6 began with the Hilltop Mobile Home Park and the area that is now the Grant Wood Neighborhood. Development of modest tract housing along Hol- lywood Boulevard; Western and Union Roads; and Arizona, California, and Nevada Avenues allowed workers to live near the Proctor and Gamble plant just to the north via Fairmeadows Blvd. THE GROWTH OF SOUTH IOWA CITY Hilltop Mobile Home Park Beginning of Grant Wood Neighborhood. Bon Aire Lakeside Apartments Grant Wood Elementary Sand dredging has not yet begun 13 1990 2014 What you can see: Residential neighborhood develop- ment was more fully built out during the 1980s and early 1990s along both sides of Sycamore Street, as far south as Burns and California Avenues and in the Pepperwood Subdivision. Bon Aire Mobile Home Park expanded. Wetherby and Napoleon Parks were both established along with Grant Wood School. Sand Lake was becoming visible as a sand dredging pond. In this aerial, wetlands are visible in the area west of Snyder Creek. Residential development is taking shape in the Sandhill Estates subdivision off South Gilbert Street. The Pepper- wood Subdivision is nearly fully built out. New subdivi- sions are being constructed south of Lakeside and Wetherby Drives. Multi-family development is completed south of commercial areas along Keokuk Street and Cross Park Avenue. The Saddlebrook neighborhood, which be- gan with manufactured housing around Paddock Circle in far southeast Iowa City, has expanded to include town- homes, multi-family units, and duplexes along Heinz Road. The Sycamore Greenway is established with a trail connecting south to Kickers Soccer Park. Sand Lake, re- tired as a dredging area, is transformed into a regional attraction as Terry Trueblood Recreation Area. Wetherby Park Regal and Amber Lanes Pepperwood Plaza Saddlebook Terry Trueblood Recreation Area Sandhill Estates 14 2021 Since the plan was initially adopted in 2015, development has contin- ued in residential subdivisions such as Brookwood Pointe, General Quarters, and Sandhill Estates. In addition, Archibald Alexander Ele- mentary was completed and now serves the area. The most recent investment is the extension of McCollister Boulevard to Sycamore Street, which improved circulation in the South District. New form- based code standards should be designed to guide the area as addition- al development continues. The standards should also help improve walkability, increase housing diversity and affordability, and provide for a more sustainable neighborhood pattern. McCollister Blvd Extension Alexander Elementary 15 H o u s i n g A variety of housing optfons ranging from manufactured housing, townhomes, apartment complex- es, duplexes, and single-family detached homes provide opportunitfes for people of a variety of in- come levels, ages, and household types in South Iowa City. This has allowed many residents to start their adult lives here as renters, own a first home, and transitfon within their neighborhood as their households grew or changed over tfme. While more than half of the housing within the South District is detached single-family units, there is considerable variety in home sizes, prices, and styles. Housing development that slowed during the economic recession in 2008 has picked up considerably over the past 3 to 4 years. The announce- ment of the new school locatfon on South Sycamore Street will add to the demand in this area. As Grant Wood School is relieved of overcrowded conditfons, the surrounding neighborhood should once again become more attractfve for families with young children. Single-Family Housing The development of single-family residentfal neighborhoods in South Iowa City began in the late 1950s with subdivisions south of the Procter and Gamble property. The Fairmeadows and Hollywood subdivisions featured modest tract housing on small lots, providing an affordable optfon for workers to live close to the Highway 6 industrial area. Between 1960 and 1990, single-family neighborhoods extended west of Sycamore and south to Am- ber and Regal Lanes with housing characteristfc of the period—a mix of split level and ranch homes with attached garages. By the early 1990s, most of the single-family zone north of Lakeside Drive and Burns Avenue was platted and developed, including the Pepperwood Neighborhood. Neighborhood design is typical of the post-war period, with curvilinear or u-shaped streets and long block lengths or, as in Pepperwood Neighborhood and Whispering Meadows neighborhoods, cul-de-sacs. By the mid-1990s, development slowed in South Iowa City due to a need for infrastructure improve- ments. The drafting of the 1997 South District Plan was tfmed to coincide with constructfon of the South River Corridor Interceptor Sewer that would provide the necessary capacity for new neighbor- hoods west of Sycamore Street. Meanwhile constructfon of the Sycamore Greenway, a regional stormwater facility (completed in 2001), made development of neighborhoods east of Sycamore Street feasible by enhancing drainage in an area that was otherwise susceptfble to flooding. Newly platted lots in South Iowa City contfnue to be somewhat smaller than those platted in many Homeownership Based on data from the 2012 Five-Year American Community Survey. 16 other areas of the city. In part this is due to the flat topography, which allows for more development per acre. In some areas of the district, primarily east of the Sycamore Greenway, a high water table limits the constructfon of basements. These factors have made housing in South Iowa City affordable by reducing land and constructfon costs. Many single-family homes in the oldest neighborhoods are small by current standards (less than 1,100 square feet) and lack features considered standard on newer homes, such as attached two-car garages. While these homes provide an affordable optfon for many homebuyers, including young families and singles, maintenance costs for older homes can be higher. The City’s Housing Rehabilita- tfon Program provides no-interest and low-interest loan funds are available for maintenance and rehabilitatfon for homeowners who fall under certain income thresholds. One objectfve of the South District Plan is for the City to work with neighborhood associatfons to make residents more aware of these programs and, in partfcular, to encourage upgrades that will increase energy and water effi- ciency, thereby reducing long-term costs of homeownership. Manufactured Housing South Iowa City’s manufactured housing parks are self-contained neighborhoods, so to speak, with private streets that do not connect to the surrounding public street pattern. There are three manu- factured housing parks in South Iowa City. Hilltop Mobile Home Park, established in 1957, was one of the very first residentfal developments south of Highway 6. Situated on a wooded hillside in the northwest corner of the planning district just south of Southgate Avenue, Hilltop includes 150 lots. Bon Aire Mobile Home Lodge and Paddock Mobile Home Park in Saddlebrook are located in the far east portfon of the planning district, along Highway 6. Bon Aire was established in 1967 and includes more than 350 units. The Paddock, now part of the Saddlebrook neighborhood, was established in the mid-1990s and includes 146 units. Manufactured housing is an important source of affordable housing located close to major employ- ment centers, including the industrial zone just north of the Highway 6. Many residents prefer man- ufactured housing over multf-family or other rental housing. However, financing for manufactured homes is complicated because the land is leased rather than owned. Since the banking crisis of 2008, mortgages for manufactured housing have become quite expensive, driving down the market for these homes. While it is unknown when the manufactured housing sector will recover, it is in the City’s interest to ensure that manufactured housing parks remain safe and welcoming places to live. “If redevelopment of the manufactured housing parks is contemplated in the future, the availability of comparable housing and the impact on the residents should be considered.” Flood Replacement Housing After the flood of 2008, the Single Family New Con- struction Program awarded downpayment assistance to 57 homes (single-family, duplex, and townhomes). One third of the homes approved in the program were built south of Hwy 6 and were limited to owner occu- pants. The homes built under this program more than made up the lost property tax revenues from the flood buy-out program and offered several households an opportunity for homeownership. 17 Multi-family Housing As with manufactured housing, most multf-family development in South Iowa City is clustered close to Highway 6. Apartment complexes on large tracts of land are organized around parking areas and, in general, are not integrated with the local street network or block configuratfon. While this has some advantages in terms of buffering single-family uses from the traffic associated with higher den- sity housing, it also contributes to a feeling of social isolatfon within the neighborhood. Surveys con- ducted by the Broadway Neighborhood Center indicate that some residents of large apartment com- plexes feel less of an associatfon with the surrounding residentfal neighborhood. Because a large proportfon of renters are temporary or new to the area, developing a sense of community, even with immediate neighbors, takes tfme. For many residents in the multf-family developments, schools provide a vital sense of connectfon. Over the years there have been problems associated with some multf-family and rental propertfes in the South District. These issues have largely arisen due to a combinatfon of poor or inconsistent management, insufficient maintenance and investment, and in some case, poor constructfon and site design. Building and site design for multf-family development is partfcularly important for dis- couraging criminal actfvity. Targeted code enforcement and requirements for tenant background screening have helped to improve the situatfon in some of the largest complexes. In 2011, Southgate Development brought all buildings within what was known as the Broadway Street Condominiums under single ownership. Originally constructed in the 1970s, over the years a number of buildings within the development had come under the control of separate owners such that management and maintenance were inconsistent. Within the development large parking areas and other spaces hidden from view of the street or from apartment windows attracted criminal ac- tfvity. Conditfons within these complexes became a concern not only for residents, but the larger neighborhood and adjacent commercial propertfes. Southgate Development invested $5.75 million, with the City of Iowa City contributfng $900,000 in federal (CDBG) funds, to rehabilitate the apartments. As a conditfon of federal funding, at least fifty- six of the units must be rented to people making less than 80 percent of the area's median income. These units also have their rents capped at $802 a month, which is the fair-market value for a two- bedroom apartment in the area. Dwelling units were updated and safety of the site was improved by installing secured entrances, improved lightfng, and perimeter fencing. Management also requires background checks for all residents. In response to neighborhood requests, the City located a police substatfon in nearby Pepperwood Plaza, and engaged in more actfve patrol of the area, including foot patrol. These changes have been successful in providing a safer, more attractfve living environ- ment for residents. Southgate Development has made substantial invest- ments in the multi-family housing within South Iowa tCIty o provide consistent management, maintenance, and long-term investment in properties that were once neglected or poorly managed. 18 The story of Lakeside Apartments—now The Quarters, formerly Rose Oaks —is a cautfonary tale of the community impact when a large-scale multf-family project falls into decline. Originally con- structed in 1966 to attract University of Iowa students with families, the development did not stand the test of tfme. By the mid-1980s, tenant complaints about the management of the apartments had become an issue for the city. Over the subsequent decades, a lack of re-investment and maintenance led to further deterioratfon in the conditfon of the apartments, which then became vulnerable to criminal actfvity. The Iowa City Housing Authority cancelled all contracts (48 in all) and ended Housing Choice Vouch- er use with Dolphin Lake Point Enclave in October 2012 due to health, safety, and management is- sues. While the property suffered from poor maintenance, the need for low-income housing in the metro area is so high that units remained occupied despite their conditfon. The situatfon has result- ed in a concentratfon of poverty that has implicatfons for the community as a whole as well as the school district. In Spring 2015, the property sold to a new management company with plans to upgrade the units, however the scope of rehabilitatfng and/or redevelopment of 400 units remains complex. The City contfnues its stepped-up code enforcement, but it will take tfme, attentfon, and extensive resources to turn the situatfon around. Meanwhile, with a limited supply of low-income housing in the metro area, many residents have limited optfons for finding replacement housing. Objectfves of the plan include enhanced code enforcement and well as increased fines or fees as well as coordinatfon of efforts with the Iowa City Police and Fire Departments to identffy building issues. The plan also supports rehabilitatfon or redevelopment of problem propertfes. Iowa City’s Housing Inspectfon Division is working proactfvely with many landlords to ensure effectfve manage- ment of rental propertfes. Since 2016, these apartments have been successfully upgraded and main- tained as high-quality rental apartments. DESIGNING FOR SAFETY The physical design of a neighborhood or develop- ment has an impact on safety and livability. The balanced application of the following three princi- ples can help to ensure the long-term health and safety of residential areas: Natural Surveillance. Design and maintenance that allow spaces, both inside and outside buildings, to be observed both by residents and people passing through a neighborhood. Examples include lighting of parking areas, entrances, exits, and other com- mon areas; low or see-through fencing and land- scaping; windows overlooking parking areas or entrances. Territoriality. Creating clear demarcation between public, private, and semi-private spaces helps to convey a sense of “ownership” and an awareness that criminal activity will be noticed by someone. Examples include signage, see-through screening or fencing, gateways, and distinctive paving or land- scaping to mark the transition between areas public and private spaces. Access Control. Decreasing access to areas where a person with criminal intent could hide. Examples include highly visible entrances or gateways through which all users of a property must enter, or the appropriate use of signage, door and window locks, or fencing to discourage unwanted access into private spaces or into dark or unmonitored areas. Iowa City’s Multi-family Design Standards include some of these principles, such as requiring visible building entrances oriented toward the street, land- scaped setbacks around parking areas, and prohib- iting sliding glass doors and unenclosed stairways as primary means of access to an dwelling unit. The principles were also applied to the Casey’s site along Highway 6. The Lakeside Apartments, recently re- named The Quarters, formerly Rose Oaks , were originally constructed to attract UI students with young families. The above advertisement appeared the Daily Iowan in August, 1967. 19 HOUSING —GOALS AND OBJECTIVES The following goals and objectives for housing were developed from input gathered during the South District Planning process. Achieving these goals may require additional dedication of resources, including staff. Some actions will be implemented by the City. Others will require the effort of landlords, developers, neighborhood associations, community groups, or other agencies. GOAL 1: Improve and maintain existing housing stock in South Iowa City in order to ensure a healthy balance of long-term residents and owner-occupied housing and to bolster neighborhood stability. • Contfnue to make funds available and increase awareness of existfng programs available through the City and other agencies that assist with the purchase or rehabilitatfon of homes. • Work with the neighborhood associatfons and manufactured housing parks in South Iowa City to raise awareness of housing rehabilitatfon programs. • Identffy funds or incentfve programs make “green” improvements that conserve water and energy, thereby reducing the long-term costs of owning a home. EXAMPLES: Explore cooperative efforts with MidAmerican Energy. Promote benefits of efficiency upgrades, such as door and window improvements, HVAC, insulation, etc. Investigate opportunities to become a Green Iowa AmeriCorps site. • Support and promote programs or workshops for new or first-tfme homeowners to teach basic home repair and maintenance skills. GOAL 2: Encourage professional management and long-term maintenance and investment in all rental properties for the general safety and welfare of tenants and to preserve property values and promote neighborhood stability in South Iowa City. • Encourage the improvement or redevelopment of substandard rental propertfes. • Contfnue to enhance code enforcement to achieve compliance with rental and building regulatfons for propertfes that receive a high number of complaints. • Contfnue to coordinate communicatfon between the ICPD, Neighborhood Services, and non-profits or neighborhood organizatfons to identffy and address safety and health issues in rental propertfes. • Consider opportunitfes to recognize good property management within South Iowa City. GOAL 3: Provide a diversity of housing in the South District, including a range of housing types, densitfes, and price points, to help improve equity and sustainability . • Adopt a form-based code for the South District that encourages a diversity of housing types, densi- tfes, and price points. Iowa City’s Housing Rehabilitation Programs provide fi- nancial assistance to help homeowners maintain and update residential property and ultimately contributes to the value of Iowa City's housing stock. CDBG & HOME Housing Rehabilitation Programs and the Targeted Neighborhood Improvement Program provide financial assistance to low- and moderate-income home- owners to make repairs and improvements to their homes. The programs primarily provide low-interest or no -interest loans and/or conditional occupancy loans, de- pending on the homeowner's ability to make monthly payments on the loans. The General Rehabilitation and Improvement Program (GRIP) is offered as a complement to the federally funded CDBG/HOME programs without the same level of income targeting. GRIP is designed to stabilize and revitalize neighborhoods through the broader application of Hous- ing Rehabilitation and Historic Preservation programs. This program allows the City to offer low-interest loans that are repayable over a 20-year period, with the money awarded to qualified homeowners on a first-come, first- served basis. 20 New Residential Development The South District contains more than 1,500 acres of undeveloped land within the City’s growth area, which extends as far south as the wastewater treatment facility. Much of the undeveloped land remains in agricultural productfon (corn and soybeans). An important goal of the City’s Comprehensive Plan is to manage urban growth by encouraging compact and connected neighborhoods. Compact development preserves farmland and sensitfve environmental areas for future generatfons and saves taxpayer money by reducing transportatfon and infrastructure costs and allowing efficient provision of snow removal, solid waste and recycling pick-up, transit service, fire and police protectfon, and mail and other delivery services. The goal of compact neighborhood design is to create village-like neighborhoods with housing for a diverse populatfon, a mix of land uses, public space that is the focal point for the neighborhood, integrated civic or small commercial centers, accessible open space, and streets that are pleasant and safe for pedestrians, cyclists, and motorists. New South District neighborhoods should be built at a density and designed with a level of connec- tfvity that enables families with children to walk to school and supports the extension of transit service. Trail sectfons should occur with development in order to provide connectfons between neighborhoods, new and old, to the many parks in South Iowa City and to provide convenient com- muter routes for those who wish to bike to school, work, or to the Downtown. While the predominant land use in South Iowa City’s new neighborhoods will remain detached, single-family housing, new neighborhoods should provide opportunitfes for townhomes, duplexes, and accessory apartments, as well as multf-family buildings in order to serve residents throughout their lifetfmes. Integratfng a variety of housing types that are compatfble in scale throughout a neighborhood is ideal. For example, single-family homes on lots interior to a block with duplexes and attached single-family homes on corner lots creates a mix that remains similar in scale while providing a range of unit sizes and price points within a neighborhood. House-scale multf-family buildings may also appropriately fit the scale of the neighborhood. Along busier street frontages, around neighborhood nodes, or where single-loaded streets border public open space, “Middle Housing”* types such as townhouses, small apartment buildings (3-10 units), or cottage or bungalow courts may be built at a scale and mix that is compatfble with the single-family neighborhoods. The additfonal density achieved through this mix can improve feasibil- ity for transit service and enhance market potentfal for commercial uses in the district, including the small-scale neighborhood commercial corners identffied in the plan. Participants in the planning workshop pointed to the develop- ment along Scott Boulevard and Old Towne Village Neighbor- hood in Northeast Iowa City as a good example of a new neigh- borhood with an attractive mix of housing. Townhomes face the arterial street and commercial area, transitioning to duplex and detached single-family homes in the interior of the neigh- borhood. Quality building and site design, and ample open space and landscaping help to make the higher density devel- opment an attractive entrance to the area. 21 *”Missing Middle” is a term coined by Daniel Parolek of Opticos Design, Inc., in 2010 to define a range of multi- unit or clustered housing types compatible in scale with single–family homes that help meet the growing de- mand for walkable urban living. These include duplexes, townhouses, triplexes and fourplexes, courtyard apart- ments, bungalow courts, and small apartment buildings (5-10 units). To learn more about “missing middle” housing, see http://missingmiddlehousing.com. Getting the mix, scale, and parking placement right is essentfal to integratfng a variety of residentfal types into a neighborhood. Buildings should be designed to be similar in scale (width, depth, height) to single-family homes. Unit sizes may need to be smaller, but should be designed with similar atten- tfon to detail and quality constructfon. Parking should be located to the rear with access from alleys, private rear lanes, or similar shared drive solutfons where possible. Concentratfons of one housing type in any one area should be avoided as this may create an obstacle to connectfvity and can upset the balance of long- and short-term residents. Though the Middle Housing concept may currently be achieved through the planned development process, the City should consider a form-based code to help ensure that a true mix of housing at a compatfble scale can be achieved. For this reason, the City is working to apply form-based standards for greenfield sites in the area. Higher density Middle Housing types must be thoughtiully designed so that they maintain an attrac- tfve residentfal character along streets and provide safe and invitfng living environments for the resi- dents. Landscaped front yards or courtyards with parking in the rear will provide a boulevard or park -like setting along streets with uninterrupted sidewalks that encourage walking and biking. Multf-family developments of a higher density should be considered along major streets, such as McCollister Avenue, near neighborhood nodes, and along single-loaded streets overlooking open space. Gilbert Street may also be an opportunity for proposals that provide a unique housing optfon in South Iowa City, such as senior housing. Proposals should be of exceptfonal design and construc- tfon quality, meet universal design standards, and high energy efficiency standards, including alter- natfve energy or sitfng for geothermal or passive solar. The community’s substantfal investment in Terry Trueblood Recreatfon Area as a regional park should result in a sensitfve transitfon between the man-made and natural environment with appropriate building and site design. 22 Any larger multf-family buildings should be integrated into the neighborhood by extending the es- tablished street pattern and block size of surrounding residentfal development. Careful attentfon should be given to site design, landscaping, and parking locatfon as well as opportunitfes for usable private open space. This will assure that higher density housing does not diminish connectfvity or detract from the overall quality of the neighborhood. Building and site designs should be evaluated to ensure that they provide optfmal safety while supportfng social contact among residents. (See Designing for Safety guidelines on page 16.) Universal design should be encouraged in most housing types to maximize opportunitfes not only for people with disabilitfes but to allow people to age in place. Opportunitfes for increased additfonal density: Property located along the east side of Gilbert Street, south of the railroad, may be appropriate for town- home or other small lot or duplex development. Multf-family units may be considered throughout the area with denser housing located along major travel corridors, such as on property directly adjacent to the intersectfons of Gilbert Street, and McCollister Boulevard, and Gilbert and Sycamore Street (future Lehman), or near neighborhood nodes as shown on the future land use maps (p. 60). Sites near the McCollister intersectfon may be attractfve for senior housing with views of surrounding open space (Sand Prairie and Terry Trueblood Recreatfon Area) and access to the trail network and transit routes. Additfon- al density may be especially appropriate considered for projects that add a unique housing element or that enhance housing diversity for the South District or that otherwise contribute to the connectfvity and sustainability of the neighborhood, including developments that improve connectfvity within the neigh- borhood or enhance visibility and street access to public parks and other open space. As noted elsewhere in the plan, property on the east side of Gilbert Street that formerly served as a sand dredging pond has recently been filled with excavated material. Before development can occur on this site, the City will require a geotechnical analysis. If the soil is found to be suitable for development, high- er density development should be considered along Gilbert Street, transitfoning from multf-family at the arterial street intersectfons, to townhomes and/or duplexes, to predominantly detached single-family at the core of the neighborhood. Propertfes located around the intersectfon of McCollister Boulevard and South Sycamore Street may also be appropriate for higher density development. A mix of missing middle housing types such as town- houses, triplexes, fourplexes, and or cottage/bungalow courts may be considered along both sides of the arterial streets near this intersectfon. Small apartment buildings (5 to 10 units), live-work units, and low- scale mixed-use buildings may be integrated with the small main street, mixed-use corner identffied on the plan maps. Density should step down, transitfoning from commercial uses to multf-family to town- home or duplex toward the interior of the neighborhood where detached single-family housing will pre- dominate. The following areas may be candidates for clus- tered density: • West of the Pepperwood Subdivision, wooded slopes make traditfonal develop- ment impractfcal. In this area, the 2 to 8 dwelling units per acre envisioned on the land use map on page 58 could be clus- tered through an overlay planned develop- ment. Such development would rely on an extension of Cherry Street, which will pro- vide improved connectfvity and circulatfon for the single-family neighborhood to the east by allowing residents more direct street access to South Gilbert Street. • Areas south of Lehman Road and east of Pleasant Valley Golf Course fall within 1,000 feet of the Wastewater Plant, an area in which the Iowa Department of Nat- ural Resources recommends careful scrutf- ny of residentfal development. As a result, a buffer adjacent to the wastewater treat- ment plan is appropriate, and residentfal units in this area should take its proximity into consideratfon prior to developmentRe- ductfons of development potentfal on these propertfes might be ameliorated by allowing the 2 to 8 dwelling units per acre envisioned in the land use map to be clus- tered along Lehman Road or for density to be transferred to nearby propertfes. A lim- ited number of multf-family buildings may be considered near the Sycamore “L” and at the intersectfon of Lehman and Soccer Park Roads. 23 FUTURE NEIGHBORHOOD SCENARIO One scenario of the future development in the South District is shown in the future land use maps on pages 60-61The Future Neighborhood Scenario offers an example of one possible way that new neighborhoods could develop in an area immediately around the new Archibald Alexander Elementary School. The purpose of these maps this exercise is not to prescribe a precise layout and mix of uses that are required for future development or to preclude development in other areas of the district. Rather, the scenario is meant to demonstrate how, based on topography and existfng features (easements, major roads, and established trail or street connectfons) the area could develop in accord with Iowa City’s subdivision regulatfons and zoning code, including any new form-based code standards, and the goals for walkability and sense of place included in this district plan. The mapsscenario illustrates a potentfal street network and a mix of housing types, locatfons of parks, open space, and trails, as well as commercial or mixed use areas. As development occurs, each subdivision will contribute to the overall quality and sustainability of the entfre district by enhancing walkability and connectfvity. Preserving opportunitfesy for a small neighborhood commercial or mixed use de- velopment, including at the intersectfon of McCollister Boulevard and Sycamore Street, may helps to create a community anchors for the surrounding neighborhoods. This Neighborhood Scenario illustrates a con- cept for maximizing connectivity to allow great- er access to neighborhood assets such as parks, trails, and schools. Residential areas provide an attractive and vibrant mix of well-designed housing types and densities. The neighborhood concept is anchored by a small, mixed-use com- mercial area. 24 WHAT MAKES A SUCCESSFUL PLACE? Great public spaces are where cele- brations are held, social and eco- nomic exchanges take place, friends run into each other, and cultures mix. They are the “front porches” of our public institu- tions—libraries, parks, houses, neighborhood schools—where we interact with each other and the government. When the spaces work well, they serve as a stage for our public lives. (From the Project for Public Spaces. http:// www.pps.org/reference/ grplacefeat.) 25 Neighborhood Quality When asked what they like best about living in South Iowa City, partfcipants in the planning work- shop and on-line survey most frequently noted convenience, affordability, access to open space and trails, and the diversity of its populatfon and neighborhoods. While work, shopping, and schools (kindergarten through 12th grade) are just a short car trip away for most residents of the district, South Iowa City’s neighborhoods feel like a retreat from the hustle and bustle of life in areas closer to the Downtown and University Campus. Respondents frequently used adjectfves such as quiet, green, and family-friendly to describe their neighborhoods. However, the broader public perceptfon of South Iowa City is something altogether different. Resi- dents point to media reports, real estate agents, and public debates over school district boundaries and affordable housing as frequently perpetuatfng a misperceptfon about what life is like in this part of the community. Through a variety of surveys, interviews, and focus groups, the Broadway Neigh- borhood Center has engaged residents in identffying the partfcular challenges and opportunitfes that exist in South Iowa City, especially for renters and low-income or minority residents. The results of their efforts, along with the planning process undertaken for this district planning update, coalesce around three prioritfes: • Fostering a stronger sense of community—one that embraces renters and other residents who are new to the community. • Expanding organized actfvitfes for the high populatfon of youth and children, including mentor- ing for low-income and minority teens. • Projectfng a positfve image of South Iowa City reflectfve of its many assets, especially its many environmental features. The opening of Archibald Alexander Elementary is widely regarded as a pivotal event for achieving all of these goals. The school and the development antfcipated around it provide a catalyst for trans- forming the image of South Iowa City and strengthening the sense of community for those who live here. Also, reducing the strain on Grant Wood, which the Iowa City Community School District con- siders overcrowded, will help make the existfng neighborhood more attractfve to families with school-age children. The density of single-family development and a well-connected street system that surrounds Grant Wood Elementary make it one of the most walkable neighborhood schools in the entfre school district. WHAT RESIDENTS LIKE ABOUT SOUTH IOWA CITY: “Near enough to get whatever I need, but far enough away to enjoy my life.” “Diverse, affordable, close to schools.” “Natural landscapes, close to downtown, quiet.” “I like the mix of residents—age, ethnicity, income, education, homeowners, renters, singles, couples, families.” “Near several parks and close enough to downtown to commute by bus, bike, or walking.” “Lots of families. Friendly, inclusive attitude.” 26 NEIGHBORHOOD QUALITY —GOALS AND OBJECTIVES The following goals and objectives for neighborhood quality were developed from input gathered during the South District planning process. Achieving these goals will require a cooperative effort. Some actions may be implemented by the City, however many are more appropriately initiated by residents, neighborhood associations, community groups, schools, businesses, or other stakehold- ers in South Iowa City. GOAL 1: Foster a strong and inclusive sense of community in South Iowa City neighborhoods. A. Create or support opportunities for residents and neighbors to get to know each other. • Contfnue support for block partfes, “Party in the Park” events, and other neighborhood gath- erings—movies, music, art, etc. • Support Blue Zones efforts to get people actfve by hostfng regular walking and biking events on the South District trails. Encourage the establishment of festfvals or other special events that celebrate the unique qualitfes of South Iowa City, including its cultural diversity. For ex- ample: commercial areas could encourage social actfvity by hostfng special events—farmers markets, food truck night, live music, dance, roller derby, etc. • Support special events that reintroduce the larger community to South Iowa City. For exam- ple: encourage nonprofits to host run, walk, and bike events on South Iowa City’s trails. B. Reinforce a shared experience of place. • Identffy areas within the district that can be enhanced with public art, community gardens, improved bus stops, lightfng, or other features that encourage social gathering or interactfon. • Reinforce local identfty through the consistent use of identffiable visual elements in street signs, bus stops, kiosks, streetscape improvements, banners, etc. • Establish an inventory of names that reflect the unique history and geography of South Iowa City to be used for future street and place names (e.g. park or trail names) within the district. • Consider using mailbox clusters as space for neighborly interactfon, working with developers to include trail maps, bulletfn boards, seatfng, plantfngs or other features that encourage neighbors to get to know one another. (This may involve PIN grants.) Locate mailbox clusters in areas that are appropriate and welcoming for neighbors to linger (e.g. pocket parks or ad- jacent to private open space or trails). 27 C. Welcome new residents and help orient them to their new community. Such an effort should involve a broad collaboration of neighborhood groups, businesses, realtors, and developers. • Consider updatfng the Newcomer’s Guide on the City’s website, and actfvely promote the site as one-stop-shopping for new residents, including links to neighborhood groups and pro- gramming. • Contfnue to improve outreach to minoritfes and non-English speaking residents to encourage their actfve partfcipatfon in neighborhood events and awareness of City programs and pro- cesses. This may require translatfon services. D. Encourage and support residents, neighborhood organizations, and business and property owners to advocate for the continued improvement of Southside neighborhoods in keeping with the goals of the Comprehensive Plan. • Provide open and proactfve communicatfon between the City and Southside neighbors through the tfmely disseminatfon of informatfon on grant opportunitfes, capital improve- ments, development proposals, and zoning applicatfons. • Contfnue support for Neighborhood Outreach as an essentfal resource for neighborhood in- formatfon and organizatfon efforts. • Contfnue support for community policing and encourage bike and foot patrols to make police officers a friendly and visible part of the neighborhood. E. Create and sustain vibrant social gathering spaces. • Explore the potentfal for a community center as an anchor for neighborhood actfvity/identfty. This will likely require partnerships (and fundraising) between organizatfons that have a need for expanded facilitfes—local non-profits, Bike Library, local foods organizatfons, arts organi- zatfons, etc. • Consider opportunitfes for community use of the resource center and gymnasium space at Grant Wood Elementary and the expanded gym at Archibald Alexander. • Explore opportunitfes for a satellite library or other services or programming. Participants at the South District planning work- shop were invited to suggest a tagline or motto to convey a true sense of what makes living in South Iowa City great. One group came up with the phrase “Start here, stay here” to express the many opportunities that exist in South Iowa City for people of all ages, especially young families. 28 F. Promote community stewardship and investment by engaging residents in improving their neighborhood. • Encourage annual volunteer events to bring neighbors together—park improvement events, street or yard clean-ups, recycling days, neighborhood garage sale or swap events, etc. • Engage neighborhood groups in planning for the improvement of the south portfon of Wetherby Park as development surrounds the park. Design this process as an opportunity to strengthen community connectfon. • Involve youth groups in planning for and undertaking improvements and advocacy efforts in the district. For example: trail/park clean-ups, tree plantfng, public art, special event organiz- ing, community gardens. GOAL 2. Expand opportunities for children and youth in South Iowa City. A. Support the establishment of quality, affordable daycare and preschool in South Iowa City. • Encourage childcare services as development and redevelopment occurs in both commercial and residentfal zones, especially in areas near Grant Wood and Archibald Alexander Elemen- tary Schools. • Consider incentfves to attract daycare to the area identffied for future neighborhood com- mercial and promote availability of daycare as an asset to attract new families to the district. B. Continue support for before- and after-school programming at Grant Wood and Archibald Alexander and elementary and summer programming at Southside parks and schools. C. Support efforts to address the needs of children and youth in South Iowa City. • Identffy and address obstacles to partfcipatfon in existfng programs . • Identffy potentfal funding sources—public and private—to expand programming or support partfcipatfon among area youth. • Pursue partnerships and scholarships with existfng arts, athletfc, and other community pro- grams to ensure that children can partfcipate in extracurricular actfvitfes. • Explore feasibility of a Youth Corps program to engage young people, especially low-income and minority youth, in neighborhood improvement, skill training, etc. For example: a Youth Green Corps could assist with programs focused on improving the district and create oppor- tunitfes for young people to meet, learn from, and complete projects for various City divi- sions as well as neighborhood groups and businesses. Photo: Anne Duggan Photo from Diversity Focus Youth Off-Road Riders is a program focused on competi- tive and recreational cycling sponsored by the Neighbor- hood Centers of Johnson County. Youth Performance Arts Academy is sponsored by The Dream Center. Nonprofit organizations like the Neighborhood Centers of Johnson County, The Dream Center , and The Spot are providing unique opportunities for children and youth in South Iowa City, including training, tutoring, mentorship, and recreational programs. 29 GOAL 3. Focus on South Iowa City as a sustainable district by promoting its many advantages: housing affordability and choice, access to work and recreation, cultural diversity, neighborhood connectivity and walkability, alternative transportation, and environmental conservation. A. Acknowledge and promote the environmental, social, and economic benefits of walkability for South Iowa City. • Support the principles of compact, walkable development in all new neighborhoods. • Actfvely plan for bus service expansion, ensuring a density of development that will sup- port extension of bus routes along major arterials. • Extend the Highway 6 trail system and create better pedestrian connectfons to commer- cial and industrial propertfes along both sides of the highway. • Complete the circuit of trails that connect South Iowa City’s parks and neighborhoods as development occurs. • Ensure that future commercial nodes located south of Highway 6 are pedestrian- and bi- cycle-friendly and enhance opportunitfes for extension of public transit. B: Accentuate South Iowa City’s connection to the environment and outdoor recreation. • Incorporate trees and other landscaping features along major rights-of-way as part of in- frastructure improvement projects. • Provide distfnctfve landscaping, including low-maintenance natfve plantfngs at major en- trances to South Iowa City and at intersectfons of arterial streets. • Consider unique signage, public art, and other amenitfes such as bus shelters, seatfng, and wayfinding along major rights-of-way. • Collaborate with developers and realtors in promotfng South Iowa City’s environmental and recreatfonal assets. C. Maximize resource conservation in South Iowa City. • Consider recycling receptacles at public parks and other public facilitfes, especially high- use areas such as Terry Trueblood Recreatfon Area and Kickers Soccer Park. • Offer incentfves or assistance for planning “no-waste” events that make use of recyclable/ compostable materials. • Encourage all City-sponsored events in the district to maximize use of recycling and local purchasing. WHAT’S IN A NAME? “Place names are also symbols to which people attach meaning and from which they draw identity. . . They are one of the most fun- damental ways in which people connect with places.”—Derek Alderman “Place Names. ” The Encyclopedia of Human Geography. Sage Publications (2006) A list of potential street names for South Iowa City: Geologic: Sperry, Garwin, Walford, Zook, Colo, Ely, Ackmore, Houghton, Elvira, Loess, Lake Calvin, Dune, Swale Birds: Dowitcher, Sandpiper, Avocet, Pelican, Plover, Scaup, Grebe, Merganser, Teal, Bittern Other animals: Bullfrog, Peeper, Chorus Frog, Sandshell, Heelsplitter, Papershell, Slider, Box Turtle, Painted Turtle Plants: Puccoon, Penstemmon, Vervain, Trefoil, Switchgrass, Bluestem, Lobelia, Sedge, Anemo- ne, Wild Iris, Arrowwood, Buttonbush Environmentalists: Ding Darling, Leopold, Car- son, Pammel, Hayden, Madson, MacBride, Rhodes, Seiberling Mesquakie names: Wacochachi, Poweshiek, Bear, Fox, Thunder, Wolf Historic: Trading House, Ripple, Trowbridge, Morford, Felkner, Sanders, Howard, McNeil 30 • Promote energy and water conservatfon features of new development. Identffy buildings or sites that could benefit from solar arrays, reflectfve rooftops, and other energy/ conservatfon upgrades such as new windows, lightfng, entryway improvements, plug-in statfons, and improved bike, pedestrian, and bus facilitfes. • Recognize private sector investment in energy conservatfon efforts. D. Initiate a multi-year effort to draw visitors to South Iowa City focusing on area parks, trails, and environmental areas. • Partner with organizatfons to host seasonal park-to-park bike or running events showcas- ing the Iowa River Corridor Trail. • Maximize use of Kickers Soccer Park, including tournaments, club and recreatfonal soccer, ultfmate Frisbee, etc. • As part of Blue Zones efforts, organize walking clubs at Terry Trueblood Recreatfon Area for targeted demographics—senior walk days, mommy meet-ups, etc. • Promote events that focus on South Iowa City’s environmental assets, such as bird watch- ing, fishing, prairie restoratfon, etc. F. Incorporate local foods, art, and culture as part of revitalization efforts. • Extend the City of Literature and other arts programming to South Iowa City. • Support efforts to celebrate South Iowa City’s unique cultural diversity. • Consider affordable or under\utflized sites for potentfal indoor or outdoor facilitfes for arts and cultural programming or local food productfon or distributfon, and encourage partnerships between such programs to enhance funding opportunitfes and shared re- sources. Yellow Velo is a concession stand and bike rental that operates in City Park during the summer as part of the Neighborhood Centers of Johnson County’s youth em- ployment program. The program provides employment and job skill training for neighborhood youth to sell sim- ple, healthy food (much of it locally produced). A similar program might be considered for a park in South Iowa City. In the City of Literature, access to reading materials is a priority—one that the Antelope Lending Library takes seriously. The mobile library was founded (and driven) by Cassandra Elton, a graduate student in library science who works at Grant Wood Elementary’s after-school pro- gram. For many families, getting to the library downtown is difficult, so Antelope Library brings the books to them, providing service at area parks in South Iowa City and other neighborhoods. 31 Parks, Trails, and Open Space Open space is, perhaps, the defining feature of the South Planning District, which has nearly 380 acres of public land, including eight parks—more than any other planning district in the city. An addi- tfonal 200 acres of wetlands are preserved in a private conservatfon area just south of the Saddle- brook development in the far eastern portfon of the planning district. South Iowa City is also home to Friendly Farm—Johnson County’s only urban organic farm—and Pleasant Valley Golf Course. Community members, neighborhood groups, nonprofits, and athletic organizations have participat- ed in shaping and improving South Iowa City’s parks and trails—including advocating for preserva- tion of environmentally sensitive areas, fundraising for improvements, designing new features, and sponsoring programming. Many participants in the on-line survey and planning workshop noted that ready access to parks, trails, and unique natural features is what drew them to the area. E x i s t i n g P a r k s Terry Trueblood Recreation Area: Developed on the site of a former sand dredging pond just east of the Iowa River, Terry Trueblood Recreatfon Area (TTRA) is one of Johnson County’s premier nature areas, a birding “hotspot,” and the crown jewel of South Iowa City’s “emerald necklace” of parks. The idea for developing the former sand dredging pond as park was a goal included in the 1997 South District Plan. The 207-acre recreatfon park, which opened in 2013, encompasses a 95-acre lake that includes a beach, fishing jetties, and boat ramps. In additfon to operatfng a concession stand, a private vendor provides canoe, kayak, and paddleboard rental during warm weather and ice skate rental during the winter. The Park Lodge has become a popular venue for weddings, partfes, and other events and meetfngs. The two-mile bike/pedestrian trail that circles the lake links to the Iowa River Trail, providing a safe and pleasant off-road commute to the UI campus and Riverfront Crossings District. With the purchase of riverfront land to the west of the lake, there are plans to add camp sites and related facilitfes in the future. Open space and access to unique natural areas are two defining characteristics of South Iowa City. Above, a sunset view of fishing at the Terry Trueblood Recreation Area. Photo by Cyndi Ambrose 32 Sand Prairie Park: A remnant of a very rare type of prairie, Sand Prairie Park provides and attractfve entrance to the residentfal neighborhoods south of the Crandic Railroad, and affords impressive sunset views over the Iowa River. The property was once home to the Ornate Box Turtle, a protect- ed species in the state of Iowa. In antfcipatfon of development that would reduce the area in which turtles could forage for food, more than 50 turtles were relocated to another site by the Iowa De- partment of Natural Resources. Forty-six acres were preserved, thanks to the cooperatfve effort of neighborhood residents, natural- ists, the Iowa City Parks Department, and Southgate Development. Concerned Citizens for Sand Prai- rie Preservation (CCSPP), a local nonprofit formed to preserve the site, and provided detailed re- search on its ecological significance. Working with Randall Arendt, a nationally renowned conserva- tion landscape architect, Southgate Development designed a residential subdivision that clustered housing in order to preserve the prairie, setting aside 18 acres for permanent open space. The re- maining land was acquired by Iowa Natural Heritage and transferred to City ownership in 2005. Whispering Meadows: Whispering Meadows Wetland Park is a 17-acre park constructed on property donated to the City by a local development company. The land was previously used for row crops, but was poorly drained and contained 3 wetlands. Geoscience professor Lon Drake worked with the City to develop the park concept. The park was established in 1994 and planted to represent three botanical communitfes: wetland, wet meadow, and mesic prairie. Beaver are occasional residents of the park, which contains a pond with a boardwalk and a trail. Due to lack of maintenance, many of the plants were lost and the park has been overwhelmed by reed canary grass—an invasive species. Regular maintenance is necessary to ensure the park can functfon as a wetland and to ensure that it does not become an eyesore for adjacent private property owners. Napoleon Park: Napoleon Park is a 29-acre softball facility and a trailhead for the Iowa River Corridor Trail. The park was established in 1978 as the home to Iowa City Girls Softball, an affiliate of the Parks and Recreatfon Department. This nonprofit organizatfon provides recreatfonal softball oppor- tunitfes for K-12 girls. The park currently provides 8 ball fields as well as restrooms and a concession stand. Kickers Soccer Park: Located on the south edge of the district adjacent to the Wastewater Treatment Plant, Kickers Soccer Park is a 108-acre sports complex with 20 soccer pitches in additfon to 2 base- ball fields. The park was established on land that was acquired for the wastewater plant and uses graywater to irrigate fields. It is home to the Iowa City Kickers recreatfonal league, a nonprofit or- ganizatfon that provides soccer opportunitfes for youth (k-12th grade) in Iowa City, Coralville, North Liberty, and surrounding communitfes. The park is connected to neighborhoods to the north by the Sycamore Greenway Trail. A view of the pond at Sand Prairie. Kickers Soccer Park draws hundreds of players from throughout eastern Iowa to south Iowa City during the play- ing season. Both recreational and club leagues use the site. 33 Fairmeadows Park: This 5-acre neighborhood park serving the Grant Wood neighborhood, was es- tablished in 1966 on property adjacent to Grant Wood Elementary School. In many ways, the park and school playground functfon together, serving both the school and the neighborhood. The park includes a splash pad, playground, open playing field, picnic shelter, and restrooms. In 2014 the Public Art Program commissioned a mural at the park. Given its locatfon near the school and high- density multf-family housing, the park serves as much-needed play space for many neighborhood children. The lack of supervision at the park has sometfmes created a nuisance for neighbors, but the splash pad has provided a much-needed neighborhood attractfon. Residents would like to see additfonal improvements at the park, including lightfng and soccer nets. Wetherby Park: This 24-acre neighborhood park was established in 1975. In additfon to a splaspad, picnic shelter, bastketball court, playground, playing fields, and Frisbee golf, the park features com- munity garden plots and is the home to Backyard Abundance Edible Forest. The Wetherby Friends Neighborhood Associatfon was instrumental in securing funds for installatfon of the splashpad and renovatfon of the picnic shelter. Wetherby now is one of Iowa City’s most actfvely used parks and has helped to foster the sense of community that residents seek. However, limited street access creates a barrier for park users. Street access is important for visibility—that’s how people know a park is there. It also allows such a large park to be more actfvely supervised, used, and maintained by both the City and neighborhood. While the north end of the park is developed for actfve uses, the south end is isolated and offers few features. Additfonal vehicle parking and pedestrian access along with improvements to the south end of the park should occur with residentfal development. Opportunitfes to expand street visibility should be explored. Sycamore Greenway: Though not technically part of the Iowa City park system, the Sycamore Greenway is an important public open space feature of the district. The corridor functfons as a stormwater detentfon and filtratfon area that reduces flooding and improves water quality for the Iowa River (see page 9). The wetlands are home to a diverse populatfon of woodland, prairie, and riparian species and are a birding hotspot. The 2.2-mile South Sycamore Greenway Trail is an- chored at the north by Grant Wood Elementary and Kickers Soccer Park to the south. Splash pads at Fairmeadows and Wetherby Parks are a sum- mertime attraction to South Iowa City neighborhoods. [photo courtesy the Daily Iowan] Wetherby Park is a major neighborhood attraction, but with street access limited to Taylor Drive, the park lacks visibility and accessibility for both vehicles and pedestrians. Opportu- nities for additional access points, including active street frontage, should be explored to improve overall awareness of the park and to help foster a sense of ownership by the broader neighborhood. WETHERBY PARK 34 A v i s i o n f o r t h e f u t u r e Broader community awareness of the parks and natural areas in the district could help to improve the image of South Iowa City. One suggestion that received popular support in the public workshop was the idea of promoting South Iowa City as a “green” district. This effort could be extended be- yond park boundaries to include wayfinding and aesthetic enhancements (e.g. trees and landscap- ing) along major street corridors (Highway 6, McCollister Boulevard, South Gilbert and Sycamore Street) or at identified “gateways” to South Iowa City. Participants in the planning workshop envi- sion unique signage, bus stops, bicycle parking, trash and recycling receptacles, and public art to help to solidify this green image as part of a South Iowa City brand. While residents are supportive of new neighborhood development, they want developers to take a sensitive approach to subdivision design—one that improves connectivity and preserves natural features and a sense of open space. This includes providing logical connections to trails and visible access to parks; preserving and integrating unique environmental features as central components in new subdivisions (as was done with the Sand Prairie Preserve); and ensuring long-term mainte- nance and health of private open space, a responsibility that ultimately falls to homeowners’ asso- ciations, by educating new homebuyers about the function and value of shared open space. Creating small pocket parks (1 acre or less) allows residential neighborhoods to develop with a healthy density while providing opportunities for the kind of social connection that fosters a sense of community. Providing visible access to public parks and open space, including single-loaded streets or well-designed pedestrian routes, helps to ensure that parks benefit the entire neighbor- hood and can have safety benefits as well. Volunteer projects and educational outreach are seen as useful ways to connect residents to envi- ronmental and other outdoor resources in the district and to encourage a sense of stewardship for communal spaces. Participants in the planning process strongly support efforts by the Parks De- partment, local organizations, and neighborhood associations to engage the public (especially school-age children) with the natural environment, including South Iowa City’s unique geology and natural history. Workshop participants envisioned unique signage to help solidify the image of South Iowa City as a green district and a sort of playground for the community based on its access to parks, open space and trails. The north trailhead for the Sycamore Greenway is en- hanced with two artistic pillars that call attention to and celebrate the trail and the cultural diversity of the Grant Wood Neighborhood. The public art project was jointly sponsored by the Iowa City Public Art Program, Grant Wood Neighborhood Association, and City High School. 35 The Parks and Recreation Department Mas- ter Plan (completed in 2009) includes com- munity interest inventory for park and rec- reation facilities and services. Respondents indicated a desire for walking and biking trails (79%), nature center and trails (68%), small neighborhood parks (68%), large community parks (66%), and wildlife and natural areas (64%). The South District is unique among Iowa City’s 10 planning dis- tricts in that it provides all of these facili- ties. South District Public Parks 1. Napoleon Park (softball) 2. Sand Prairie Park 3. Terry Trueblood Recreation Area 4. Kickers Soccer Park 5. Sycamore Greenway 6. Whispering Meadows Wetland Park 7. Fairmeadows Park 8. Wetherby Park 36 P A R K S , T R A I L S, A N D O P E N S P A C E G O A L S A N D O B J E C T I V E S The following goals and objectives were developed from input gathered during the South District planning process. Some actions will be implemented by the City. Others will require the effort of residents, neighborhood associations, community groups, or other agencies or interested parties. Goal 1: Create broad community awareness of South Iowa City’s extensive park and trail system and its unique environmental areas. • Support a collaboratfve partnership between neighborhood organizatfons, realtors, and other interest groups to build a “brand identfty” for South Iowa City based on its parks and natural features—a “green district.” [See the Neighborhood Quality sectfon of the plan, page 23.] • Encourage neighborhood associatfons, property owners, developers, and realtors to promote South Iowa City’s green elements and to ensure the long-term maintenance of its parks and open spaces. This could be achieved with signage, brochures, educatfonal outreach, web or other on-line efforts, etc. • Enhance major street corridors and public rights-of-way to build a unified identfty for South Iowa City based on its recreatfonal and natural features. For example: trees, natfve landscaping, unique gateway signs, transit stops, or art reflectfve of the area’s green components. • Choose street, subdivision, and other place names that refer to natural features of the district, such a plants, animals, soils, geologic formatfons, local environmentalists, etc. • As development around Wetherby Park occurs, encourage subdivision designs that maximize visibility and access to the park. Goal 2. Preserve environmentally sensitive features and ensure long-term stewardship for the benefit of the neighborhood and the community. • Where possible, incorporate environmental features as integral elements of subdivision de- signs. • Encourage developers to collaborate with homeowner or neighborhood associatfons and real- tors to promote these natural elements as integral features of their development. Management of natural areas, such as the Sand Prairie and Sycamore Greenway, require controlled burning. Because the use of fire can raise concerns among neigh- borhood residents, it is important to engage the public with the many benefits of fire as well as the precautions taken to ensure its safe use. The Edible Forest at Wetherby Park is being established through a collaboration between the Parks Department and Backyard Abundance, a nonprofit community group. 37 Goal 3: Plan, create, and improve parks and other open spaces that foster social interaction and a sense of community within the neighborhoods. • Encourage small pocket parks (1 acre or less) in new neighborhoods as they develop, especially in future neighborhoods east of Sycamore Street. • Include a small open space or a plaza in conjunctfon with neighborhood commercial sites to serve as a community gathering spot. • Encourage usable private open space in associatfon with future multf-family and townhome de- velopments that do not otherwise have direct access to public open space. • Identffy opportunitfes to establish additfonal community gardens and partner with neighbor- hood groups and nonprofits to ensure appropriate maintenance of these spaces. • Engage the neighborhood in planning for improvements at the south end of Wetherby Park as residentfal neighborhoods develop along its border, and ensure additfonal pedestrian and vehi- cle access to the park with appropriate and safe transitfons between residentfal propertfes and public space. • Consider the feasibility of a small off-leash dog area in South Iowa City. • Explore development potentfal of the former sand dredging pond on the east side of Gilbert Street. If soil stability is not appropriate for development, consider potentfal for recreatfonal or community use of the site (e.g. gardens, urban agriculture, outdoor performance space, etc.). Goal 4: Pursue partnerships with neighborhood and community organizations, nonprofits, and schools to promote stewardship and use of existing parks. • Support efforts by local organizatfons to increase appreciatfon of South Iowa City’s natural fea- tures among residents, including children and youth, through educatfonal and volunteer pro- grams. • Inspire neighborhood/community preservatfon and stewardship of natural areas by promotfng its functfon as wildlife habitat, stormwater filtratfon, flood control, etc. Goal 5: Provide appropriate trail links between parks, neighborhoods, and the new school. • Ensure safe access between the new elementary school and surrounding neighborhoods and parks. • Provide a connectfon between Wetherby Park and Sand Prairie Park. A sand dredging pond located along the east side of Gil- bert Street, near Terry Trueblood Recreation Area, is cur- rently being filled. Future development potential will de- pend on stability of the fill. If it is determined that the site is not suitable for residential uses, the property could be adapted for a park, recreation, or another community use. 38 PLANNED MULTI -USE TRAILS & WIDE SIDWALKS As development continues in the South Dis- trict, the accompanying map will help guide property acquisition for trails that connect with the existing network of trails and other bicycle facilities. Wetherby Park will be at the heart of new development in the area and trail connections to Sand Prairie, Trueblood Recreation Area, and the Sycamore Greenway will provide resi- dents with unique recreational opportunities, access to local natural resources, and indirect- ly encourage physical activity. The Sycamore Greenway could expand into the Kickers Soccer Park to improve access for disabled visitors and provide a loop for walk- ing and biking. Extending connections to the Greenway from Paddock Circle or as wide sidewalks along the future alignment of McCollister Boulevard will also increase use of this resource. Another important addition to the transporta- tion network is the planned trail extension along Highway 6, which will connect residen- tial, commercial, and manufacturing land us- es, allowing residents to walk and bike be- tween these destinations. 39 S t r e e t s , Tra i l s , a n d S i d e w a l k s A r t e r i a l S t r e e t s Arterial streets are the main travel corridors of the city, the primary function of which is to carry traffic through and between neighborhoods. In general, maintaining efficient automobile traffic flow on arterial streets helps to prevent cut-through traffic on local residential streets. Modern arterial street design is intended to accommodate bicycles and pedestrians as well as motorized vehicles. Trees and other landscaping in the right-of-way, between the sidewalk and the street, provide additional separation, creating a safer and more inviting environment for pedestrians and a welcoming entrance into the adjacent neighborhoods. While the design of any specific arterial street is dependent on its context, the basic principles remain the same: provide adequate infrastructure to accommodate anticipated traffic volumes, including comfortable and safe environments for pedestrians and bicyclists. The South District is served by four arterial streets: U.S. Highway 6, McCollister Boulevard, South Gilbert Street, and South Sycamore Street. Due to a lack of connectivity within the local street system, South Iowa City’s arterial streets have taken on a heightened role as travel corridors for all modes of transportation. U.S. Highway 6, a divided four-lane roadway, crosses the entire Planning District, forming its northern boundary. As a federal highway, it functions as a regional vehicular corridor connecting surrounding communities. Because it is the sole east-west travel route for South Iowa City, High- way 6 is an integral connection between residential neighborhoods and commercial and employ- ment areas. Many residents of south-side neighborhoods rely on the highway for their daily trips, even within the district. Much of South Iowa City’s identity, for better or worse, is tied to the highway. Its significance—both as a connection and a barrier—should not be overlooked. Though it provides a convenient and efficient corridor for automobiles moving across the dis- trict, Highway 6 was originally designed and constructed as a federal highway with few accom- modations for non-motorists. Commercial and industrial properties along the corridor are orien- tated toward the highway and have little integration with the local streets that serve the adja- cent neighborhoods. Iowa City constructed a paved trail along the south side of Highway 6, beginning at the Iowa Riv- er (where it branches off from the Iowa River Corridor Trail) and traveling along the commercial corridor, just east of Broadway Street (at Casey’s). Extending the trail will provide better connec- tion between neighborhoods at the east end of the district, including manufactured housing “ A body without good bones will fall apart. . . . Streets are the bones of communities. A community that lacks good streets will suffer in its economy, its social well-being, and its health.”—Robert Steuteville, Better Cities, Better Towns (2015) “If there is one class of improvements which is more necessary, which becomes more permanent and unalterable, or which exerts a stronger influence upon the indi- viduality and general physical aspect of the city, than any other, it is the layout of the streets. The street layout deter- mines, in a very large degree, how the people shall live, how they shall travel to and fro, how they shall work and play; it has a direct influence upon the character of the home and its surroundings, upon the safety, comfort and convenience of the people, and upon the efficiency of govern- ment and the public service.” —B. Antrim Haldeman (1914) 40 parks and multi-family and commercial areas to the west. It will also extend the reach of the trail network for recreational bicyclists. The trail extension is currently on the unfunded Capital Improve- ments Project (CIP) list. According to the 2010 Census, South Iowa City is home to nearly 1,800 school-age children. Some of the highest densities of children live in the multi-family and manufactured housing developments along the highway corridor and near Pepperwood Plaza. Because the junior and senior high schools and one of the elementary schools that serves the South District are all located north of the highway along with the public library, public recreation centers, and most medical and health services, fami- lies with children often cross the highway on a daily basis. Crossing Highway 6, particularly east of Sycamore Street, can be challenging. East of Fairmeadows Drive/Industrial Park Road, there are no sidewalks or trails to serve the industrial uses along the north side of the highway, which employ many residents of South Iowa City. Without the requisite sidewalk facilities to connect into, there are no pedestrian crossings along this portion of the high- way and limited lighting for those who choose to cross in these areas. For residents, especially those who don’t have cars or with limited access to cars, this creates a considerable impediment. Many participants in the planning workshop and online survey asked for safer crossings over Highway 6 to link residents with the rest of Iowa City, especially employment opportunities, shopping, and schools north of the highway. Many called for a pedestrian bridge—an expensive option that requires a sig- nificant amount of space given the flat topography of the area. Others requested longer walk signals to cross the wide roadway. McCollister Boulevard is a planned and much anticipated east-west arterial street that will eventual- ly connect across the South Planning District from the Iowa River east to Heinz Road and then on to Scott Boulevard. An extension of Mormon Trek Boulevard, McCollister Boulevard begins at South Riverside Drive (Old Highway 218), crossing the river into South Iowa City and intersecting South Gil- bert Street before entering into the Sand Hill Estates development where it currently terminates at the city limits. With Highway 6 serving as the only east-west connection across the district, neighborhoods to the east of Wetherby Park and Sycamore Street seem distant from neighborhoods immediately to the west. Neighborhoods east of the Sycamore Greenway are similarly isolated from the larger district, including the new school. An extension of McCollister Boulevard east to Scott Boulevard is essential for providing east-west connectivity and provides an alternative commuter route connecting with Highway 218 and Interstate 380. Work on this extension will likely occur as land is annexed into the city and developed. For many, the visual image of South Iowa City is tied to Highway 6 and its commercial and industrial properties. Residents see the extension of McCollister Boulevard as an important opportunity to The Highway 6 Trail is an important route for pedestrians and bicyclists, providing a route along the highway from Gilbert Street east to Taylor Drive and Hollywood Boule- vard. Extension of the trail to the east will require engi- neering to cover the drainage area on the south side of the roadway. The extension of McCollister Boulevard between Gilbert and Sycamore Streets will provide much needed east- west connectivity for residential areas located south of Highway 6. 41 draw attention to the diverse and family-friendly neighborhoods that lie south of the highway. Par- ticipants in the workshop and on-line survey expressed a desire for a pleasant arterial street that unifies and connects neighborhoods across the district. Because McCollister Boulevard will pass through the heart of South Iowa City’s residential neighborhoods, it should be a welcoming, pedes- trian- and bike-friendly street that is easy to cross and that sets the tone for future development. Buildings on either side of McCollister Boulevard should be oriented toward the street to prevent the corridor from being lined with residential privacy fences. South Sycamore Street is the spine that provides a north-south travel route for neighborhoods east of Wetherby Park. This important roadway enters the northern edge of the district at Highway 6 and continues south before making a 90-degree turn to the west (the Sycamore “L”) where it currently intersects with South Gilbert Street. Along with Gilbert Street it provides connectivity to Riverfront Crossings and Downtown commercial as well as employment areas and schools north of Highway 6. The northern portion of Sycamore Street was originally constructed as a four-lane road and later re- striped to provide a center turn lane as well as shared-lane bicycle markings on both north- and south-bound travel lanes. The reconstruction of the south portion of Sycamore Street will provide an improved connection to Archibald Alexander Elementary School. South of Langenberg, the paved roadway will narrow retaining on-street bike lanes but eliminating the continuous center turn lane. A wide (8-ft.) sidewalk will be provided on the west side of the road and a 5-ft. sidewalk on the east. The remaining right-of-way width will be dedicated to wider parkways (14 feet on the east and 24 feet on the west), which will allow space for street trees to be planted one year after road construc- tion. Roundabouts are planned at the future intersection with McCollister Boulevard and where Syc- amore turns west at the “L.” Cross section of the South Sycamore St. extension 5ft. 14 ft. 6 ft. 11 ft. 11 ft. 6 ft. 24 ft. 8 ft. Two priorities for South Sycamore Street emerged from the planning process: slowing vehicle speeds and cre- ating a more attractive and welcoming entrance to the neighborhoods. Above: a section of Sycamore near High- way 6, where street trees have been established. Below: Further south on Sycamore, subdivisions with rear or side yards that face the street often result in a street corridor lined with privacy fences. 42 South Gilbert Street provides access to residential neighborhoods west of Wetherby Park, a river crossing at the McCollister Boulevard Bridge, the Napoleon Park softball complex, and the newly developed Terry Trueblood Recreation Area (TTRA) before continuing on into the county as Sand Road. Gilbert Street is an important entry and connection between the South District, Downtown Iowa City, and the University’s east campus. The City anticipates greater use of the road as develop- ment occurs around the new south elementary school, including subdivisions that connect into McCollister and Gilbert Streets. Reconstruction of South Gilbert Street is planned from Benton Street to Stevens Drive but does not include any improvements to the Highway 6 intersection. How- ever, it is unlikely these plans will be implemented in the near future. Long-term anticipated arterial improvements: 420th Street/Scott Boulevard and McCollister Boulevard intersection: 420th Street east of Highway 6 has been converted from a rural road to a collector street with public utilities, turn lanes, curb-and -gutter, and sidewalks. The new road serves as the main access to the new industrial park east of the Scott-Six Industrial Park. In the future, intersection improvements for the industrial park will take place south of Highway 6 at Scott Boulevard and the McCollister Boulevard extension. South Arterial: A future two-lane, east-west arterial is contemplated within the growth area approx- imately 2 miles south of U.S. Highway 6. The new arterial would become an integral part of the city’s major street network, providing a new east-west connectfon between U.S. 218, Old Highway 218, Sand Road, and Sycamore Street. L o c a l S t r e e t s The primary function of local streets is to provide access to individual properties and to facilitate circulation within a neighborhood. Local streets in the northern part of the South District are gener- ally arranged in a curvilinear pattern with longer block lengths and numerous cul-de-sacs. This type of street pattern relies on collector streets that “collect” the traffic from the cul-de-sacs and other local streets in a neighborhood and funnel it to the arterials. This type of street system can result in an inefficient transportation network that overburdens certain streets with traffic, discourages walk- ing and biking, and results in inefficiencies for provision of services such as public transit, garbage collection, snow plowing, mail delivery, and emergency services. Iowa City’s subdivision regulations (adopted 2008) help to ensure that future neighborhoods will be designed with better connectivity by establishing a limit on block lengths, discouraging cul-de-sacs, and requiring streets to be extended (stubbed) to the edge of the subdivision. The subdivision regu- lations also require each subdivision to “contribute to the larger interconnected street pattern to ensure street connectivity between neighborhoods, multiple travel routes resulting in diffusion and STREET LAYOUT & WALKABILTY Street layout can increase or reduce the opportunity for children to walk or bicycle to school. In some are- as, the layout of subdivision streets makes routes to school much longer than they need to be—so much so that they become impractical. Neighborhoods developed with long blocks and nu- merous cul-de-sacs become barriers to walking and bicycling to school as they reduce connectivity and increase travel distance between the home and school. Iowa City’s current subdivision regulations (adopted in 2008) limit block lengths along local and collector streets typically to 300-600 feet and require each subdivision to contribute to the larger connected street pattern. Sidewalks are required along all streets. Cul-de-sacs are discouraged except in those areas where due to topography or other conditions, a street connection would be impractical. 43 distribution of traffic, efficient routes for public and emergency services, and to provide direct and continuous vehicular and pedestrian routes to neighborhood destinations.” This not only ensures that a street pattern established in one subdivision can be readily extended through the next, but that the design of one subdivision does not preclude future subdivisions on adjacent property from developing in an efficient manner such that orientation and configuration of blocks is consistent and complementary between subdivisions. On local streets where the speed and/or volume of traffic becomes excessive, the City’s Traffic Calming Program may be implemented. The program uses one or more approaches to reduce speeds or discourage cut-through traffic, including increased police enforcement, improved signage and other driver education techniques, and/or physical changes to the roadway such as speed humps and traffic circles. Streets in the South District that have been identified over the years as possible candidates for traffic calming include Hollywood Boulevard, Lakeside Drive, Langenberg Avenue, Whispering Meadows Drive, and Whispering Prairie Avenue. Some of these neighborhoods have requested a traffic calming study and did not qualify. It is up to the residents along these streets to request that a traffic calming study be conducted by the City. If, based on a traffic study, the subject street is identified as an appropriate candidate for traffic calming, a majority of residents along the street must be in favor of any proposed traffic calming strategies before they will be con- sidered. C o m p l e t e S t r e e t s The City has adopted a new Complete Streets Policy. This means that all new streets as well as im- proved streets will be designed and constructed to accommodate all modes of transportation – cars, bicycles, pedestrians, and public transit, and to provide ADA-compliant curb ramps. South District workshop participants were overwhelmingly supportive of the effort to improve streets in the South District to facilitate and encourage use of alternative modes of transportation. In 2009, the City of Iowa City partnered with the Metropolitan Planning Organization of Johnson County to draft the Metro Bicycle Master Plan, which outlines new strategies to create an accessible and coordinated bike network throughout Iowa City and the larger metropolitan area. The Metro Bicycle Master Plan identifies opportunities for on-street bike routes, including a signed bike route along Sycamore Street and trail improvements along Gilbert Street. To increase awareness and ac- cess to the network, the plan also recommends that way-finding signs be installed on area trails. As mentioned previously, it is an important objective of the South District Plan to provide better way- finding signage along off-street trails and along area streets that are designated as bike routes. There are a number of streets in the South District that were constructed at a time when sidewalks were not required. Unfortunately, this has resulted in gaps in the district’s sidewalk network. In ad- “The City of Iowa City intends and expects to real- ize long-term cost savings in improved public health, reduced fuel consumption, better environ- mental stewardship, and reduced demand for motor vehicle infrastructure through the imple- mentation of its Complete Streets Policy. Com- plete streets also contribute to walkable neigh- borhoods, make the community attractive to new business and employment, create a sense of com- munity pride, and improve quality of life.” — from the Iowa City Complete Street Policy (adopted March 23, 2015) “Since school zones are locations frequented by children, making the area safe for children at any time of day is a sound investment for the community.”—Safe Routes to School National Partnership 44 dition, residential areas that were developed outside the city limits were not required by the County to construct sidewalks. Due to increasing public demand for a complete sidewalk network, the City Council established a sidewalk infill program, whereby gaps are identified and funds set aside each year to construct missing pieces of the sidewalk network. Priority is given to main pedestrian routes, such as routes to school and along arterial and collector streets. Subdivisions located in the county that are annexed into the city would become eligible for this sidewalk infill program. Improving pedestrian safety is also a priority. The City will continue to work with the school district to identify safe routes to schools. To improve pedestrian safety, marked crosswalks are typically painted at signalized intersections, at official school route crossings, and at other high-volume inter- sections. Public requests for marked crosswalks in other locations are evaluated carefully. While well -designed crosswalks are important to pedestrian safety, marking crosswalks at locations where driv- ers do not expect them or where pedestrian traffic is sporadic can actually reduce pedestrian safety by giving pedestrians a false sense of security when crossing the street. The City evaluates each pro- posed crosswalk to determine if it is warranted and safe. W a l k a b i l i t y In general, participants in the on-line survey and community workshop find the South District walka- ble for recreational purposes, and are enthusiastic about the extensive trail system in South Iowa City. However, walking or biking to meet daily needs or for travel can be more challenging due to the lack of street connectivity (especially east to west), requiring heavy reliance on Sycamore Street and Highway 6 by all modes of transportation. Neighborhoods in the west portion of the district and those east of the Sycamore Greenway, includ- ing the manufactured housing parks, can feel isolated or cut off from many destinations within the district, including parks. This can present special challenges for children traveling to school or recrea- tional opportunities within the district as well as those in areas north of Highway 6. The extension of McCollister Boulevard and construction of new trail sections, including an extension of the Highway 6 trail, are seen as essential to creating better physical and social connection throughout the district. PRINCIPLES OF WALKABILITY Pleasant factor: Separation from cars and traffic, shade trees, things to see along the way . . . Proximity to home: How far is it? Is it practical to walk there? Physical access & infrastructure: Sidewalks and trails to mark your path along with crosswalks, traffic signals, and lighting to make it safe. Places to go: A sensible mix of destinations, such as parks, schools, coffee shops, neigh- borhood activities. 45 T r a i l s Trails are critfcal components of the South District’s transportatfon network. In additfon to providing recreatfonal opportunitfes, the trails offer low-cost, energy-efficient transportatfon to schools, em- ployment, and commercial destfnatfons. Notably, the South District offers access to two popular trails in the metro area: the Iowa River Trail and South Sycamore Greenway. The Iowa River Trail and Terry Trueblood Recreatfon Area (TTRA) directly link our community to out- door actfvitfes and connect Southside residents to the Downtown Business District and University of Iowa campus. The 2.2-mile South Sycamore Greenway is anchored at the north by Grant Wood Ele- mentary and Kickers Soccer Park to the south. The Greenway functfons as a stormwater detentfon area that reduces run-off into the Iowa River. As areas south of the school are annexed into the city, a trail connectfon or sidewalk will connect the Greenway to TTRA. P u b l i c T r a n s i t Public bus transit is a crucial part of the South Iowa City transportation system with more than 500,000 rides annually on routes that serve the area. All south-side routes circulate through the northern portion of the district and provide access to the commercial and industrial areas along Highway 6. They include the Lakeside, Eastside Loop (during school), Mall, Cross Park, and Broadway routes. The Lakeside Route has the highest bus ridership of any route in Iowa City. Residential development around the new elementary school in addition to weekend activity at Kick- ers Soccer Complex and Terry Trueblood Recreation Area may prompt changes to current bus routes. There has long been support for loop routes that do not terminate downtown, but instead provide residents with direct service to major shopping and employment areas. Commercial devel- opment along both sides of the river, along Highways 6 and 1 (e.g. Walmart, Aldi’s, Hy-Vee, Pepper- wood Plaza, and Sycamore Mall), could ideally be served as part of loop route. The absence of a grid system creates a challenge for extending service further into the residential neighborhoods and, be- cause there is no east-west connection across the district south of Highway 6 and minimal connec- tivity to areas east of the Greenway, potential bus routes are limited. The extension of McCollister Boulevard will make for an efficient loop route and allow transit to reach more areas in the South District. Participants in the planning process expressed a desire for improved signage and transit information at bus stops, expanded hours of transit service, and service on Sundays. There is also a need for ad- ditional bus shelters in some locations in the South District. Iowa City Transit will be addressing many of these concerns as part of a comprehensive study of its current service. Bus stops are being redesigned and “Bongo” software makes route information and accurate arrival times accessible to the public by computer and smart phone. Wireless service is now available on all buses. BENEFITS OF WALKABILITY Health • Men and women age 50 –71 who took a brisk walk nearly every day had a 27% reduced death rate compared to non- exercisers. • The average resident of a walkable neighborhood weighs 6 to 10 pounds less than someone who lives in a car-dependent neighborhood. Economic • Save money: Transportation is the second largest expense for Ameri- can households. • Make money: 1 walk score point is worth $700-$3,000 in home value. Community Connection • Studies show that for every 10 minutes a per- son spends in a daily car commute, time spent in community activities falls by 10%. • People living in walkable neighborhoods trust neighbors more, participate in community pro- jects, and volunteer more than in non-walkable areas. 46 STREETS, TRAILS, SIDEWALKS —GOALS AND OBJECTIVES The following goals and objectives for streets, trails, and sidewalks were formulated with input from participants in the planning workshop and on-line survey. Improvements to rights-of-way, including sidewalks and trails, are the responsibility of the City and developers. GOAL 1: Improve connections between residential neighborhoods and commercial and industrial properties on both sides of Highway 6 and explore ways to reduce the barrier effect that this ma- jor traffic corridor has between South Iowa City and areas to the north. These improvements will require funding by Iowa City and/or grant funds, as well as cooperation from the Iowa Depart- ment of Transportation. • Evaluate pedestrian crossings along the length of Highway 6 for safety improvement. • Construct pedestrian facilitfes that connect to industrial and commercial propertfes north of Highway 6. • Review pedestrian signal tfmes and explore improved signage, median design/landscaping, and lightfng to improve the actual and perceived safety of Highway 6 crossings. • Extend the Highway 6 trail east to Heinz Road to ensure safety for pedestrian and bicycle access across the district • Extend a sidewalk/trail connectfon along Highway 6 and across the bridge to Riverside Drive. GOAL 2: Prioritize the extension of McCollister Boulevard as an integral element in improving connectivity and access for South Iowa City and to spur the development of a high-quality neigh- borhood surrounding the new school. • The new road should enhance movement between neighborhoods by providing appropriate crossings, including medians or traffic controls where needed. • Design and construct McCollister Boulevard as a welcoming and attractfve entrance to the South Iowa City neighborhoods by including trees, landscaping, lightfng, public art, or other features that foster a distfnct identfty for the district. Trees and other landscaping along arterial streets can help buffer neighboring homes from noise and other activity and provide a sense of comfort and safety for pedestrians. Roundabouts offer an opportunity to enhance the ap- pearance and identity of public streets. The above examples are from Holiday Road and 12th Avenue in Coralville. 47 GOAL 3: Enhance safety and aesthetics along arterial streets. • Provide safe and accessible street crossings at key locatfons, such as entrances to commercial centers, parks, and school sites, and where designated trails cross arterial streets. • Design the extension of South Sycamore Street and McCollister Boulevard to moderate vehicle speeds and maximize safety for children traveling to and from school. Consider the feasibility of on-street parking to slow traffic if a neighborhood commercial area develops. • Where appropriate, include crosswalks, signals, or median islands as well as lighted trail connec- tfons. • Enhance aesthetfcs of arterial streets with trees, landscaping, lightfng, public art, or other fea- tures that support housing and subdivision designs oriented toward the street. GOAL 4: Maximize walkability and connectivity in all neighborhoods, especially those east of the Greenway. • Align collector streets along arterial streets to provide for safe crossing of neighborhood bound- ary streets, partfcularly for pedestrians and cyclists. • Fill in gaps in the sidewalk network and ensure ADA-compliant curb ramps throughout the dis- trict as intersectfons are improved, including connectfons to multf-family developments. • As residentfal development extends south toward the school, ensure multfple safe and logical walking routes to the school, including well-marked crosswalks for schools. • Provide count-down tfmers at high-volume intersectfons. • As re-development of commercial areas occurs, work to establish improved street, trail, and sidewalk connectfons to better integrate shopping centers with surrounding neighborhoods. • Improve lightfng along residentfal streets if needed for safety. Consider lightfng along off-street trails, such as at trail head areas or connectfons to parks in order to enhance safety. • Adopt a form-based code that promotes walkable neighborhoods and encourages the use of alternatfve modes of transportatfon and reduces car dependence. Physical Infrastructure for Pedestrian Safety Well maintained sidewalks and trails. Clearly marked crosswalks. Good intersection controls where needed. Reduced vehicle speeds. Separation between sidewalk and street. 48 GOAL 5: Create an accessible and well-coordinated bike network that allows bicyclists to con- nect to schools, parks, and commercial areas. • Construct a wide sidewalk from South Sycamore Street to the Terry Trueblood Recreatfon Area. • Construct a trail along the trunk sewer easement to connect residentfal development in Sand Hill Estates to Archibald Alexander Elementary. • Establish a bike trail or on-street route to connect the Sycamore Greenway Trail and Court Hill Trail. • Create unique and easily identffiable signage or other wayfinding methods to help cyclists find bike routes and off-street trails. • Encourage visible and well-designed bike facilitfes as part of any redevelopment plans in South Iowa City. • Wherever street widths permit, consider establishing or improving on-street bike facilitfes, such as “sharrows,” bike lanes, or bike boulevards. GOAL 6: Improve and expand transit service. • Consider the expansion and diversificatfon of bus routes and stops , including loop service, to connect residentfal neighborhoods with schools, parks, and recreatfonal opportunitfes (e.g. Kickers Soccer Complex and Terry Trueblood Recreatfon Area), and major commercial areas along Highways 1 and 6. • Raise awareness and improve access to transit service by providing well-marked bus stops with posted schedule and route maps. • Consider attractfve bus shelters, especially at commercial centers and public parks, and adopt-a -shelter programs with neighborhood organizatfons and commercial centers to help ensure shelters are well-maintained. 49 Commercial Areas The South Planning District is served by commercial areas located along or near the Highway 6 corri- dor, most notably Pepperwood Plaza and the Waterfront Hy-Vee area. Although it is just outside the South District boundaries, the Iowa City Marketplace (formerly Sycamore Mall) is commonly considered an important commercial center serving the South District. Pepperwood Plaza and Sycamore Mall once offered a wide variety of retail goods and services. In the late 1990s many of Iowa City’s natfonal retailers moved to the Coral Ridge Mall and in 2013 Von Maur department store moved to the River Landing in Coralville. This has left South Iowa City and much of the east side with fewer shopping optfons, especially children’s items, clothing, sportfng goods, and housewares. Partfcipants in the on-line survey and community workshop eagerly antfcipate redevelopment and improvement of commercial areas within and adjacent to the district. Aesthetfc improvements along the Highway 6 and South Gilbert Street commercial corridor, opportunitfes for local and neighborhood-serving businesses, and improved pedestrian and bike facilitfes are seen as prioritfes. The viability of any commercial business—shops, restaurants, and services—depends on the market demand in the area in which the business is located. Populatfon, residentfal density, and proximity to customers as they commute to and from work are essentfal for many retail businesses. New resi- dentfal development around the elementary school and improved connectfvity made possible by the extension of McCollister Boulevard have the potentfal to strengthen the commercial prospects in South Iowa City. While this will take tfme, efforts to make the area more attractfve and to raise the profile of South Iowa City for residentfal development will also enhance prospects for commercial development. Highway 6 Commercial Corridor As stated above, commercial development in the South District is concentrated along and to the south of Highway 6. While this busy traffic corridor offers the visibility and traffic actfvity that many businesses desire, competftfon from new commercial centers and big box or discount stores in other parts of the trade area, along with changes in the retail market due to the rise of on-line shopping have had an impact on large shopping centers, including Pepperwood Plaza. Designed with large buildings set back from the road behind ample parking lots, this sort of shopping center is appropri- ate for large natfonal or regional chain stores. The format is less adaptable for small or unique busi- nesses that are less able to capture the attentfon of passing motorists. The Highway 6 Urban Renewal Area was estab- lished in 2003 with a goal of strengthening com- mercial activity in existing core areas and neighbor- hood commercial centers and discouraging the proliferation of new major commercial areas. The City makes available tax increment financing as a means to help finance the construction of some of the necessary private and/or public infrastruc- ture improvements within the Highway 6 Commer- cial Urban Renewal Area. In addition, the City makes available the use of tax increment financing (TIF) to provide rebates for qualifying businesses or development projects within the Urban Renewal Project Area. This agreement will expire in 2025. Improvements may include stormwater manage- ment facilities, public streets and sidewalks, entry- way enhancements, sanitary sewers, storm sewers, and open space improvements. Site improvements may include design and construction of buildings and building additions; grading for building con- struction and amenities; adequate paving and park- ing; adequate landscaping; and on-site utilities. 50 While the nature of Highway 6 commercial corridor will likely remain car-centered, residents in the surrounding neighborhoods expressed a desire to tame the auto-dominated character of these shopping areas and improve their aesthetfc appeal. Making these areas accessible and invitfng to pedestrians, cyclists, and transit users by connectfng into the local street network should be a priori- ty. Aesthetfc improvements, including landscaping and shade trees to break up large parking areas, may entfce shoppers to linger and could help foster a sense of place that encourages neighborhoods to identffy with commercial areas. Such efforts could also help to improve the prospects for small or local businesses . Façade and parking area improvements made to Waterfront Hy-Vee at the tfme of its expansion offer an example for future redevelopment in the area. Other models can be found along Highway 1, west of the river, where landscaping and other parking design requirements have softened views of very large parking areas. Longer term, any redevelopment of propertfes in the Highway 6 corridor should emphasize bringing buildings closer to the street, pedestrian accessibility, more efficient use of land , and introducing mixed use development South Gilbert Street Commercial Corridor: The South Gilbert Street Commercial Corridor is generally located between Highway 6 and the CRANDIC Railroad. The 1997 South District Plan called for general commercial development in this area, including along Stevens Drive and Southgate Avenue, with a focus on creatfng a more attrac- tfve, well-landscaped entrance to the City. At the tfme, most of the undeveloped land was zoned for Intensive Commercial (CI-1), a classificatfon that provided areas for businesses with operatfons char- acterized by outdoor storage and display of merchandise, by repair and sales of large equipment or motor vehicles, or by actfvitfes or operatfons conducted in buildings that are not entfrely enclosed. In 2006, propertfes along Stevens and Waterfront Drives, east of Gilbert Street, were rezoned to Community Commercial (CC-2). Propertfes south of Southgate remain in the CI-1 zone. More re- cently, the CI-1 zone was amended to allow a wider range of commercial uses, including retail and restaurant uses. Little new development has occurred in the area around the Southgate Avenue and Gilbert Street intersectfon. This may be due in part to the risk of flooding. During major rainfall events, the intersectfon of South Gilbert and Stevens Drive is frequently flooded and all but a few commercial propertfes south of Highway 2 and west of the railroad are in the flood hazard area. While future residentfal development within the South District, especially in areas along South Gil- bert Street may improve development prospects in this area, the character of development that can be antfcipated along this corridor is uncertain. Close proximity to Riverfront Crossings and the Down- town, and UI Campus, along with ready access to the Iowa River Corridor Trail and future riverfront park, may make this area attractfve to a variety of uses, including mixed use or residentfal. It is important to carefully consider the impact of future development on the adjacent residentfal and commercial neighborhood. The area to the east of the railroad tracks is currently a mix of tradi- The areas highlighted in yellow indicate vacant commercial properties that front onto South Gilbert or Southgate Ave- nue. Redevelopment in the Riverfront Crossings District to the north of Highway 6 along with new residential develop- ment in areas to the south of the Crandic Railroad may gener- ate new interest in these properties for commercial uses. 51 tfonal CI-1 uses along with a number of social service agencies and the Hilltop Mobile Home Park. Any proposal for residentfal or mixed use development in the area should be scrutfnized to ensure that it contributes to the stability of the neighborhood. With any development or street improve- ments in this area, the attractfve landscaped entryway envisioned in the previous plan should remain a high priority. Neighborhood Commercial Areas The future land use maps includes a small area designated as urban main street mixed use at the intersectfon of McCollister and Sycamore Street and other neighborhood nodes designated as “open” subareasan existfng Community Commercial (CC-2) property at the intersectfon of McCollis- ter Boulevard and South Gilbert Street. The goal of these with both areas is to create opportunitfes for small-scale commercial uses that principally serve the surrounding residentfal neighborhoods. In additfon to small retail and personal service uses, neighborhood commercial areas may include instf- tutfonal uses (e.g. daycare, churches or educatfonal facilitfes) as well as neighborhood-serving office uses (e.g. medical offices). Commercial uses are limited in size to promote a local orientatfon to min- imize potentfal adverse impacts on nearby residentfal propertfes. WhereA small neighborhood commercial areas are may be appropriate, on the east side of Gilbert Street at the intersectfon of McCollister, but careful consideratfon should be given not to detract from existfng commercial zones along Gilbert, including the existfng zone on the west side of the street, or the commercial node at McCollister and Sycamore. Such smaller neighborhood commer- cial an areas should be part of a master plan that shows a thoughtiul transitfon to the surrounding single-family residentfal area. Zoning code standards for neighborhood commercial areas ensure that development is compatfble in scale and intensity to the surrounding residentfal neighborhoods. Building placement and design requirements help to create an environment that is invitfng to pedestrians and that minimizes the impact of automobiles. To functfon as a successful neighborhood center, the design of the mixed-use area should incorpo- rate pedestrian and bike accessibility as well as a transit stop. Including a small plaza, park, or other communal space within the development will help to make this corner a neighborhood gathering place and an anchor for the adjacent neighborhoods. As noted above, commercial uses depend on surrounding residentfal density and actfve commutfng routes in order to be successful. It will take tfme for this area to develop enough of a populatfon to support even a small business, such as a coffee shop. Allowing moderate density housing (10-20 units per acre) in the area immediately around these commercial areas and providing residentfal units above the commercial ground floor may help to improve the prospects for businesses and may encourage pedestrian trips and extension of transit services. Ensuring that these higher density uses are well designed and constructed will help to ensure that density is also an asset to the neighbor- hood as a whole. Traditional gas station site design. A re-oriented site design with the gas station canopy located behind a storefront at the corner. This could allow the site to offer more than gas/convenience retail. This may be an appropriate site design for the commer- cial corner at McCollister Boulevard and South Gilbert. 52 COMMERCIAL AREAS —GOALS AND OBJECTIVES The following goals and objectives for commercial areas were developed with input gathered dur- ing the South District planning process. Achieving these goals may require collaborative efforts by business owners, associations, property owners, and developers. GOAL 1. Improve the aesthetic appearance of commercial areas along Highway 6 and other commercial streets within the district (e.g. Boyrum, Keokuk). • Improve the aesthetfc appeal/appearance of the Highway 6 and South Gilbert Street Commer- cial Corridors—both within the right-of-way and on adjacent commercial property—taking cues from aesthetfc improvements planned along Riverside Drive as well as landscaping improve- ments west of the river on Highway One. • With any proposed redevelopment of Pepperwood Plaza, encourage a reductfon of large parking areas to create more invitfng social and pedestrian space. Include shade trees, distfnctfve land- scaping, invitfng pedestrian routes, and amenitfes such as seatfng, bike facilitfes, and art. • Encourage landscape improvements for other existfng commercial propertfes/neighborhoods and enforce compliance with landscaping standards as well as maintenance of required land- scaping. • Encourage commercial areas to adopt a common design theme—taking cues from Olde Towne Village at the corner of Scott Boulevard and Rochester Avenue—to create a sense of contfnuity and identfty (e.g. façade design, signage, lightfng, landscaping). • Ensure that small commercial areas, such as those contemplated or zoned along McCollister Boulevard, are designed to complement the adjacent residentfal neighborhood and contribute to an attractfve gateway to the South District by encouraging attractfve landscaping, screened parking areas and/or parking behind the building, minimal exterior lightfng, bike facilitfes, and connectfon to pedestrian routes. Landscaping, shade trees, and pedestrian islands can help break up large parking areas. 53 GOAL 2: Improve connectivity between commercial areas and adjacent residential. • As development and redevelopment occur, integrate shopping areas with adjacent residentfal neighborhoods by providing improved street, sidewalk, or trail connectfons and enhance entry- ways with art, landscaping, and wayfinding. • Encourage attractfve and readily identffiable bike parking and transit stops within commercial development areas. GOAL 3: Engage the community in re-thinking South Iowa City’s commercial areas by encouraging (sponsoring) unique events such as food or cultural festivals, roller derby or roller skating, mini- concerts, farmers market or food trucks nights at Pepperwood Plaza and other commercial areas. GOAL 4: Support development and redevelopment of areas identified as commercial in the fu- ture land use plan maps, ensuring that commercial areas and uses contribute to the long-term vitality and appeal of adjacent neighborhoods. • As the nearby Riverfront Crossings builds out, re-evaluate the development potentfal and zoning of propertfes in the South Gilbert/Southgate Avenue area. Explore the potentfal for mixed use/ residentfal or instftutfonal uses. Any proposed rezoning of this area should be scrutfnized to en- sure that new development contributes to the overall health of the surrounding neighborhood, including nearby residentfal areas. • Consider opportunitfes for small neighborhood commercial or mixed use nodes at key intersec- tfons, such as where McCollister Boulevard intersects with Gilbert and Sycamore Streets and encourage quality design and constructfon that enhances adjacent residentfal or public open space areas. • Support local and independent businesses in South Iowa City through targeted promotfonal efforts and by encouraging alliances among businesses and property owners. • Encourage or create incentfves to attract neighborhood-serving businesses—e.g. daycare, coffee shop, medical office, music or dance studios, salons and other personal services, etc., to com- mercial areas. • Adopt a form-based code that provides for a compatfble mix of non-residentfal uses, including commercial nodes that serve the needs of the neighborhood. A few fun event ideas suggested for making commer- cial areas—especially large parking areas—more socially active: outdoor sport demonstrations, such roller derby or basketball, food truck night with live music, and art events such as a Chalk the Lot festival. Photo copyright Greeley Tribune. 54 GUIDING PRINCIPLES FOR FORM-BASED LAND USE Generally: − Promote, preserve, and enhance community design and character in support of the community's vision of a college town with a vari- ety of neighborhoods with centers along pleasant and convenient corridors that connect the City; − Reinforce the urban pattern of mixed-use walkable districts, resi- dentfal neighborhoods, and multf-modal corridors with centers serving as amenitfes and focal points for community actfvity; − Ensure appropriately-scaled development for a variety of physical contexts; − Support a diversity and wide variety of housing choices appropri- ate to their locatfon; − Ensure that each building plays a role in creatfng a better whole; and − Promote development patterns that support safe, effectfve, and multf-modal transportatfon optfons for all users and help reduce greenhouse gas emissions. Within residentfal neighborhoods: − Protect the character of established neighborhoods and build upon and reinforce the unique physical characteris- tfcs of the City's neighborhoods; − Support walkable neighborhood patterns through highly interconnected networks of multf-modal streets that are safe for pedestrians and bicycles; − Promote neighborhoods with quality housing and a diver- sity of context-sensitfve housing choices. Within districts and employment centers: − Create new districts and centers that accommodate appropriately scaled infill housing, mixed-use, and cultural development; − Facilitate transitfons from single-use employment centers to mixed-use districts that are compatfble with adjacent residentfal neighborhoods and public access. Along corridors: − Promote a wide variety of housing choices; − Promote small local businesses as an important part of the City's economy; − Promote incremental infill and revitalizatfon; − Enable neighborhood main streets as centers to become vibrant social and commercial focal points, with services and amenitfes for the surrounding neighborhoods located within a safe, comfortable walking distance of homes; − Balance pedestrian comfort and place making with traffic efficiency; and − Promote and accommodates high-quality community de- sign. 55 Form -Based Land Use Zoning through a Form-Based Code (FBC) represents a paradigm shift in the way that the built environment is regulated. Unlike conventfonal, use-based codes, FBCs utflize the intended physical form and character of a context type, rather than use as the organizing framework of the code. Further, FBCs regulate a series of elements not just to create a good individual build- ing, but a high-quality place. The terminology in FBCs reflects the intended physical form and hierarchy of different places. For example, instead of a zone being "commercial" or "mixed use," it might be called "main street." The term tfes back to the intended physical form or place, which includes a mix of uses, civic spaces, thoroughfares, frontages, and building types that create vibrant walkable urbanism. For this reason, FBC also do not regulate by maximum density, which is a change from previous use-based standards utflized by the City. While FBCs primarily regulate the intended physical form, they regulate use secondarily. FBCs allow a range of uses that are carefully chosen to maximize compatfbility between uses and the intended physical form. Use tables are simplified and categorized by use type, and clearly de- fined, to allow a greater degree of administratfve decision-making related to partfcular uses. Most FBCs use an organizing principle called the Natural-to-Urban Transect. This enables a cus- tomized framework of zones for a community that are based on intended physical character (or form). The Natural-to-Urban Transect: The Framework for Form-Based Codes: The Natural-to-Urban Transect is the organizing principle used in most Form-Based Codes (FBC). It establishes a hierarchy of physical environments or 'transects' from the most natural to the most urban. The designatfon of each transect along this hierarchy is determined first by the phys- ical character, form, intensity of development, and type of place, and secondly by the mix of uses within the area. This hierarchy of physical environments becomes the framework for the entfre FBC, replacing use as the organizing principle as in conventfonal, use-based zoning. Each transect is used to reinforce existfng or create new walkable environments. Form-Based Codes foster predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the code. These codes are adopted into city or county law as regulations, not mere guidelines. Form-Based Codes are an alternative to conventional zoning. - Form-Based Codes Instftute 56 The model transect for American communitfes is divided into six individual transects: Natural (T1), Rural (T2), Walkable Neighborhood/Sub-Urban (T3), General Urban (T4), Urban Center (T5), and Ur- ban Core (T6), together with a District (D), designatfon for areas with specialized purposes (e.g., heavy industrial, transportatfon, or university districts, among other possibilitfes). Each transect is given a number. Higher numbers designate progressively more urban environments, and lower numbers designate less urban and natural environments. These transects were used to help devel- op the new future land use map shown on page 60. Because the South District is located on the edge of Iowa City, it includes only designatfons from the T3 Suburban and T4 General Urban tran- sects. Implementatfon in the South District: Form-based standards that are consistent with this plan should be considered for greenfield sites in the South District. Implementatfon would need to occur through amendments to the City’s Zoning and Subdivision Codes. Any form-based standards should include specific approval criteria to determine if rezonings demon- strate substantfal compliance with the Comprehensive Plan. The future land use maps show only one possible way that the City may develop. Specific approval criteria defining consistency helps pro- vide more predictability to neighbors, developers, and the community as to what development may look like compared with previous zoning standards. Example of Transect 3: Suburban Form Example of Transect 4: General Urban Form 57 S o u t h D i s t r i c t F u t u r e L a n d U s e P l a n M a p 58 Low to Medium Density Residential: 2-8 dwelling units/acre Intended primarily for detached single-family housing. Duplexes are allowed on corner lots in all single-family zones. In some areas attached housing may be located along arterial streets or adjacent to permanent open space. The resi- dentfal density for a property should reflect the nature of the site and take into account sensi- tfve environmental features, topographical con- straints, street connectfvity, and compatfbility with historical development patterns. Low to Medium Mixed Residential: 8-13 dwelling units/acre Intended for medium- to high- density single- family residentfal development, including small lot detached single-family units, zero lot line development, duplexes, and townhouses. Suita- ble for sites where a single loaded street is de- sirable to provide visibility and access to public open space, or where clustering is desirable to protect sensitfve environmental features. Low- density multf-family residentfal may also be considered if buildings are designed in a man- ner that is compatfble in scale and design to the lower scale residentfal dwellings in the neigh- borhood (e.g. triplexes and 4- or 6-plexes). Higher density housing should be located at the edges of neighborhoods, principally in areas with good street connectfvity, access to open space or parks, trails, and transit. Multi-Family 12-24 dwelling units/acre Propertfes developed prior to 2015 may have been established at higher densitfes, partfcular- ly in neighborhoods close to Highway 6. The “New Neighborhoods” sectfon of the plan (page 18) includes language describing the density, locatfon, and design quality that will be part of any rezoning to allow multf-family housing. Higher-density zoning designatfons may not be suitable for areas with topographical con- straints or limited street connectfvity or access. Preferred locatfons for new multf-family devel- opments are along main travel corridors or in- tersectfons, especially near permanent open space or adjacent to commercial development. Commercial Areas intended to provide the opportunity for a large variety of commercial uses, partfcularly retail commercial uses, which serve a major segment of the community. Mixed-Use An area intended for development that com- bines commercial and residentfal uses. Individu- al buildings may be mixed-use or single-use. Development is intended to be pedestrian- oriented, with buildings oriented to the street with sidewalks, street trees and other pedestri- an amenitfes. Buildings with residentfal uses should be designed to ensure a comfortable and functfonal environment for urban living in close proximity to commercial uses. The mix of uses requires special consideratfon of building and site design. Public Institutional Property that is publicly owned and used for a public purpose, including public schools, and City, County, State, and Federal offices or facili- tfes. If the property is proposed to be sold to a private entfty for a non-public use, then the land should be rezoned to be compatfble with the surrounding neighborhood. Public Parks/Open Space Indicates existfng or potentfal public open space intended for the protectfon of sensitfve natural features, stormwater management, and/or to provide for passive, actfve, recreatfonal, or oth- er public open space needs, and/or to protect the aesthetfc values of the community.* Private Open Space Indicates existfng or potentfal open space on private land that is important for the protectfon of sensitfve natural features and/or provides for stormwater management, and/or for private, shared passive or recreatfonal opportunitfes for adjacent propertfes, and/or to protect the aes- thetfc values of the community.* *A public or private open space designatfon on land that is not currently designated as open space may indicate that an area is largely unsuitable for development due to envi- ronmental or topographical constraints or may indicate that an opportunity to acquire needed open space is pos- sible if current land uses are discontfnued. While these areas are best reserved or acquired for open space, devel- opment may occur on privately held land if a proposal meets the underlying zoning requirements and the re- quirements of the Iowa City Sensitfve Areas Ordinance. S o u t h D i s t r i c t F u t u r e L a n d U s e P l a n M a p D e s i g n a ti o n s 59 S o u t h D i s t r i c t F u t u r e L a n d U s e P l a n M a p Areas Subject to Form-Based Land Use (see Map on p. 60) 60 TRANSECT 3: SUBURBAN Neighborhood Edge: A walkable neighborhood environment of detached, small-to-large building footprint, low-intensity hous- ing choices from House Large, Duplex Side-by-Side to Cottage Court, supportfng and within short walk- ing distance of neighborhood-serving retail, food and service uses. Buildings are house-scale and de- tached in nature. Both design site widths and build- ing footprints are small-to-large with medium-to- large front setbacks and medium Side Setbacks. Homes are up to 2.5 stories tall, and frontage types include Porch, Dooryard and Stoop . Neighborhood General: A walkable neighborhood environment of small foot- print, low-intensity housing choices from House Small, Duplex Side-by-Side, Duplex Stacked, Cottage Court, Multfplex Small to Townhouse, supportfng and within short walking distance of neighborhood- serving retail and services. Buildings are house-scale and detached in nature. Design site widths are small- to-large with a small building footprint and medium front and side setbacks. Homes are up to 2.5 stories tall, and frontage types include Porch, Dooryard and Stoop . TRANSECT 4: GENERAL URBAN Neighborhood Small: A walkable neighborhood environment of small-to- medium-footprint, moderate-intensity housing choices from Cottage Court, Multfplex Small, Court- yard Building Small to Townhouse, supportfng and within short walking distance of neighborhood- serving retail and services. Buildings are primarily house-scale with both attached and detached vari- ants. Design site widths, building footprints, and front and side setbacks are all small-to-medium. Homes are up to 2.5 stories tall, and frontage types include Porch, Dooryard and Stoop. Neighborhood Medium A walkable neighborhood environment of small-to- medium-footprint, moderate-intensity housing choices from Cottage Court, Multfplex Small, Court- yard Building Small to Townhouse, supportfng and within short walking distance of neighborhood- serving retail and services. Buildings are primarily house-scale with both attached and detached vari- ants. Design site widths and building footprints are medium, while front and side setbacks are small. Homes are up to 3.5 stories tall, and frontage types include Porch, Dooryard Stoop, Forecourt and Ter- race . Main Street A walkable, vibrant district of medium-to-large- footprint, moderate-intensity, mixed-use buildings and housing choices from Townhouse and Courtyard Building Large to Main Street Building, supportfng neighborhood-serving ground floor retail, food and services, including indoor and outdoor artfsanal in- dustrial businesses. Buildings are block-scale and attached in nature. Design site widths are medium, and building footprints are medium-to-large with front and side setbacks that are small-to-none. Buildings are up to 3.5 stories tall, and frontage types include Dooryard, Stoop, Forecourt, Maker Shopfront, Shopfront, Terrace, Gallery and Arcade . OTHER DESIGNATIONS Open Subareas: Open subarea designatfons may be applied to T3 Neighborhood General, T4 Neighborhood Small, or T4 Neighborhood Medium zones. The subzone al- lows more uses than the base zone but maintains the same form and character. As such, open subare- as provides additfonal flexibility at or near intersec- tfons that functfon or can functfon as a neighbor- hood node of non-residentfal uses . Public or Private Civic/Park/Open Space Indicates existfng or potentfal civic or open space on public or private land that is important for the pro- tectfon of sensitfve natural features and/or provides for stormwater management, and/or for private, shared passive or recreatfonal opportunitfes for ad- jacent propertfes, and/or to protect the aesthetfc values of the community. This designatfon may indi- cate that an area is unsuitable for development due to environmental or topographical constraints. De- velopment may occur if a proposal meets the under- lying zoning requirements and requirements of the Sensitfve Areas Ordinance . F o r m -B a s e d F u t u r e L a n d U s e D e s i g n a ti o n s 61 F o r m -B a s e d F u t u r e L a n d U s e M a p Form-Based Land Use Designatfons 62 F u t u r e T h o r o u g h f a r e M a p 63 Date: August 5, 2021 To: Planning & Zoning Commission From: Anne Russett, Senior Planner and Kirk Lehmann, Associate Planner; Neighborhood & Development Services Re: Follow-up to 7/15 Commission comments on the draft form-based zones and standards (REZ21-0005) Introduction At the Planning and Zoning Commission’s July 15, 2021 meeting, the Commission had a few questions and comments regarding the draft form-based zones and standards. This memo provides a summary of those comments and staff’s response. Summary of Comments and Staff Responses Comment #1: Many concerns and questions were raised regarding the proposed regulatory incentives for voluntary affordable housing Staff Response: Housing is considered “affordable” if a household pays less than 30% of its gross annual income on rental or owner housing costs. Rental costs include the combined cost of rent and selected utilities, while homeowner costs refer to mortgage and insurance payments, and selected utilities. Because affordable housing depends on a household’s income, it can change with every new occupant and increase or decrease over time. Income Limits Most affordable housing programs are targeted towards housing that is affordable to low-income households. The US Department of Housing and Urban Development (HUD) defines households as low income if they make 80% or less of the Area Median Income (AMI) based on their household size. If households make less than 50% AMI, they are considered very low income, and if they make less than 30% AMI (which is close to the poverty line), they are considered extremely low income. Figure 1 shows 2021 income limits for Iowa City as determined by HUD. For example, a family of four is considered low-income if they make less than $79,750 annually. Figure 1: Income Limits Income Category Household Size 1 2 3 4 5 6 Low Income (80% AMI) $55,850 $63,800 $71,800 $79,750 $86,150 $92,550 Common Rental Limit (60% AMI) $41,880 $47,880 $53,880 $59,820 $64,620 $69,420 Very Low Income (50% AMI) $34,900 $39,900 $44,900 $49,850 $53,850 $57,850 Extremely Low Income (30% AMI) $20,950 $23,950 $26,950 $29,900 $32,300 $34,700 Rental Limits Many federal affordable housing programs use the Fair Market Rent (FMR), as calculated annually by HUD. In general, the FMR is the amount that would be needed to pay rental costs (rent plus utilities) of privately owned, decent, and safe rental housing of a modest nature. This is typically set at the 40th percentile of the distribution of gross rents in the metro area. Figure 2 shows the 2021 FMR limits for Iowa City as determined by HUD. As an example, a 2 -bedroom unit with utilities included cannot cost more than $1,036 monthly, which is affordable to a August 5, 2021 Page 2 household making $41,440 ($1,036 x 12 / 0.30). This means it is affordable to a 1- or 2-person household making at least 60% AMI, or a 3-person household making at least 50% AMI. Figure 2: Rent Limits SRO Eff. 1 BDR 2 BDR 3 BDR 4 BDR 5 BDR Fair Market Rent $551 $735 $803 $1,036 $1,483 $1,794 $2,063 Affordable to HH Making… $22,040 $29,400 $32,120 $41,440 $59,320 $71,760 $82,520 Program Design Different affordable housing programs use different income and rent limitations depending on if and how much of a subsidy is available, and the targeted income segment. It is often only possible to provide affordable housing to those making less than 30% AMI with deep subsidies. For affordable housing encouraged by the proposed Form-Based Code, income limitations of 80% AMI for owners and 60% AMI for renters imitates other affordable housing programs administered by the City. These include HOME, CDBG, Healthy Homes, the Riverfront Crossings Affordable Housing Requirement, Public Housing (PH), and the economic development and affordable housing annexation policies. The Housing Choice Voucher (HCV) Program requires that participants earn no more than 50% AMI. A few programs also allow higher incomes limits, such as GRIP (110% AMI), UniverCity (140% AMI), and Historic Preservation grant assistance (140% AMI). While affordable housing projects can always require lower incomes, and often do, these are the base standards for these programs. Rents limits for most of these programs are based on, or informed by, Fair Market Rents. However, Public Housing and the Housing Choice Voucher Programs instead base rents on 30% of a given household’s income. Consistent, City-wide rent limits assist with ongoing monitoring and administration of affordable housing programs. In the case of the PH and HCV programs, these are funded federally to cover the costs of ongoing compliance requirements. For affordable housing encouraged in the draft Form-Based Code, the proposed rent limitation is Fair Market Rent. However, where a project is awarded Low Income Housing Tax Credits (LIHTC) through the Iowa Finance Authority, they may use LIHTC rent limits. A separate discussion on the LIHTC program is below. Low Income Housing Tax Credit (LIHTC) Program The Low Income Housing Tax Credit (LIHTC) program provides owners a reduction in tax liability in exchange for providing affordable rental housing for those with limited incomes. The amount of the credit is based on how much is invested. The Internal Revenue Service (IRS) administers the program nationwide in conjunction with state housing finance agencies. In Iowa, the Iowa Finance Authority (IFA) directly allocates tax credits and routinely monitor compliance. To retain awarded tax credits, a development must rent to qualified households, keep rents affordable, and maintain the property in good repair for 30 years. There are two sub-programs which have different applications, compliance requirements, and levels of subsidy: • 9% Housing Tax Credit. This credit is applied for competitively and provides the highest level of subsidy. Applications are accepted and awarded annually. • 4% Housing Tax Credit. This credit is awarded on an ongoing, noncompetitive basis and provides a lower level of subsidy. Income limits vary, but one of the following tests must be met: 1. At least 20% of units must be occupied by those making less than 50% AMI; or 2. At least 40% of units must be occupied by those making less than 60% AMI; or 3. At least 40% of units may serve households earning up to 80% AMI, as long as the average income/rent limit in the property is 60% or less of AMI. Often income levels are lower than those required by these tests, especially for competitive proposals. Figure 3 shows three projects within Iowa City that were recently awarded through the August 5, 2021 Page 3 9% tax credit process. While all provide some market rate units, most units are provided to households at or below 60% AMI, with some units also provided to those making 40% and 30% AMI. Figure 3: Iowa City LITHC Projects Developer The Housing Fellowship Iowa City Senior LLC Sand Development All Recent Projects Project Del Rey Ridge Diamond Senior Apartments NEX Apartments Address 628 S Dubuque 1030 William St 671 Nex Avenue Tenure Rental New Construction Rental New Construction Rental New Construction Unit Mix by Income Level Market Rate 4 4 4 12 60% AMI 20 20 17 57 40% AMI 5 12 11 28 30% AMI 4 4 4 12 Total Units 33 40 36 109 Rent limits for LIHTC projects are based on an affordable rent for each given household income level. Rents for each unit at a particular income level are thus theoretically affordable for the occupant of that unit, especially in lower income units. However, a lower income occupant may also live in a unit that is affordable to someone making 60% AMI, which may be higher than Fair Market Rent. Figure 4 shows LIHTC rent limits. As an example, gross rent for a 2-bedroom, 60% AMI unit cannot cost more than $1,347 monthly, which is affordable to a household making $53,880 ($1,347 x 12 / 0.30). This means it is affordable to a 3-person family making exactly 60% AMI. If that unit is occupied by a household with a lower income, it would be considered unaffordable. Figure 4: Iowa City LIHTC Rents Eff. 1 BDR 2 BDR 3 BDR 4 BDR 5 BDR 60% AMI Unit $1,047 $1,122 $1,347 $1,555 $1,735 $1,915 40% AMI Unit $698 $748 $898 $1,037 $1,157 $1,277 30% AMI Unit $523 $561 $673 $777 $867 $957 Summary The goal of incorporating the voluntary regulatory incentives in the draft code is to incentivize the building of additional affordable housing in the community. Although it does not provide financial assistance, it offsets the loss of revenue for voluntary affordable units by allowing more units or density and decreased costs associated with parking reductions and flexibility from certain standards. Flexibility can also be used by other affordable housing providers that do not utilize the density bonus. Staff has structured the proposed incentives consistent with existing affordable housing policies administered by the City. This creates consistent expectations for owners and simplifies ongoing monitoring requirements. While these affordable housing incentives will not solve housing affordability in Iowa City, they will encourage the development of additional units that are affordable to low-income households. This is especially important in an area that will be entirely new construction, which is often unaffordable to low-income households. August 5, 2021 Page 4 Comment #2: Do any of the proposed zones allow gas stations? Staff Response: Gas stations are classified as a “quick vehicle servicing use” in the City’s zoning code. Table 14- 2H-3B-1: Uses of the draft code lists the permitted uses, provisional uses, and uses allowed by special exception. Quick vehicle servicing uses are not allowed in any of the proposed zones. Comment #3: Please clarify how form and use are regulated in the draft code. Staff Response: Zoning through a Form-Based Code represents a paradigm shift in the way that the built environment is regulated. Unlike conventional, use-based codes, FBCs utilize the intended August 5, 2021 Page 5 physical form and character of a context type, rather than use as the organizing framework of the code. Further, FBCs regulate a series of elements not just to create a good individual building, but a high-quality place. The terminology in FBCs reflects the intended physical form and hierarchy of different places. For example, instead of a zone being "commercial" or "mixed use," it might be called "main street." The term ties back to the intended physical form or place, which includes a mix of uses, civic spaces, thoroughfares, frontages, and building types that create vibrant walkable urbanism. For this reason, FBC also do not regulate by maximum density, which is a change from previous use-based standards utilized by the City. While FBCs primarily regulate the intended physical form, they regulate use secondarily. FBCs allow a range of uses that are carefully chosen to maximize compatibility between uses and the intended physical form. Table 14-2H-3B-1: Uses (inserted above) provides an overview of the uses allowed in the various zones. As is shown in the table, commercial uses, such as eating and drinking establishments, are only allowed in the open zones (i.e T3NG-O, T4NS-O, and T4NM- O) and the Main Street Zone (T4MS). The draft future land use map [Attachment 1] includes a land use designation for open subareas. The open zones align with this open subarea. The draft future land use map identifies four areas where the open subareas are depicted; it also identifies the main street area. These are the areas that function as walkable, neighborhood centers and allow non-residential uses. In these open zones, the building types must comply with the base zone. For example, in a T4NS-O zone the allowed building types include Cottage Court, Multiplex Small, Courtyard Building Small, and Townhouse. The most likely building type for non-residential uses in this zone would be Townhouse. There are other instances where non-residential uses are allowed outside of the Main Street zone and the open zones. These include home occupations and live/work uses. Home occupation regulations will not be changed with the draft code. The draft code does include live/work as a new use category. Live/work uses are allowed in T4NS, T4NS-O, T4NM, T4NM-O, and the T4MS zones. Live/work uses are subject to the following use specific standards: Specific Use Description General Standards Live/Work Combines residence and place of business for resident(s) with “work” typically at ground level and “live” on upper levels Differs from home occupations in that work may be the predominant use (ex. outside employees, a separate designated entrance, signage, window displays, etc) • Non-residential uses limited to: sales oriented retail, personal service oriented retail (with some exceptions), daycare, bed and breakfast homestays, and specified office uses • On-premises sales limited to goods made in the unit. • No clients/deliveries before 7 AM or after 10 PM • The “live” component must be the principal residence of at least one person employed in the live/work unit • Up to 3 additional outside employees • Cannot sublet part of unit as commercial/industrial space to someone not living there or as residential space for someone not working there • Limit of 10 clients/customers day August 5, 2021 Page 6 Correspondence to Date Staff has received some correspondence from stakeholders regarding the proposed amendment to the South District Plan and the draft form-based code. You can find those comments in Attachment 2. Staff will continue to collect comments and share those with the Commission. Approved by: _____________________________________________ Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services Attachments: 1. Draft South District Future Land Use Map 2. Correspondence received as of July 29, 2021 60 TRANSECT 3: SUBURBAN Neighborhood Edge: A walkable neighborhood environment of detached, small-to-large building footprint, low-intensity hous- ing choices from House Large, Duplex Side-by-Side to Cottage Court, supportfng and within short walk- ing distance of neighborhood-serving retail, food and service uses. Buildings are house-scale and de- tached in nature. Both design site widths and build- ing footprints are small-to-large with medium-to- large front setbacks and medium Side Setbacks. Homes are up to 2.5 stories tall, and frontage types include Porch, Dooryard and Stoop . Neighborhood General: A walkable neighborhood environment of small foot- print, low-intensity housing choices from House Small, Duplex Side-by-Side, Duplex Stacked, Cottage Court, Multfplex Small to Townhouse, supportfng and within short walking distance of neighborhood- serving retail and services. Buildings are house-scale and detached in nature. Design site widths are small- to-large with a small building footprint and medium front and side setbacks. Homes are up to 2.5 stories tall, and frontage types include Porch, Dooryard and Stoop . TRANSECT 4: GENERAL URBAN Neighborhood Small: A walkable neighborhood environment of small-to- medium-footprint, moderate-intensity housing choices from Cottage Court, Multfplex Small, Court- yard Building Small to Townhouse, supportfng and within short walking distance of neighborhood- serving retail and services. Buildings are primarily house-scale with both attached and detached vari- ants. Design site widths, building footprints, and front and side setbacks are all small-to-medium. Homes are up to 2.5 stories tall, and frontage types include Porch, Dooryard and Stoop. Neighborhood Medium A walkable neighborhood environment of small-to- medium-footprint, moderate-intensity housing choices from Cottage Court, Multfplex Small, Court- yard Building Small to Townhouse, supportfng and within short walking distance of neighborhood- serving retail and services. Buildings are primarily house-scale with both attached and detached vari- ants. Design site widths and building footprints are medium, while front and side setbacks are small. Homes are up to 3.5 stories tall, and frontage types include Porch, Dooryard Stoop, Forecourt and Ter- race . Main Street A walkable, vibrant district of medium-to-large- footprint, moderate-intensity, mixed-use buildings and housing choices from Townhouse and Courtyard Building Large to Main Street Building, supportfng neighborhood-serving ground floor retail, food and services, including indoor and outdoor artfsanal in- dustrial businesses. Buildings are block-scale and attached in nature. Design site widths are medium, and building footprints are medium-to-large with front and side setbacks that are small-to-none. Buildings are up to 3.5 stories tall, and frontage types include Dooryard, Stoop, Forecourt, Maker Shopfront, Shopfront, Terrace, Gallery and Arcade . OTHER DESIGNATIONS Open Subareas: Open subarea designatfons may be applied to T3 Neighborhood General, T4 Neighborhood Small, or T4 Neighborhood Medium zones. The subzone al- lows more uses than the base zone but maintains the same form and character. As such, open subare- as provides additfonal flexibility at or near intersec- tfons that functfon or can functfon as a neighbor- hood node of non-residentfal uses . Public or Private Civic/Park/Open Space Indicates existfng or potentfal civic or open space on public or private land that is important for the pro- tectfon of sensitfve natural features and/or provides for stormwater management, and/or for private, shared passive or recreatfonal opportunitfes for ad- jacent propertfes, and/or to protect the aesthetfc values of the community. This designatfon may indi- cate that an area is unsuitable for development due to environmental or topographical constraints. De- velopment may occur if a proposal meets the under- lying zoning requirements and requirements of the Sensitfve Areas Ordinance . F o r m -B a s e d F u t u r e L a n d U s e D e s i g n a ti o n s ATTACHMENT 1 61 F o r m -B a s e d F u t u r e L a n d U s e M a p Form-Based Land Use Designatfons 1 Kirk Lehmann From:Cheryl Cruise <cherylcruise@aol.com> Sent:Saturday, July 10, 2021 11:50 AM To:Anne Russett; Kirk Lehmann Cc:mhensch@johnsoncountyiowa.gov Subject:Input regarding draft form based code Attachments:We sent you safe versions of your files; Inclusionary_Housing_US_v1_0.pdf; ATT00001.txt Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files. Staff,  The affordable housing plan in the new draft is worth comment. It is unlikely to result in new affordable housing in part  because it is voluntary but more because of setting the rent ceiling at Fair Market Rent (which is 40‐45% AMI level)  instead of 30% of a selected AMI. You will see in the attached article that in 1,019 affordable housing plans in the  country NO ONE USES FAIR MARKET RENT for rent ceilings. 87% of plans use 51%‐80% AMI income AND rent limits. 2%  use 50% AMI income and rent limit. All others plans are higher than 80% AMI. The majority use a mixed income  approach such as 25% of affordable units at 50% AMI and 75% at 80%AMI.  HUD has issued tables for 30%, 40%, 50%, 60%, 80% AMI paying 30% of income for as long as LIHTCs have existed  though the math is easy to calculate. The new draft plan continues the dichotomy of private developers using FMR and  LIHTCs using 60% AMI paying 30% of income even though the latter are highly subsidized. Using FMR for new  construction would cause rental housing owners to lose hundreds of dollars a month in addition to all the expenses for  every affordable unit produced. Agreeing to lose money for 20 years seems unlikely. The added density allowed would  all go to money losing units. Less parking would not be much incentive in out lying areas that are likely to need a car.  Inclusionary housing plans work in high growth areas where incentives and density bonus will allow market rate units to  cover the cost of the affordable units. Otherwise it will not pencil out and will not be built. (Note we are not in a high  growth area now, in fact we lost population from 2019 to 2020.) The objective of inclusionary housing is to provide for  low‐moderate income households at 60% AMI‐100% AMI who do not qualify for Federal programs. Very low and  extremely low income require a public subsidy.  Fair Market Rent should only be used for Housing Choice Vouchers, CDBG, and HOME projects. It is volatile as adjusted  annually because it is based on the 40th percentile of a tiny number of survey takers who are renting a 2 bedroom unit  and moved recently. Median income is not as volatile.  Best regards,  Cheryl Cruise  Iowa City IA  https://groundedsolutions.org/sites/default/files/2021‐01/Inclusionary_Housing_US_v1_0.pdf  ATTACHMENT 2 1 Kirk Lehmann From:Cheryl Cruise <cherylcruise@aol.com> Sent:Wednesday, July 21, 2021 12:00 PM To:Anne Russett; mhensch@johnsoncountyiowa.gov; Kirk Lehmann Subject:Public input to Planning and Zoning Commission Commissioners,       Some of you may be unfamiliar with HUD’s Fair Market Rent. It is neither fair nor market. It is the annual calculation  by HUD of maximum rent for a Housing Choice Voucher (Section 8). Each year since 2005 the American Community  Survey has gathered data from about 1.6% of local households. About half are renters. Of those some rent a 2 bedroom  unit. HUD looks at data from the 2 bedroom renters who moved recently. They may report $700/month rent or  $1500/month rent. HUD finds the 40th percentile of the 2 bedroom rents and averages it over the last 5 years and then  mathematically figures out rent for other size units. That is FMR. It is based on very few households which can make it  volatile. It may go up or down 10+% each year. It is used for government subsidized projects.    Of 1,019 affordable housing programs across the country Fair Market Rent is not used for rent ceilings. Everyone else  uses 30% of a selected AMI level. 87% use somewhere between 51% AMI and 80% AMI. 2% of programs use 50% AMI  for rent ceiling. Others are 80% AMI to 120% AMI. 60%‐100% AMI is considered low to moderate income and is the  target of non subsidized programs although incentives must be offered to insure that there is some profitability or  nothing will get built.    City of Iowa City, Johnson County Housing Trust Fund, and Johnson County Affordable Housing Coalition all define  affordable housing as 80% AMI paying 30% of income for rent. Other than new luxury units, most Iowa City rents are  under the 80% AMI level. Many units are available for less than Fair Market Rent.    Low Income Housing Tax Credit programs average 60% AMI paying 30% of income. They have lots of funding subsidy.  Private developers should not be expected to produce units with lower rents than LIHTCs.     There may be “sticker shock” looking at rent amounts if you are not a renter or didn’t recently buy a house. The cost of  land, lumber, and labor have all gone up for builders. You may be shocked to look at property taxes or insurance costs or  maintenance costs on apartments even if they are old. Profits may be 4%‐8% ROI for well managed units.    I hope this information helps as you discuss the ordinance.    Best regards,  Cheryl Cruise  Iowa City IA        Sent from my iPad  This email is from an external source.    1 Kirk Lehmann From:Kelcey Patrick-Ferree <kelcey.patrickferree@gmail.com> Sent:Thursday, July 15, 2021 12:08 PM To:AJ Cc:Anne Russett; Kirk Lehmann; Megan Alter; Jessica Bovey; Elinor Levin; Eric Harris; Tatiana Washington; South District Subject:Re: Revised Draft Form-Based Code Available for Public Review Anne and Kirk,    I'm starting to look through this, but the odds of me finding time for 140 pages of highly detailed information are low.  The map on the first page has no key, so I can't tell what the plan is quickly and easily. I am glad that this level of thought  and detail is available, but find it nearly impossible to wade through in a helpful or timely fashion. Is there a better high  level summary available?    Preliminary feedback:  One thing I was able to figure out from the newspaper: Part of the plan is to build a "main street" district on the circle on  Sycamore north of Alexander Elementary. I am concerned with the idea of elementary school children having no option  but to walk through a commercial district, even a small one, on their way home from school. If it's ice cream and dry  goods shops, that's one thing. If it's more liquor stores (which seem to be proliferating at an alarming rate in our area),  that's quite another. I see on p. 82 that the uses of "Main street" areas are unrestricted. So that's a big concern for me.    I'd also like to know what traffic calming measures along Sycamore are built into this plan. People speed there, even  (and if they're late, especially) on their way to drop off kids at the elementary school. This plan appears to add housing  on the far side of Sycamore, and depending on what ICCSD does, that could mean more children having to cross  Sycamore to get to school.    TLDR: I want the plan to consider safety issues for Alexander Elementary children walking or biking to and from school.    Warm regards,  Kelcey    --  And biannual time changes must be abolished. #LockTheClock      To help protect your privacy, Microsoft Office preautomatic download of this picture from the Intern   Virus-free. www.avast.com   On Thu, Jun 17, 2021 at 6:04 PM AJ <fivecaloriebanjo@yahoo.com> wrote:  Thank you Anne for the information.  I am out of town until Tuesday next week, and I have cc the rest of the SDNA  Leadership Committee in case any of them are able to review and offer feed back.      We always welcome folks to share at our neighborhood meetings during the Announcement part of our agenda  towards the end and are glad you all are coming to keep us informed!    2 “See” you next week,  Angie      Sent from Yahoo Mail for iPhone  On Thursday, June 17, 2021, 2:34 PM, Anne Russett <Anne‐Russett@iowa‐city.org> wrote:  Hi, Angie –     We have some good news!    We have an updated draft of the South District Form-Based Code that is available online for review. Thank you for your patience while we worked over the last several months to edit the draft and address comments from stakeholders.     Please take some time to review the code. We would appreciate any comments by Friday, July 23, but will take comments throughout the formal approval process. Comments can be submitted to Kirk Lehmann at kirk-lehmann@iowa-city.org.     Kirk and I plan to attend your neighborhood meeting on June 22. We know you have a full agenda, but just wanted to let people know where we are at in the process. In addition to the draft Form-Based Code, we have also drafted revisions to the South District Plan to ensure alignment between the land use policies in the plan and the draft code. All draft documents are available on our project website:    https://www.icgov.org/project/form-based-zones-and-standards    The anticipated timeline is as follows:     July 1  Planning and Zoning Commission Meeting   Introduction to the Form-Based Code (Part 1)    July 15  3 Planning and Zoning Commission Meeting   Introduction to the Form-Based Code (Part 2)   Request the Commission to set a public hearing on the amendment to the South District Plan    **Consider attending these meetings to better understand the draft code. No worries if you can’t attend, you can watch a video of the meeting at your convenience here: https://citychannel4.com/boards-commissions-and-committees.html**    August 5  Planning and Zoning Commission Meeting   Public hearing on the changes to the South District Plan    Recommendation to the City Council on the Form-Based Code    The Planning and Zoning Commission will make a recommendation to the City Council. When that occurs, the City Council will also hold public hearings on these documents.     Please let me know if you have any questions. We are available to discuss any questions or concerns you may have. If you’d like to schedule a time to discuss the draft code in more detail please let us know.     Thanks, Anne          WWW.ICGOV.ORG    Anne Russett, AICP  Senior Planner   She/Her/Hers  p: 319-356-5251  410 E Washington St  Iowa City, IA 52240    From:Sandhill Estates To:Anne Russett Subject:South District Plan - Letter of Concerns Date:Wednesday, July 28, 2021 11:30:16 PM Attachments:We sent you safe versions of your files.msg sandhill-estates-south-district-plan-concerns.pdf Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files. Hi Anne, Attached you will find a document highlighting some concerns our Home Owners Association and residents share regarding the South District Plan. We request you please include the attachment in the packet provided to Planning and Zoning Commission members in advance of the August 5th meeting. The attachment contains a letter of concern drafted by HOA members, signatures of support from our neighborhood residents, and maps highlighting (in yellow) those households where signatures were obtained. We look forward to learning more about the South District Plan and to our discussion with you on August 3rd. Sincerely, Robert Domsic Director-at-Large Sandhill Estates Homeowners Association Electronic Meeting (Pursuant to Iowa Code section 21.8) An electronic meeting is being 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. MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION JULY 15, 2021 – 7:00 PM ELECTRONIC FORMAL MEETING MEMBERS PRESENT: Susan Craig, Mike Hensch, Mark Nolte, Maria Padron, Mark Signs, Billie Townsend MEMBERS ABSENT: Phoebe Martin STAFF PRESENT: Sara Hektoen, Kirk Lehmann, Anne Russett OTHERS PRESENT: CALL TO ORDER: Hensch called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. COMPREHENSIVE PLAN AND ZONING CODE AMENDMENT ITEMS: Presentation on the proposed South District Plan Amendment (CPA21-0001) to facilitate the adoption of form-based zones and standards (REZ21-0005) Lehmann stated this is a continuation from the presentation that he had started at the last meeting and tonight he will be going into detail on the Code. This Form-Based Code is available to view on the City's website and the Code itself is the first one in the appendix and includes changes to Title 14 and 15 and then proposed changes to the South District Plan. At the last meeting Lehmann started the general discussion about why how this process came to be what's been done so far and went over a brief summary of amendments and the examples of the types of neighborhood this Code will produce and then also the justifications for the proposed amendments both to the Zoning Code and Comprehensive Plan. He had also started talking about the intensive principles of the Code, some of the zone’s use standards, site standards and civic spaces. Tonight, he will go through the remaining chapters, of which there are five, on building type standards, architectural element standards, frontage type standards, thoroughfare type standards and affordable housing incentives. Those are all part of Title 14-2H. Lehmann noted there's also other minor changes of Title 14 which he will briefly cover as well as some Planning and Zoning Commission July 15, 2021 Page 2 of 23 changes to the Subdivision Code, which is one of the ways that this Code will help be implemented, go over some of the draft changes to the Comprehensive Plan and then finally summarize the next steps that will happen through this process. Lehmann began by reiterating briefly the items that were discussed at the last meeting. The first section of the Code was the intent and principles which basically talks about how Form-Based Codes are different than current development standards and the process that is used to implement them through the regular development process and the minor changes that happened to make sure that these standards are met. He went over the Zones as well, there are five zones, and he went over the new standards which are the uses that are allowed in the different zones and the site standards which affects what development looks like in those zones, specifically regarding landscaping, parking, design, screening, etc. Finally, he went through civic space types, which are essentially types of public or private open space that might be provided in these areas. To briefly refresh the different zones are organized by transects so that's what the T stands for, with T3 referring to suburban zones and T4 referring to urban zones so T3 is a lower density and T4 is a higher density. Within those broader transects there are two T3 areas, T3 Neighborhood Edge Zone which is the lowest density, and T3 Neighborhood General is the next highest density. Then there are three T4 zones, Neighborhood Small, Neighborhood Medium and Main Street. He will review the Future Land Use Map when he goes through building types. Lehmann next discussed tonight’s standards and noted at least three of the sections relate to different types and some broader design standards that are incorporated in those, so it will be a lot of lists and information. The first section is 14-2H-6, Building Type Standards and within this section the first two subsections are the purpose and the general building type standards and then the rest are all of the different building types that would be allowed, and they do differ by zone. As he goes through his presentation, he did group them by familiar terms such as houses, duplexes, etc. In terms of the general standards Lehmann pointed out a couple that are important. First the scale of the building types are based on the intended character of the zone and that's how they determine what different building types are allowed in each zone and they will notice that throughout the Code it describes house scale versus block scale. House scale are smaller buildings, what one would expect to be the size of a house, block scales is when an individual building size covers most of the block. The purpose of the scale of the Zoning Code is to create pedestrian oriented buildings and also pedestrian oriented public realms like the streetscape. In terms of building types and as they relate to design sites, the size of the design site is regulated by the zone, so it's not included in this, but it is governed by the building type. Typically, within each design site there would be one building per design site, some certain buildings do allow multiple buildings such as an accessory type like a carriage house. Lehmann reminded the Commission that when they are talking about design sites, they are going to be concurrent with the parcels. For example, in a typical single-family development they could have a larger parcel that has multiple design sites. Lehmann also wanted to touch on frontages because each building type needs at least one frontage type, and that frontage would contain the primary entrance and has to be along a street or civic space. There are some exceptions such as a Cottage Court and he’ll explain later why that's a unique design or building type. Finally, Lehmann discussed the diversity of building types. Within each block this Code requires that Planning and Zoning Commission July 15, 2021 Page 3 of 23 there are at least two different building types, there is an exemption for the T4 Main Street requirement because that is basically the commercial zone and doesn't require the diversity of housing types. But within the neighborhood-based zones, they do want to see a diversity of building types. Lehmann stated there are 10 choices of building types in the Code. The first one is the Carriage House and is a little unique as it is an accessory structure that can be added to other building types. A Carriage House does not count as its own building type, it is strictly accessory, so it is allowed in all zones. Only one dwelling unit would be allowed in a Carriage House and typically it would be on the rear of a design site, likely above the garage. Lehmann added it doesn't have to be residential, it could also be a commercial space say for a small business owner. Carriage Houses would only be two stories max and a width of 32’. Lehmann will give the size of each building so the Commission can get a feeling for the building bulk that is expected for each building type. The next set of building types are houses, there are two different ones, House Large and House Small, and is essentially what is currently classified as a single-family use or a single-family detached use. A House Large would be found in the T3 Neighborhood Edge zone and is the lowest density building type. It is a medium to large sized detached building and would only have one unit like a single-family detached unit. It would only be allowed to be up to two and a half stories tall and the maximum width would be 95’ and that would include a 55’ main body and there could be wings that could be allowed up to 20’ on each side. The wings do have to be set back from that main body or extended out from the main body by an offset and part of the reason for the distinction between the main body and wings is to make sure that the building facade is broken up in a way that doesn't create just a large blank facade. The House Small is the less dense in the T3 Neighborhood General, it is a smaller unit that doesn't have quite as large of a lot size. Again, it can be two and a half stories tall but would have a maximum width of about 75’ which would be 35’ for the main body and then 20’ for the wings. The next set of building types are duplexes, and there are two different types, Side-by-Side and Stacked. Side-by-Side are probably typically what folks are used to seeing and would be allowed in both T3 zones, Neighborhood Edge and Neighborhood General. Each duplex would have two units within the design site and would be a medium to small building, the idea is that it would be about the same size as a House Large or a single-family home generally. Side-by-Side would be allowed to be two and a half stories tall but would be narrower than a House Large at 48 feet on the main body. Lehmann explained that again that helps ensure that these are house scale buildings. As far as garages, they can have garages on the front, but they have to fit within these building standards, so in some cases it's going to be challenging with a Side-by-Side duplex, but it is possible. The Duplex Stacked looks even more like a house essentially where there are two units, one on top of the other. Again, it's a small to medium sized detached building and it would only be allowed in the T3 Neighborhood General, as it is a slightly denser form of duplex. Duplex Stacked would have the same height standard of two and a half stories, but it could be a little wider up to 66’ which would include a 36’ main body and two 15’ wings. The next building type is a little more unique and not something that's currently allowed in the City Code. It's called a Cottage Court and is where there is a courtyard that would have buildings arranged around the outside of it and the courtyard would basically act as shared common space, rather than having private individual yards. Lehmann noted the City has had Planning and Zoning Commission July 15, 2021 Page 4 of 23 some interest in this development type and it's been difficult to try and accommodate it. Cottage Court would be allowed in the T3 zones, Neighborhood Edge, Neighborhood General and the T4 Neighborhood Small but the idea is that it would fit with existing single-family homes or duplexes. A Cottage Court could have three to nine units, with the rear cottage being 1-3 units. Depending on the number of units affects the size of the Court so more units means that the Court has to be larger to help disperse the concentration of units. As far as height goes it fits in with existing single-family buildings but has a smaller height where these buildings can only be one and a half stories tall. The rear cottage can be 40’ but the rest of the cottages have to be less than that, so it creates low-scale buildings along the street facade. Lehmann noted this is one of those examples where the main entrances would actually be on the Court rather than on the street, because the Court is the central focus point of this building type. Next are multiplexes, both small and large variety. Lehmann stated this would be similar to what is currently in the Code as multifamily. The Multiplex Small would be allowed in the T3 Neighborhood General and T4 Neighborhood Small and allow up to three to six units. Those units could be stacked or could be side by side, but the idea is again it's approximately the size of a large house and is scaled to fit with low to moderate intensity neighborhoods. The building height would be two and a half stories and it could be up to 90’ wide, which is about the same as a House Large with a 50’ main body and two 20’ foot wings. Multiplex Large are allowed in the T4 Neighborhood Medium and have 7 to 12 units. Again, they could be side-by-side or stacked with the shared entry. Multiplex Large is intended to fit with moderate intensity neighborhoods or maybe a small portion of lower intensity neighborhoods. The max height does get taller with this building type and can be up to three and a half stories, and the max width can be up to 100’, so overall slightly larger than some of the house scale buildings. It would allow for a 60’ main body and two 20’ wings. Another unique building type is the Townhouse because it's pretty versatile and how it is implemented within the Form-Based Zones. It is a small to large house that can be attached or may be detached, but it consists of one unit typically but can be three in certain zones. The Townhouse would be located in moderate to high intensity neighborhoods or near neighborhood main streets, basically more dense zones. It allows larger and more units per design site. In the T3 Neighborhood General it would allow Townhouses in a row of two to three units with one unit per site and a max height of two and a half stories with a row width up to 90’. Again, approximately the size of a House Large. In the T4 zones, Townhouses are allowed to have rows of four to eight units and the T4 Neighborhood Small and T4 Neighborhood Medium would still maintain one unit per site. In the T4 Neighborhood Small it could be up to two and a half stories and in T4 Neighborhood Medium it could be up to three and a half stories. Lehmann pointed out that row lengths increase in the denser zones of the Townhome are in the T4 Neighborhood Medium zone, and the T4 Main Street zone which could allow some commercial uses and then still have four to eight townhomes in a row and up to three stacked. Another variety of multifamily is the Courtyard Building. Lehmann explained this is a different building type than the multiplex and is similar to the Cottage Court except it is a multifamily home with a central court that replaces rear yard open space. The Courtyard Building Small would be allowed in T4 Neighborhood Small and T4 Neighborhood Medium zones and could have 10 to 16 units. As far as building height goes, T4 Neighborhood Small would only be two and a half stories and T4 Neighborhood Medium would allow up to three and a half stories. The max width in both zones is 100’ and there are standards as to how large the courtyard needs to be that's located within the zone and also along the street facade the size of the building is broken up by Planning and Zoning Commission July 15, 2021 Page 5 of 23 the presence of that courtyard. The Courtyard Building Large is only allowed in the T4 Main Street zone and it allows 18 to 24 dwelling units, again they can be stacked or side-by-side but must have that common courtyard. The Courtyard Building Large can be up to three and a half stories, but the main body again remains 100’ so a lot of that excess building bulk would be located on the rear of the site. Some of the buildings are allowed to have more than one building on a design site where instead of just a courtyard in the middle, they can have separate buildings with the courtyard between them and allow a slightly different configuration but again, the building bulk is broken up by that courtyard. The final building type is the Main Street Building and is the most general building and probably most appropriate for commercial uses. It is a small to large building and only allowed in the Main Street zone. The amount of dwelling units is unrestricted except by the Housing Code and the Building Code. Lehmann explained the Main Street Building type is similar to the Riverfront Crossing Zone where they have to meet the minimum standards for safety, but if they can fit them within the building envelope then they can work. The Main Street Building is intended to provide a variety mix of uses, typically with some ground floor commercial and residential above. The max height again is three and a half stories and the max width for the body is 200’. These can be block scale buildings. Lehmann noted some other building types, such as larger townhomes also get towards that block scale, but a lot of these buildings are designed to be house scale buildings and that's part of the point of providing missing middle housing types. Lehmann stated as far as where these different building types are allowed and as they relate to the zones he showed the Future Land Use Map that would be incorporated into the Comprehensive Plan. Neighborhood Edge is typically low-density development, two and a half stories with the House Large, the Side-by-Side Duplex and the Cottage Court. The Neighborhood General is located in the center of neighborhoods away from busier roads typically. They are still two and a half stories and allow the House Small, both varieties of duplexes (Stacked and Side-by-Side), they would allow Multiplex Small and Cottage Court, and also allow Townhomes in runs of two to three units. As they move into the T4 zones, those are denser zones and are along major intersections and arterial roads. Buildings are still two and a half stories in the T4 Neighborhood Small zone, and would allow the Multiplex Small, the Courtyard Building, small Townhomes in a run a four to eight and the Cottage Court. Then in the denser zones located along major corridors or major intersections is the T4 Neighborhood Medium. These buildings can get up to three and a half stories tall, but that’s primarily in the southeast along the single loaded streets where there's open space on the other side. Finally, the T4 Main Street, which is that densest zoning category is located at the corner of McCollister and Sycamore and it would allow the Courtyard Building Large and Townhouses in a run of 4-8 and they can be stacked up to three. Lehmann noted the current Zoning Code does not consider building types, so this is a newish concept for the Zoning Code. Riverfront Crossings does have different building types, so this is more similar to what is south of downtown. The biggest difference is that it distinguishes the building from the use, so currently the City defines uses in the Zoning Code as single family or duplexes or multifamily. In this Form-Based Code everything is defined as building scale. In looking at scale rather than use is a way to deal with what buildings look like because mostly they’re interested in the experience with the public realm and how does that interact with surrounding properties. Planning and Zoning Commission July 15, 2021 Page 6 of 23 Lehmann stated using this building scale rather than use does create some new standards that staff hasn’t historically reviewed. It includes some minimum and maximum bulk requirements, such as the scale of a block scale building. It regulates the number of units, whereas the current Zoning Code regulates by density of a lot sizes. In the Form-Based Code they are noting the number of units that can be within an existing building type and also creates a requirement for housing diversity on each block. Finally, these building type standards are incorporated into the revised processes that were discussed at the last meeting and would be included on the preliminary plan and they'll get finalized in the neighborhood plan and do either a building permit or site plan review, depending on the use and of number of units. That is the point where staff would check it against the neighborhood plan to make sure that it was in compliance with all of these standards. He noted there is a possibility of administrative change, but that would happen on the neighborhood plan as well and if a design site can accommodate a House Small but it's also large enough to accommodate a Stacked Duplex those could be switched out administratively as an update to the neighborhood plan. The next set of standards Lehmann reviewed was the Architectural Elements Standards and there are four different elements that are regulated by this Code. In general, it is similar to what some of the current site development standards are, for example, the multifamily site development standards or the four different sets of commercial site development standards, and the different sets of single families site development standards. However, the Architectural Elements Standards work with both the building type standards and the frontage type standards to try and provide visual interest and make sure that the interaction with the public realm provides walkable neighborhood friendly environments. The first Architectural Elements Standard is the Tripartite Facade Articulation and applies to buildings that are at least two stories and basically states there has to be a base, a middle and a top and an architectural element must be used to distinguish those three areas to create some horizontal visual interest. So, the ground floor has to be articulated by some sort of string courses, cornice expression or awnings or canopies. It could be different materials, but it doesn't require different materials, it could be colors it could be any number of ways as long as they are distinguishing the base from the other portions that standard can be met. The middle area only applies if it's three stories, but it would need to have some feature to create visual interest on the horizontal plane. The top should be delineated with some form of cornice expression, either trim material, brackets and panels, eave details or accentuated masonry. The next Architectural Elements Standard is Architectural Recessions which would apply to buildings have at least two stories and are over 50’ long, so essentially a house scale building however this explicitly excludes houses and duplexes from having to comply with the Architectural Recession standards. The purpose really is to modulate the appearance of a building and recess a portion of the facade, whether that be an entry, whether that be balconies, but it has to be carried through the building and it has to be 12 to 20 feet and up to two locations with longer buildings requiring a wider recess. Lehmann explained again with a lot of these standards the goal is to provide visual interest which helps create walkable neighborhoods and Architectural Recessions are one of the ways that they currently do that within the Code. Next is the Corner Element and this is actually a voluntary architectural element that could be used on Main Street buildings and the idea is to provide emphasis to corner and it help shape the public realm. On those corners it could be a slight bump out or it could exceed that zone Planning and Zoning Commission July 15, 2021 Page 7 of 23 height that would typically be allowed by a little bit to create that visual interest on the corner and to help define the public realm. Lehmann noted again this would be a voluntary element and not a required element. Another voluntary element is the Rooftop Room which is an enclosed or unenclosed portion on the top of the roof, but it can't just be another blanket additional story. It would have to be somewhat setback; it has to have openings or windows and it has to be consistent with the primary building. It is another architectural element that provides visual interest, and it can provide a neat feature on buildings. Lehmann noted these architectural elements are relatively limited in this Form-Based Code compared to some other zone-specific site development standards in the multifamily zones or the Riverfront Crossings Zone. The requirements are similar but many of them are addressed through other ways within this Form-Based Code. For example, building and frontage types address a lot of the standards that would typically be included in the site design standards such as parking lot design, landscaping, building entries, exterior stairways, mechanical equipment, etc. In other cases, some of the standards don't really apply in this area because it is greenfield development where they're not working within an existing historical neighborhood, for example. In a lot of ways, it's similar in that it looks at building bulk and provides facade articulation that would create visual interest, it requires tripartite articulation within the building and that's something that they City also requires within the Riverfront Crossings District. It does require equal treatment of facades, which is something else required in Riverfront Crossings. Regarding differences, this Form-Based Code doesn't regulate building materials nor regulate windows. They didn’t want to limit architectural creativity in new areas but there are still standards related to visual interest to hopefully address a lot of issues that may come with just a standard box building. Hensch asked if building materials are not regulated than how can they say the transact for Main Street would be similar to the downtown area. Lehmann replied the more proper comparison would be the Main Street area and a Neighborhood Commercial zone that we have rather than the downtown zones, as the City really only regulates building materials within certain areas like downtown. Lehmann moved on to the next section which is related to frontage types. In terms of general standards, it doesn't necessarily restrict frontage types as they don't correspond to the uses, one could have a porch on a commercial building and can have a porch on a residential building. They are really guided by the zone and the building type in that zone. Building types may have multiple frontages, depending on the frontage type and depending on where it's located on the block, but the frontage type does have to be located within the frontage zone, which is on the front of that building designed site. In addition, they must have frontage types that front thoroughfares or a civic space, such as a circumstance where a house is fronting on to a pedestrian passage rather than fronting on the street. Lehmann noted however they would still need equal architectural treatment on the street as well. The frontage is just where the primary individual entrance would be. Exterior stairs can be used as entry on ground level but for any units that are above ground, they have to be entered from an enclosed staircase. Similar to building types, they also require at least two different frontage types on each block to help provide visual interest and create a pedestrian friendly environment. Part of the reason they have the frontage standards is to really look at the interaction of the public realm and the private Planning and Zoning Commission July 15, 2021 Page 8 of 23 realm being the right-of-way, which is the streets, the parking, the green space and the sidewalk and then into the private yard and the frontage type is that interaction with those areas. Lehmann noted there are 10 choices or frontage types. The first is Porch Projecting, which is as it sounds to project the porch into the front yard or within the front set back, and it is basically a covered structure that can be elevated or it can be at grade. It could be one or two stories, but it has to be opened on three sides. This type of frontage is allowed in all zones except for the T4 Main Street. As far as the dimensions go, it does require a minimum of 6’ to 8’ so it is usable space and really creates a purpose like an outdoor room that can facilitate that interaction between the public and the private realms. They expect to see a lot of Porch Projecting in the T3 zones, especially because one of the features of the projecting porch is that with the parking set back in the T3 Neighborhood Edge zone they can move the garage closer to the front of the lot. The other type of porch is considered an Engaged Porch so that's where it's partially set back within the facade. With an Engaged Porch it could have two to three sides that are within that facade but obviously the front would have to be open and, potentially, one of the sides could also be open as well, but again, it is a covered structure that creates an outdoor room. It follows similar standards as the porch projecting on where it's allowed in all zones except for the Main Streets, and it has similar dimensional standards. The next set of frontages are the Dooryard and Stoop. Lehmann noted they're probably the most versatile ones in that they are allowed in all zones. With the Dooryard the main facade is set back and is defined by a wall ahead or some other sort of small screening that would create separation. Again, the purpose is to try and create some sort of outdoor room to facilitate that interaction between the public and private realms. For the Dooryard the dimensions would be a little wider so it would have to be 10’ deep and 15’ wide and then the wall would only be able to be up to 3’ around that area as well. With the Stoop, the purpose is to create some separation between the public and the private realm so it's set up a little higher than other development standards and would be expected along busier streets where someone walking by could be looking right in a window. It would have an elevated entry and the stairs could either be parallel or in front depending on how it's designed. The Stoop has a shallower depth, it could be 3’ by 5’ and would need to be at least 12 inches above grade so it provides some of that separation. The next frontage type is Forecourt and is intended for use in denser zones. The Forecourt is specifically in the T4 Neighborhood Medium and T4 Main Street zones. The idea is that the building is set near the front of the design site, but there is essentially an extension of the public realm into the interior of the building site for an entry court or shared garden. The For ecourt has to be at least 15’ wide and deep and it does have a height to width ratio so the walls don’t tower over the court area, there needs to be light and air within the area. Craig asked if it’s the public realm like a sidewalk anybody can go there, but obviously if there's going to be a restaurant or something there it’s not going to be used for just anyone. Lehmann replied it would depend on the use, it is technically private space but should feel like it's part of the public realm and that's what he means when saying it's extending the public realm into the space. If it were commercial uses it could be something like outdoor seating, if it's residential uses it would probably be more of a private space, but it creates that visual extension of the public realm. Planning and Zoning Commission July 15, 2021 Page 9 of 23 The next set of frontages are the shop fronts, there's a Maker Shopfront and just a Shopfront. Lehmann explained these are typically intended for commercial buildings, although they're not restricted to commercial buildings, but the idea is that the facade is at the front of the design site in each of these cases and they're only allowed in the T4 Main Street zone. The difference is that the Maker Shopfront is somewhere where there's maybe industrial or seasonal businesses or other businesses that are oriented towards retail or consumers and may include decorative roll down doors depending on the use. For example, a restaurant that has rolled down doors that open up to the public could be there, but the goal is to have some interaction with the public and the private realm. At least 50% of the facade would have to be glazing or windows, The Maker Shopfront is for businesses that are less customer centric but still want interaction with the public realm. The Shopfront is for more customer centric businesses and include substantial glazing between the Shopfront base and the ground floor ceiling and may include an awning that overlaps the sidewalk. Craig asked if the glazing requirements are similar to the convenience stores that have been built lately and have a requirement for glazing but really it is just looking through this giant window and seeing a wall, there's nothing in there. Lehmann confirmed those are glazing requirements, but in this case the glazing is limited to the front edges so it's a little difference as it's going to be the front of the buildings and the intention is for it to open up into customer centric spaces, rather than a hallway as in the convenience stores Craig is talking about. Lehmann stated the next frontage type is the Terrace and this is again meant for higher intensity zones, the T4 Neighborhood Medium and Main Street zones. The idea is that the facade is near the front of the design site, but that there's some sort of elevated surface between the sidewalk and that space. Perhaps in commercial uses a Terrace could be a sidewalk café, but it can be used with residential uses as an outdoor seating area for residents. There are standards that it can only be up to 2’ above grade and does require a certain depth affiliated with it and it provides some privacy similar to a Stoop. Finally, the last two are the Gallery and Arcade. Lehmann explained these are both covered spaces and the idea is that the main facade is set back somewhat from the public realm on the design site. They're only allowed in the T4 Main Street zone but there would be covered space that's not within the right-of-way. It could be one - two stories in the case of the Gallery, or up to three stories in the case of the Arcade. These are typically intended for commercial uses and do require that they be used in conjunction with other frontage types so, for example with commercial uses there'd be used in conjunction with the Shopfront Type and must run along the entire front of that facade. These frontage types are a newish concept, there are some similar requirements in Riverfront Crossings, but these are a little more specified and little more detailed. Overall Lehmann explained the purpose is to really work with those other standards to provide visual interest that interacts the public and private realms. Again, review of frontage types would be included on the neighborhood plan and would be reviewed during building permit or site plan review and could have administrative changes similar to building types with the goal to maintain that diversity of frontage types. The next set of standards is related to thoroughfares which are essentially public streets and in some cases alleys or passages. Lehmann explained there are several different thoroughfare Planning and Zoning Commission July 15, 2021 Page 10 of 23 types that are use and they're built around the intended physical character of the zone, but the goal is to provide multimodal ways of getting around the City. He noted at the last meeting they had talked about thoroughfare types to incorporate different modes of transportation, such as walking, biking, different vehicle types and transit. Lehmann noted it does require an interconnected network and the goal is to provide multiple routes through the area, which is generally required for more pedestrian friendly areas, because when there are extra long blocks, it makes it a lot more difficult to travel places. Regarding the individual standards most are in the public right-of-way and won't be privately owned so during the subdivision process there is an opportunity to tweak some of the criteria, but those would come before the Planning Commission. Another requirement in the Standards is that street trees are required and would have to be planted either prior to acceptance of public improvements or prior to the certificate of occupancy for the adjacent property. It will depend on if the property is going to be developed, if it's going to be developed, but isn't developed yet they don't want to put in the street trees and then need a bulldozer to get on site, so the street tress will be planted when the building is constructed. There are other opportunities to delay such as if the seasons don't cooperate, but there are also standards as to what that looks like to ensure that the street trees are planted at regular intervals throughout that area. Hensch noted it is the current practice where now if there's street trees required in the zoning it becomes the responsibility of the particular lot owner, as it becomes developed, but this would happen with the developer to have to plant those right up front. Lehmann explained a developer would pay an escrow for the trees that would cover the cost of installation, so if the developer doesn’t follow through, then the City would have the funds to be able to play for the trees. Lehmann stated again there are 10 choices Throughfare Type Standards, and they correspond to major streets in the area and a lot of them are based on current engineering for those streets where engineering already exists. The first type is the Main Streets and there are two varieties, With Median or Without Median. They are intended for the Main Street zone, the Main Street with Median has a wider right-of-way at 100’ with the idea being that there would be 50’ of payment with 25’ on each side of a 10’ median. There would be two traffic lanes, two bike lanes and two parking lanes. As far as landscaping the expectation is that trees would be every 30’ and the sidewalk would extend over to the street, the sidewalks are 20’ sidewalks with planters within the sidewalk. Lehmann said this would be essentially along the main street zone of McCollister. The Main Street Without Median would be along Sycamore Street where it’s zoned T4 Main Street. It is a narrower right-of-way because it doesn't have the median so it has 80’ right-of-way but would still have two traffic lanes and two parking lanes. It would have trees in planters with the 20’ sidewalk. Craig asked if it is just 20’ from the building to the street then. Lehmann noted it might even be wider than that in spots, similar to the downtown area where there are very wide sidewalks and also planters within that area. It is intended to mimic a typical historic main street where there are tree planters with the sidewalks so most of the area that's not intended for pedestrian travel use could allow for things like sidewalk cafes or other uses that can spill over into the right-of- way like business sidewalk sales and such. Craig commented that 20’ didn’t feel big enough and Lehmann said it’s wider than a typical trail which is usually only 10’. Padron asked specifically which sidewalk downtown is 20’ to help her visualize what this would Planning and Zoning Commission July 15, 2021 Page 11 of 23 look like. Lehmann is not sure off hand but Washington Street especially wide sidewa lks. Russett confirmed on Washington Street in front of the US Bank Building there's a 20’ foot sidewalk but across the street in front of the Java House and Chop House that sidewalk is more like 35’. Lehmann noted as far as where bike lanes are shown on the Future Land Use Map they're generally shown corresponding to where the City's future bike lanes are planned for in the Bicycle Master Plan and that’s how they determine which streets have bike lanes. Lehmann moved onto the next set of Throughfare Type Standards, which are also along McCollister but away from the main street areas. These are Avenue 2 Without Parking and Avenue 2 with Future Parking. These pass through a couple different zones and are in the T3 Neighborhood General and T4 Neighborhood Small and T4 Neighborhood Medium. In both the right-of-way is consistently 100’. In areas Without Parking, the pavement with is 17’ 6” on each side, so 35’ total which includes traffic lanes, bike lanes, and median/turn pockets. In areas of Future Parking there is 50’ pavement with 25’ on each side, and would include traffic lanes, bike lanes, parking lanes, and the median/turn pocket. In these areas there will still be trees spaced every 30’ but are continuous planters rather than individual planters as in the Main Street Zone. Lehmann explained it is similar to what is along almost any other right-of-way in Iowa City, the continuous landscaping. For sidewalks, they will be 6’ on one side and 10’ on the other so that 10’ sidewalk acts as a trail for pedestrians Avenues 2 and 4 correspond to the other major streets in the area. Avenue 3 corresponds with Sycamore Street and Lehman Street will be developed to an Avenue 4. Avenue 3 and Avenue 4 can be used in all zones except for the Main Street zone. For Avenue 3 there is a right-of-way of 100’ but the pavement width is reduced to 34’ without any kind of median and is just two traffic lanes and two bike lanes. There are trees in planters, but these planters are a little wider than the McCollister oriented ones. There is still have a trail size sidewalk on one side and a standard size sidewalk, on the other side. Avenue 4 has a narrower right-of-way of 87’ with two traffic lanes and a median/turn pocket. Trees would be planted in a continuous planter with wide continuous planters and the sidewalk would be trail on one side and 5’ on the other side. Lehmann next discussed Neighborhood Streets noting generally throughout most of the neighborhood it will be Neighborhood Streets, and there are two options. Neighborhood Street 1 is with parking on both sides and Neighborhood Street 2 is parking on just one side. They are both allowed in all zones except for the T4 Main Street Zone. Neighborhood Street 1 is with parking on both sides has a 70’ right-of-way with which is slightly larger than the current Code standard right-of-way width of 60’, but the idea is for it to be a little wider to accommodate street trees in addition to other utilities and things that go in the right-of-way. The pavement width is 28’ and this is a yield type parking arrangement so where there aren't cars on the streets, one could expect there could be up to two cars on each side, but if there are cars coming at each other and it's fully parked, then they will need some maneuvering between those two cars to negotiate. Lehmann explained the reason that it's designed this way is to slow the traffic on those local streets and to create safe environments for children and pedestrians. For Neighborhood Street 2 where parking on just on one side the right-of-way is narrower at 70’, the pavement width is 26’ with 18’ for traffic and 18’ parking lane. The traffic lane again is a yield type lane, however, with cars moving slow they can actually pass each other but it's still expected that one would yield to help reduce those traffic speeds within local streets. Trees Planning and Zoning Commission July 15, 2021 Page 12 of 23 would still be every 30’ and 14’ planters to accommodate those trees and utilities. In the Neighborhood Street 2 with parking on just one side the sidewalks are 5’ on each side. Hensch asked if the 60’ right-of-way is what is currently in residential areas. Lehmann confirmed it is and also in these areas the pavement doesn’t change, the difference is that continuous planter is wider. He thinks typically developers choose to do parking on both sides to provide additional parking for residents, but it’s not always the case. Craig asked about the term continuous planter, that is in the ground and not like a raised three- foot planter. Lehmann confirmed when he says planters, just imagine the typical planting strip area between the street and the sidewalk. Lehmann moved onto the next type of Thoroughfare Type which is the Alley and is allowed in all zones. It has a right-of-way of 20’, which would be expected behind the buildings, rather than in front of them, so it's not a frontage type. The Alley would be fully paved with a 20’ traffic lane so it does allow some room for passing of cars, but typically this would be expected to be a yield type traveling as well. Within the Alley there is a requirement for street trees and individual planters in the area between driveways, however no sidewalks have to be provided, as it's expected that traffic's minimal enough where they don't have to worry about traffic as it's really only to access those individual sites. Lehmann explained the way that the Alley is a special type is that it does allow some modified lot dimensions, where they can reduce the size of the design site in exchange for an Alley with the idea being that they want to encourage alleys behind buildings to pull some of those garages off of the street frontages and create a more pedestrian friendly environment. He pointed out again it’s not required to have the garages behind the houses, but this allows an option. Along the primary streets within the area, South Gilbert Street and McCollister they will need to provide access to the design sites from the side roads, rather than those primary roads, but those would typically be expected, because they don't expect that the design sites will have access to the side streets. Hensch asked if these Alleys would be public routes or private roads. Lehmann stated it is not specified, they could be public or private, but staff anticipates that they would be private. Lehmann stated the other special type is a Passage and is also allowed in all zones. It's also a 20’ right-of-way but it would not have any traffic lanes and would be a 10’ pedestrian path with 5’ of plantings on the side of the host and required street trees about every 50’ within that continuous planter. It doesn't have sidewalks because the general purpose of a Passage as a sidewalk is to allow pedestrian connections in exchange for larger plots or wider block links and to be able to create a pedestrian friendly environment, they want multiple routes that pedestrians can take to reach their destinations. Those same kinds of accommodations are not needed for vehicles as they can travel at faster speeds versus a pedestrian. Lehmann noted this is one way to allow an extension of a block by providing that pedestrian connection through the block length. Lehmann also noted there may be certain circumstances where there is a pedestrian Passage with buildings running along it and Alleys behind, so the cars are provided vehicular access and the pedestrian Passage would provide that pedestrian access. Craig noted however the pedestrian street is the responsibility of either an association or the property owners, unlike a regular street. Lehmann noted that alleys in the current Code are not Planning and Zoning Commission July 15, 2021 Page 13 of 23 specified to be public or private and this would be the same. However, in many cases the pedestrian Passage that are required are noted as public land. Craig asked if the City would maintain those Passages, and Lehmann replied if it's public the City would maintain it, however if adjacent to property, the owner would maintain it similar to any street where the owner may have to mow the grass between the sidewalk and the street. Russett anticipates if Passages get built that they would be privately maintained, but there would probably be some type of public access easement over them that would be memorialized through the subdivision process that would allow anyone to use the Passage. Lehmann stated as far as visualizing where these thoroughfare types are imagined, the primary streets are the Avenues, otherwise most of the areas within the developments would be local streets and those neighborhood streets, which again are similar to the current standards in the Code and pedestrian Passages would be added in if developers wanted to try and have longer blocks and provide less vehicular streets, they could replace them with pedestrian streets. Alleys are currently shown primarily along those major streets where they would be required, unless they can provide access from the side lots. Alleys may also be present in a couple other places and usually are tied to fronting pedestrian passageways or civic spaces and provides vehicular access to where they're currently isn't vehicular access. Craig asked if a gas station or convenience store type of thing wants to be built on and the corner of McCollister and Sycamore, would that be allowed. Lehmann would have to look at the standards and can report back at the next meeting, but if it were allowed it would have to follow all of the standards and the design standards as well. Lehmann stated these thoroughfare types are a completely new concept because a lot of it is going to be actually publicly owned land but it builds on Code requirements from the streets that are currently there and provides some additional standards with the goal to ensure that multimodal access is possible within the neighborhood. Like other types that are in this Code, there is a possibility of administrative changes, one can add or take away passageways that meet certain standards or swap out neighborhood streets. Lehmann stated the last chapter of 14-2H is Affordable Housing Incentives and is something that has been added on since the initial public review draft and it really mirrors some of the standards used in Riverfront Crossings, but in this case it's a voluntary set of standards. To explain, within the City there are some mandatory affordable housing policies, like the annexation policy of which a lot of this area is going to be subject to. However, if annexed, these standards would not be able to use those required affordable housing units, they would not be able to take advantage of this, but if additional voluntary units were provided, they would be able to take advantage of some of these incentives. To receive these incentives, it also has to be in a Form-Based Zone, it doesn't apply to other zones within the area. It has to be for onsite affordable housing, they can't just pay a fee-in-lieu and use these standards. Lehmann reviewed the standards, first is a 25% density bonus where any additional unit has to be affordable. So, looking at building types that have three or more units, if they had four units and wanted to provide five units within that building type, would have to be an affordable unit. Next is a parking reduction, where the affordable units would not be required to have parking but again that's for the minimal parking standard purposes, it does not mean that there won't be Planning and Zoning Commission July 15, 2021 Page 14 of 23 parking, it means that it would be up to the developer to include extra parking. There is flexibility from some other certain standards in hoping that it will encourage mixed income developments and diverse housing opportunities for different folks within the community. Lehmann noted they also hope that will increase the number of units produced and hopefully incentivize some who might not otherwise consider affordable housing within this area. Townsend asked if there is going to be a time limit on that affordable housing. Lehmann will go over the actual standards and how it is enforced in a bit but first wanted to talk about the incentives. Lehmann noted as far as the adjustments go, they’d be allowed one adjustment to the zone standards and one adjustment to building type standards that are specified in the Code. Staff would have to make a finding that it fits into the site, fits into the neighborhood characteristics and is consistent with the intent of that standard being modified. He added it does provide some protection if there's a scrupulous developer who's trying to manipulate the system to create something that just frankly doesn't fit the neighborhood, staff would be able to stop that. The zone standards that can be adjusted are design site depth which can be adjusted by 15’ in terms of depth and 15% for width. The minimum area within the facade zone can be reduced by 20% as well. The building type standards that could be modified are the building main body and wing standards could be adjusted by 15% and building height could be increased by a half a story. Lehmann added there would be an opportunity to provide additional minor adjustments if those affordable housing units are further restricted in terms of who they'd be provided for. Generally, the affordable housing units will be available for owners at 80% Area Median Income (AMI) 60% AMI for renters but if those were reduced to 50% AMI then they would be allowed to have another building type adjustment, subject to those same eligibility standards. In terms of the general requirements, Lehmann stated they can be met by providing either onsite owner-occupied affordable units or rental units. The units would be subject to sales price limits, 80% AMI (which for a family of four that's income just shy of $80,000 and for an individual person it would be just shy of $56,000). Hensch asked if the current AMI in the City is $100,000. Lehmann doesn’t know what 100% AMI is but noted these numbers do get updated annually and are based around a family of four and based on the family income in Iowa City. Lehmann stated for rental units, they need to be at 60% AMI and subject to HUD fair market rents and LIHTC (Low-Income Housing Tax Credit) income limits. The term of affordability would be 20 years and that would be secured with an agreement and the deed restriction on the property. So even if the owner was to sell it, they would still have to abide by the standards, and it would be administered through some administrative rules that are adopted by the City. Lehmann showed slides with the income and sales limits based on household size and then the rent limits based on size of units. He noted for owner occupied properties there's also the HUD purchase limits, which are pretty high purchase limits in Iowa City because it’s based on sales prices within the City. He stated there is a difference between existing and new homes as to what those purchase price limits are and right now most of the sales are new homes and the Planning and Zoning Commission July 15, 2021 Page 15 of 23 standard single family home purchase price is limit a of $240,700. Regarding rent limits the fair market rents are also pretty high, for a one bedroom it's around $800 and for a three bedroom it is up to $1,483. That would be the cap and again those are adjusted annually, based on the rents and 40% of the area median rent. Lehmann explained it's partially based on market prices but it's below market prices, which is why it's considered the fair market rent. If a property is awarded a LIHTC by the Iowa Finance Authority (an affordable housing subsidy program that can be specifically applied in certain areas), those rent limits are based on the income of the person in the unit so there could be differing rents for different units, depending on their distribution and can be pretty complicated. Padron had a few questions regarding the income limits that Lehmann showed on the slides. Is it correct that at 60% AMI a family of four would have an income limit of $60,000 so what level of rent is affordable. Lehmann stated it varies over time but generally a household making $60,000 is expected to spend 30% of their income on housing, so if they're spending less than 30% it's considered affordable. Spending up to $1500 on rent (so one-, two- and three-bedroom units would be affordable) is acceptable to a household at 60% AMI. Padron is confused when they say income limits less than 80% of the AMI, can they change that number to something lower or is that something that cannot be modified, because 80% seems high to her. Lehmann stated that would be a family making $80,000 to be at 80% AMI. Craig noted then if a family of four made less, say $60,000, they still meet that standard because it less than 80%. Lehmann confirmed the definition of low and moderate income is 80% and that is the upper limit for a homeowner limit. For rental households on the HOME program, they use 60% which was what was used for Riverfront Crossings. Lehmann stated he can try and prepare something for the next meeting to show how they came up with these limits and what they mean in more concrete terms rather than these abstract numbers. Padron appreciates that because saying that the rent limit for one bedroom is $1400 that is really high, her mortgage is half of that, and she lives in a house. Lehmann acknowledged it is considered affordable, based on the income of someone making 80% AMI because it would be 30% of their income. Padron asked if the developer could put that price on a one-bedroom apartment and then get all the benefits of having affordable housing. Lehmann said they would only be able to do that if they're awarded low-income housing tax credits which requires a mix of different market rate and affordable units. Padron reiterated they will get a tax credit and her point $1496 rent doesn't seem affordable. Russett stated the City has more flexibility on changing the AMI standards than they do these rent limits. For the low-income housing tax credit limits, these are the limits that would only be applied to projects that receive tax credits from the State, and if they receive tax credits from the State, the City cannot ask the developer to lower the rents, these are the rents that they would be required to charge through that program. Lehmann stated the fair market rents are the standard rent that would be provided with bonus units unless they happen to get LIHTC, which is not common, there is maybe one LIHTC project every other year or so. Most of these units would be expected to be under fair market rent. Planning and Zoning Commission July 15, 2021 Page 16 of 23 Hektoen noted the distinction is the LIHTC standards are set by State regulations, where the discretion comes in, as to whether Planning and Zoning and the City Council wants to provide additional incentives for LIHTC projects is since they can't really change the structure of the LIHTC program what is being proposed here is to allow these additional incentives for LIHTC projects. Townsend acknowledged the problem is they are calling this affordable housing and it really is not affordable to those people that are low income, it's a lie. Signs stated he has been around the affordable housing issue for some time now and he doesn’t know if they've increased those limits recently but does agree with everyone else that it doesn’t seem affordable. He understands they can't do anything about it, other than go to the State House but in this environment, that's probably not going to change. Hektoen explained there's two programs that they're talking about here, and where the Council and P&Z do have more discretion is in the fair market rent and the structure that's being created by this Code change. The LITHC structure is a separate animal. But there are two programs and in this Code they are offering incentives for both of those programs. Hensch stated he is interested in increasing the very few LIHTC projects that get built because if they can do something to encourage more LIHTC projects they will increase the pool of affordable housing. It may not be as affordable as people want, but it helps increase the overall pool. Right now, not much is being built at all, so if they can create some incentives, it is a good thing. The reason developers are spending their money is because they're going to get their tax credits through the Iowa Finance Authority, qualifying for their programs, and so the City needs to help encourage them to do that or they won't get built at all. Signs noted looking at those limits quite frankly, they're not terribly far off of market rate so who's benefiting from that is the developer. He’s been around these projects and he knows there is a group in town who has done LIHTC projects and are not going to be very happy with this conversation or with him, but these rents are not affordable at all. Craig noted looking at the percentages, at 80% means they're making $80,000, and a two- bedroom is $1800 and at 40% where that family is making $40,000 and they need a two- bedroom apartment the rent is $900, which is a big difference from $1800 dollars. Hensch agreed and noted they do have to look at the definition of affordable, if someone is spending 30% or less of their income on the rent by definition it is affordable, even though the numbers seem high. He did agree there's always sticker shock about these bigger numbers, but Iowa City is just an expensive place to live. Perhaps Lehmann can provide some examples to help illustrate this in a future presentation. Signs agreed that due to the fair market rate limits those numbers seem reasonable to him but he would say no incentives for LITHC projects. Townsend asked if there are there other programs for affordable housing. Lehmann will try to create a summary of the programmatic requirements. He did note he doesn’t think there would Planning and Zoning Commission July 15, 2021 Page 17 of 23 ever be a single LITHC project that would only have 80%, most LITHC’s have a mix of 60%, 40% and 30% AMI. There may be a couple 80% but there's some level of averaging at what different income levels are so there is a mix of income ranges to create cash flow within the property. Townsend stated they might also be confused that these percentages are, is it how much of their salary they’re spending for rent. Lehmann replied no, the percentages are based on income. 80% is considered low income and rents limits are based on 30% of what someone who makes 80% AMI. Hensch asked if the Del Rey project was LITHC funded and Lehmann believes so. Hensch noted that is a good example of one that's got a mix of 30/40/60 and maybe a couple at 80. Lehmann also added they can't charge more than what the market would bear so even if the rent limits are high if no one's going to be able to live there, then they can't charge that rent limit. Padron stated in the Housing Commission they were having a conversation over the last few months before she left that the problem in Iowa City is not the lack of affordable housing, because there is a lot of affordable housing right but units that are being built are not being occupied because the City needs more vouchers. If the City could create its own voucher program, then they could help people get into those units. Lehmann suggested they table the affordable housing discussion and move on with the Code and they can discuss affordable housing in more depth next time and then he can prepare answers for Commissioner’s questions. Lehmann stated as far as requirements go then the market rate in the affordable units have to be the same floor area, number of bedrooms, and similar quality or at least a similar proportion inequity in units or any barrier that might be there. The affordable units must be developed concurrently with all other units through these voluntary incentives. For owner occupied units, their income would be qualified prior to sale and it would have to be their primary residence. They can't rent it, except for a bedroom, and if they sell it within that 20-year span, they would have to sell it to an income eligible household at either the HUD sales limit with some deductions for real estate commissions, closing costs, or permanent capital improvements that would increase the value. As far as renter units, the owner would be responsible to income certify each tenant annually, prior to lease and then annually thereafter, and if there is a tenant who is doing well during the affordable unit period and get more money and become over income they continue to be qualified until they vacate the unit and at which point, it would be occupied by another income qualified units. Again, the rental rates for a rental unit or the HUD fair market rent is the basic one but if they do get LITHC than they would have those LITHC grants and then the owner is responsible for clients and they would have to verify annually with the City, including their documentation for income certifications. Lehmann next wanted to discuss three other general sections that are no longer part of title 14- Chapter 2-H. Some are other changes to Title 14 and some are changes to Title 15, which is the Subdivision Code and Title 14 is the zoning code and then also the Comprehensive Plan would need to be amended as part of this. The other changes are mostly administrative sorts of changes. The first Lehmann discussed is that in sign regulations and there is a new subsection in the appendix on other changes to Title Planning and Zoning Commission July 15, 2021 Page 18 of 23 14. The biggest change is applying the sign standards to these zones and what they look like. Generally, the only signs that are allowed are temporary signs and portable signs, but as they get into open subzones that allow a greater variety of commercial uses they’re also allowed to do Porch signs and Post signs and in the more intense zones like the T4 Main Street zone pretty much all sign types are available. Lehmann explained it really depends on the intensity of the zone, the size of the buildings, and the uses that are allowed as to which signs are allowed. The Code also creates new sign types, which are the Porch sign and the Post sign, which are pretty self-explanatory by their names. The other larger changes are in the definitions, there are new concepts that they have been discussing throughout this presentation, things like missing middle housing, civic space, etc., definitions that the City doesn’t currently have and it also clarifies other concepts as they applied to Form-Based Codes. There are Form-Based Zones, which zones those correspond to, there are some changes to how to define building heights, frontages, or parking setbacks, and then one more notable is there isn’t currently a half story in the Zoning Code. The other minor changes Lehmann wanted to mention are in the introductory section and would provide some clarificatory language, in the off-street parking standards they talked about special vehicle parking in T3 zones, they also make sure that they apply lighting standards in zones, they apply woodland retention requirements in the zones, and those are basically similar to their corresponding zones as residential single-family zones. Finally then there are the sign definitions, which he just mentioned. The other piece is something where the Planning and Zoning Commission doesn’t recommend changes, Title 15, which is the Subdivision Code, but because it incorporates the way that these things work, Lehmann wanted to make sure that they were aware of them and how the Subdivision Code fits in with the zoning code changes. The first is the plats and platting procedures, a lot of the changes are housekeeping items, such as adding a step for submittal and review and departmental titles and positions as those are all out of date. The other two items that are larger changes are what's reflected in the preliminary plat and as Lehmann stated earlier the way a lot of these standards will be implemented is in the preliminary plat so that's where they'll have to show design sites, thoroughfare types, civic space, building types and they'll also have to include notation about connections to adjacent properties and notations about which things can be substituted for other types, specifically civic space and building types. Lehmann reiterated the neighborhood plan is a new document that would be submitted with the final plat and that's where the rest of this will be implemented. He explained it is very similar to what's in a preliminary plat, it would have all those items, but it would also include frontage types as well. That is the document where they could look in the future and say what was expected to be there. The neighborhood plan will be checked upon a building permit or site plan and that's how they’ll make sure that the standards are being met. Craig asked if that will only apply to plots for this particular area of the City or was it now for everything. Lehmann confirmed it'll be only for this area of the City, subject to the form -based standards. Planning and Zoning Commission July 15, 2021 Page 19 of 23 Lehmann next discussed some of the design standards which is a different chapter of the Subdivision Code. Some are related to streets and some are related to blocks but generally it adds some language about promoting connectivity throughout the City and promoting multimodal transportation. Lehmann noted there has to be appropriate transitions between thoroughfare types, but it also requires that the right-of-way, or the streets have to abide by the thoroughfare type standards and those thoroughfare type standards have to rely on the Future Land Use Map that would be in the Comprehensive Plan. He also stated where there are variations, they have to meet specific criteria, similar to what is required in rezoning where they have specific criteria that are required. For example, if there are sensitive areas, they can shift things and substitute thoroughfare types, except for those major streets of South Gilbert, Lehman, Sycamore and McCollister. They can change the alignment in the block orientation, and this is a question that someone had on how staff will ensure that something similar is created and it's the standards in the Subdivision Code. So, alignment can change, but the connections to existing streets have to stay and they have to continue to abide by the block standards, and single-loaded streets will need to continue to abut civic or open space. Lehmann explained the reason that they have these standards here is because that was what was used to design this Code and the point of these standards is that if there are changes to it, it would create a similar outcome to what is currently there or what they would propose to show in the Future Land Use Map. The other changes are tied to Passages which can replace a thoroughfare type as long as the design site has some sort of vehicular access, whether that be an alleyway or street. Alleys can be added if a developer would like to take advantage of some of those other benefits of alleys or they can be removed as long as those sites have access to adjacent streets, other than McCollister or South Gilbert. For the blocks and block lengths, the Form-Based Code zones have a different set of block standards that they currently have. So currently they require them to be between 300’ and 600’, there's an opportunity to lengthen them but again the block network has to comply with the Comprehensive Plan and the block length of perimeters have to comply with the block size standards table, but those with Passages. Lehmann stated with these standards the blocks are shorter than they would currently allow typically in most T3 zones. The maximum block length would be 500’ and then in more intense T4 zones the length would be 360’. Again, those could be extended with a pedestrian Passage in the middle of the block to provide that pedestrian connectivity and that would increase them to 800’ and 600’, respectively, except in the Main Street zone which would retain a 500’ maximum block length. Lehmann reiterated there are perimeter standards, so there are no super blocks where there are really large areas of no street connectivity and that further reinforces these block size standards. Finally, Lehmann discussed the Comprehensive Plan draft and changes to that. This is specifically located in the South District Plan and the reason that they have to amend the Comprehensive Plan is because they're relying on the Future Land Use Map, which is more detailed and it's not currently in the South District Plan. This plan was initially adopted in 2015 which is what kicked off this journey down the Form-Based Code path as one of the objectives was to adopt a Form-Based Code for the South district. Lehmann said there are some additional updates other than just the Future Land Use Map and they also wanted to reflect some current priorities of City Council. The changes are specifically to update some background and context and to generalize more specific language, based on the new Future Land Use Map. To modify some goals and objectives, to discuss Form-Based Codes and generally how they fit in, and then the updated Future Land Use Map, which is the important piece as far as the rest of this Code applies. Planning and Zoning Commission July 15, 2021 Page 20 of 23 The updates and context are included to really reflect those Council objectives and to make sure that the Code is up to date. They include input for the Form-Based Code process, provide some additional context that wasn't included in the original such as regarding the history of native persons, the implications of past planning practices as it relates specifically to equity and sustainability, and then recent equity and sustainability initiatives. They also generalize some language in the plan, in the housing transportation commercial areas section, that has happened since the Code was adopted. Lehmann noted that doesn’t always align with the Future Land Use Map that's being proposed, so they generalize that, but it still does generally comply without those changes, they just wanted to make it more explicit to facilitate that adoption. Lehmann stated there's a new chapter on Form-Based Code which discusses what they are and how they're implemented in the South District and how they are carried out through the zoning and subdivision code. They also added in some new goals and objectives that more explicitly link the goals of the Form-Based Code with the goals of the Plan. Lehmann noted these may or may not need to be added, but they wanted to explicitly address some of these ideas. One of them is in housing, there's a new goal and objective to provide a diversity of housing in the South District, creating a range of housing types, densities and price points to improve equity and sustainability and the objective is to adopt a Form-Based Code. They also added in a goal for streets, trails and sidewalks connectivity and that is to adopt a Form-Based Code that promotes walkable neighborhoods, encourages the use of alternative modes of transportation and reduces car dependence. In the Commercial areas they added a goal regarding development and redevelopment of commercial areas and adopting a Form-Based Code provides for compatible mix of nonresidential uses, including commercial nodes that serve the needs of the neighborhood. Lehmann noted that looking at a lot of the Form-Based Codes, a lot of these goals are implicit within the Code, but they're not explicitly linked to Form-Based standards and so that's really what these objectives do. Finally, Lehmann showed again the Future Land Use Map that is currently within the Plan and acknowledged there's a lot of discussion in the Plan about missing middle housing types there's a whole page on it essentially, and what new neighborhoods should look like and this was the Future Land Use Map that was used. Regarding the missing middle housing types, that has some pretty specific uses, and it follows a more conventional use standard rather than focusing on the form of missing middle housing types, and so the change was made to the existing Future Land Use Map for greenfield areas to be where that would be applied. Any new development has to reflect the Future Land Use Map with more explicit regulations of what that looks like and much more detailed greenfield sites. That was the overview of the Code, Lehmann stated as far as next steps, the next meeting is August 5 where the Commission will be discussing any questions or clarifications they’d like, and staff will try to give some more information on affordable housing. Staff will discuss the public comments received thus far, and then the Commission would set a public hearing for the Comprehensive Plan Amendment. The Commission will then be considering a recommendation on the Form-Based Code and the Comprehensive Plan Amendment at the August 19 meeting. Into September and October is when Council would be setting their public hearing in considering the Code and the Plan. Lehmann reminded everyone they can find information on the website Planning and Zoning Commission July 15, 2021 Page 21 of 23 about how to contact staff or email members of staff with comments or questions. Hensch thanked Lehmann and staff for the very impressive work. Townsend asked if these new Codes would eventually replace all of the Codes in the City if they do work on the south side. Russett replied they are just looking at these 900 acres in the South District, but eventually they would like to apply this Code to other greenfield areas that are at the fringe of the community, some of those areas are still in unincorporated Johnson County but are likely to be annexed at some point, so the idea is that it would eventually apply to other greenfield sites as well. Townsend said then they will actually be working with two sets of Codes now, one for the old stuff and this area. Signs stated for next time if staff could present something that f helps him understand Form- Based uses. If he wanted to build a single-family two-story home that fits in one of these blocks, so he could open whatever business he wanted to in that house how would he achieve that in this new Code. Hensch noted if Commissioners have any questions they'd like staff be prepared for to discuss on the next meeting on August 5 please forward those to staff so they can have an opportunity to prepare. COMMISSION INPUT ON THE USE OF AMERICAN RESCUE PLAN ACT (ARPA) FUNDS: Russett noted there was a letter from Rachel Kilburn, the Assistant City Manager, in the agenda packet about these funds and the City is currently in the process of taking comments on how the funds should be used. The City is looking at Boards and Commissions to see if they have any ideas but there is also an online survey each member can take individually or send an email to the email address that was in the letter as well. Hensch stated he would really like to see the City aim this towards affordable housing and affordable, quality childcare, particularly in the qualified census tracks, because that's presumed an eligible expenditure and is something they could start working on right away. He is also very interested in housing rehabilitation, particularly looking at asthma mitigation in children and lead pipe elimination for water distribution and then mold abatement in the homes and also taking care of the leaking problems that are allowing the mold to form in the first place. Padron would like to see the Council or staff look into using this money or part of the money to create a local voucher program for affordable housing. Signs noted there's a lot of opportunity there and there's a greater need and he is anxious to hear what other people are saying. Craig stated she filled out the survey online and agrees with Hensch that childcare is an issue that needs to be address. Hensch stated it is probably the biggest obstacle for working class and poor folks and it is not only affordable childcare, but affordable, quality childcare that is needed. Padron also agrees with the childcare issue and would like to see some money going to that. Planning and Zoning Commission July 15, 2021 Page 22 of 23 DISCUSSION OF RETURNING TO IN-PERSON MEETINGS: Russett announced the meeting on August 5 would be in person and wanted to know if the Commission is comfortable going back to Emma Harvat Hall. The Commission discussed and said that was fine however asked staff to maybe look for a bigger space where folks could spread out more if they felt an agenda would attract a larger crowd. CONSIDERATION OF MEETING MINUTES: JULY 1, 2021: Townsend moved to approve the meeting minutes of July 1, 2021. Signs seconded the motion. A vote was taken and the motion passed 6-0. PLANNING AND ZONING INFORMATION: Russett did not have any updates other than to continue to encourage the Commission to review the Form-Based Code and let staff know if there's specific sections of the Code that they want more clarity on. Hensch acknowledged how far staff has gotten on this project because he remembers meeting with Opticos at what seems like 10 years ago at this point, and is very impressed with the folks for getting this work done. Hensch noted he would not be present for the August 5 meeting. Craig asked about the land that has been cleared on the south side of Highway 6 and Keokuk and wondered what was going in there. Signs shared that a Kwik Star convenience store was going in there. ADJOURNMENT: Signs moved to adjourn. Townsend seconded. A vote was taken and the motion passed 6-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2021-2022 7/1 7/15 CRAIG, SUSAN X X HENSCH, MIKE X X MARTIN, PHOEBE X O/E NOLTE, MARK X X PADRON, MARIA X X SIGNS, MARK X X TOWNSEND, BILLIE X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member