Housing Costs, Density and You

I don't think its an overstatement to say that the One University Place development project has always been on my mind for 6 years. It is the single issue that has occupied a majority of time in my 3 terms on city council. 

This past week council voted to refer to the Zoning Commission the developer's latest request to increase the

number of residential units and parking spaces allowed for the project. The size of the buildings remains the same however so that there will be smaller units created. This has understandably raised concern among our citizens some of whom have voiced that at our meeting, others who have contacted me directly. I wrote last month about some of my thoughts regarding this latest proposal.

It is impossible to also consider our project without looking at housing costs. On January 19th City Council held an affordable housing work session. I asked about "workforce housing" options at that meeting. Median household income in U-Heights has declined from $67,430 in 2000 to $59,018 in 2012, similar declines are found throughout Johnson County. Our median household income is the highest in the county. The county-wide median in 2012 was $53,993. I always benchmark these against what a first year teacher with a BA degree makes in the Iowa City Community School District. In 2014-15 that is $39,200.

While median income was dropping median household value was increasing from $216,100 to $246,800 in the same time period. By definition a person is considered "cost burdened" if they pay more than 30% of their income in housing costs. After adjusting for inflation housing costs in U-Heights have increased 14.2% from 2000 to 2012. At the same time, again adjusted for inflation, incomes have decreased 12.5%. More home owners are now considered cost burdened than in 2000. So the most important figures to me are these: 

• 20% of U-H home owners pay more than 30% of their income in housing in 2012
  Up from 16% in 2000
• 50% of U-H renters pay more than 30% of their income in housing in 2012
  Up from 29.3% in 2000

This and much more useful information can be found at the Housing Trust Fund of Johnson County's website. This data above came from their Update to the 2007 Affordable Housing Market Analysis for the Iowa City Urbanized Area (published September 2014).

Given these concerns about affordable housing, I proposed at at our work session and later in a private meeting with the developer that if the City should consider an increase in the number of proposed residential units only IF 5% (6 units) were specifically marked for workforce housing.

I also continue to read and hear national stories that become filtered through my "local lens" to consider their impact here in U-Heights. Here are three that I've run across this week, that I found interesting:

Small Homes Make Better Cities
This article looks at several projects around the country (I'd already heard of the "apodments" but the others were new to me.) At 350 sq. ft. these units are half the size of the smaller units proposed for the front building. 

Walking: The Secret Ingredient for Health, Wealth, and More Exciting Neighborhoods
It's no secret one reason I've pushed for a mixed use development with commercial property is we need somewhere for people to walk to!

With Porches And Parks, A Texas Community Aims For Urban Utopia
Our older portions of town already have this and we have continued to build community among our citizens, our location near the UIHC will always make us attractive, but we do need continue to think about what else can we do to enhance our community. See also the next day's follow up regarding racial tensions in this community.

So those are a few more of my thoughts, I'm always interested in hearing other people's feedback.

February Council Meeting Summary

Fellow U-Heights residents,

City Council held their regular February meeting Tuesday night, below are some highlights. For more information please look at the full agenda and attachments.

Curbside Composting Announced

Look for more information soon about a curbside composting program being added to regular Tuesday garbage and recycling collection. Red composting bins will be available for a refundable $25 deposit. Paper compost bag liners will be available at Fareway grocery. More information will be posted on the city website and put in recycling bins. Progress is also being made for a recycling program at Grandview.

Building/Zoning Ordinance Updates

Citizens commented at a public hearing concerning proposed Ordinance 187.  Sketches illustrating terms and a diagram of measuring building height were presented. Further revisions will be undertaken.

Request sent to Zoning Commission

A request to change  zoning ordinance 181 submitted for the One University Place project was received. Council asked the Zoning Commission to consider this and report back to council.

Upcoming Events

• City Council Meeting TUESDAY MARCH 10 7:00 PM
• Annual Spring Clean Up Day is SATURDAY APRIL 25th 9-noon
• Arbor Day Tree Planting Ceremony will be SUNDAY APRIL 26th
• City-Wide Garage Sale will be SATURDAY JUNE 6th throughout town
• Farmer's Market starts TUESDAY JUNE 2nd
• RAGBRAI comes through U-Heights! SATURDAY July 25th

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Consider contributing to the University Heights Community Fund

Latest One University Place Proposal

At Tuesday's regular council meeting we heard the latest site concept presentation from developer Jeff Maxwell and architect Kevin Monson. Here is the visual that accompanied their description:

You can download the PDF file HERE.

Let me give a bit of a summary here before we get to my thoughts.

The latest version of this project is similar to the version presented in September 2011. Like that plan the current proposal would have a 3 story mixed commercial/residential building in front and a five story residential building in the rear. This is a departure from the previous site concept shared in February 2014. That proposal had a one story commercial-only building in front and six plus stories of residential in back.

The major changes in the latest proposal, from the 2/14 one are these:

1. Increase residential units from 80 to 120 (same building footprints, smaller unit sizes)
2. 2 floors of residential above commercial in front building
3. Reduce commercial size from 20,000 to 15,000 square feet
4. Increase surface parking from 55 spaces to 108

Items number 1 and 4 would require a change to U-Heights Zoning Ordinance 180 this ordinance sets out maximum numbers for what could be constructed on the St. Andrew Church site. Major limits of the ordinance include:

UH Zoning Ordinance No.180

• 2 total buildings
• 80 residential units
• 20,000 sq/ft commercial space
• 45,000 sq/ft total building footprints
• 38' max front building height
• 76' max rear building height
• 185 parking spaces (min)
• 55 above ground parking spaces (max)

The increase in the number of residential units was to make the absorption rate (how quickly units sell) higher. It was stated at the meeting that it was hoped that 25% of residential units would be pre-sold. Smaller units will also carry a lower price tag, A ballpark number given was $200- $400K for units. The front building would consist of one bedroom units, while the back building would have 2 and 3 bedroom units. As has been true with all proposals, individual buyers could purchase more than one unit to combine into a larger condominium.

The reason for the increase in parking was explained as concerns by potential commercial owners that there wasn't enough customer parking. All residential parking will be underground in each building. It was noted that given the DECREASE in commercial space the total number of trips in and out of the property would likely remain similar to what was proposed before. I wrote about that here: Melrose Traffic.
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That's a rundown. Here are my thoughts.

I find it depressing that this project has had so many changes and turns and still has not been finalized. Every proposal we've had presented to us has had supporters and detractors.
 
I am not willing to reject this proposal out of hand. Since I have been on council I have been very clear that I support a mixed use commercial/residential development at the site of this project. Given this is the intersection of our only two arterial streets it just makes sense. Smart Growth development shows that mixed use, walkable projects are beneficial to citizens and their communities. I've said that in this space numerous times. 

A residential-only project could be built here without any support from the city. I DO NOT support a project like that. Yes, it would provide revenue that our city could greatly use, but it does not provide any of the other community enhancements that would truly improve our town, and the quality of life of the people who live here.

I'm not completely sold on greater number of residential units but understand why the developer is making that request. A greater number of smaller units means more income to the developer. Commercial space is at BEST revenue neutral and most likely a "loss leader" for this project, that's why the residential structure is so important. I have not talked to the developer specifically about this latest proposal yet, but will do so. I'm certain that this proposal is the result of conversations bank lenders, investors, and Tom Jackson of the National Development Council regarding what is a viable project. 

I see three potential markets for the front building units; graduate/professional students, UI Hospital employees, and sports fans. The first group has long been a part of our town, and given the UI's commitment to increase student enrollment, housing for all student demographics will remain tight. There were speakers at our council meeting criticizing that the front building would have many students. I would much rather have students in one bedroom small units designed for that purpose than have them in single family zoned neighborhoods where our infrastructure (parking, garbage, etc) are less able to handle higher density. I don't understand what appears to be complete dislike of students. The last group will be here infrequently at best.

It's hospital employees that I'm most intrigues me. Many UIHC workers (nurses, custodial, food service staff) could greatly benefit from nearby  work force housing, decreasing the need for vehicle parking at the hospital. One thing I want to explore more is how affordable housing plays into the development. Council has a work session tonight (1/19/15) to talk about his topic with the Johnson County Affordable Homes Coalition.

The dreamer in me supported reducing surface parking in Ordinance 180 down to 55 spaces in 2010. We wanted a maximum of green space. Today I have sadly come to the conclusion that if we want commercial we will need to increase surface parking. In the future, if that parking isn't needed it can be converted back to green space. Several speakers at the meeting referred back to former councilor Stan Laverman, who proposed those parking limits in 2010. I talked to Stan after the meeting and he readily agrees with me that the increased parking is a necessary concession to get commercial. He also is of the opinion that due to changes in the greater Iowa City metropolitan area since 2010, that a greater number of smaller units is warranted.

That's a first run at my opinions. I'm certain to expand on them more here in the weeks to come.

As always, I welcome comments or other feedback.
 

January Council Meeting Summary

Dear fellow U-Heights citizens,

City Council held their first meeting of 2015 Tuesday night, below are some highlights, for more information check the Jan. 13 Agenda & attachments.

New St. Andrew Site concept design presented

Developer Jeff Maxwell presented a revised concept design for One University Place with a 3 story commercial/residential building in front building and five story residential back building. Major changes presented included asking for an increase of residential units from 85 to 120, but staying within earlier building sizes, so that units will be smaller, and for more surface parking for the commercial property. Total commercial space would be reduced 5,00 square feet. The changes noted above would require a zoning change which would require a public hearing . I will write more about this on the blog later this week.

 One University Place info

Sidewalk Repairs Scheduled

The sidewalks east of Sunset and south of Melrose were inspected last fall. Homeowners needing to make repairs will be notified by letter later this month. After much discussion last month and this, the city will help to coordinate repairs for any homeowners not wishing to engage their own contractor. Information will also be posted on the city website. Repairs will need to be completed by July 20, 2015.

Mark Your Calendars!

Major events are quickly approaching.

• Affordable Housing City Council Work Session Jan 19th 6 PM City Office, 1004 Melrose
• Tower Court Park Renovation Meeting Jan. 24 10 AM Oaknoll
• Zoning Study City Council Work Session Feb. 2nd 6 PM City Office, 1004 Melrose
• City Council Regular Meeting Feb. 10th 7 PM Place to be determined
• Annual Spring Clean Up Day SATURDAY APRIL 25th 9-noon
• Arbor Day Tree Planting Ceremony SUNDAY APRIL 26th
• City-Wide Garage Sale SATURDAY JUNE 6th throughout town
• Farmer's Market starts TUESDAY JUNE 2nd

Our Newest U-Heights Resident

The newest resident of University Heights was also the first baby born at University Hospitals in 2015!

Congratulations to Ben and Susie Bormann. 

Press Citizen Story

Lights in the Heights!

LIGHTS IN THE HEIGHTS 

The City of University Heights is sponsoring their FIRST New Year’s Eve luminary walk: “Lights In The Heights.” The wide sidewalks on Melrose Ave and Sunset St will be lit with luminary candles. Neighbors and friends are encouraged to walk this aisle of lights and welcome in the New Year in style!

Volunteers are also needed to help set up the lights, if interested please see below.

TIME: set-up at 2 pm; 5 pm-12 pm lights on; about 1,400 luminaries involved

GOAL: Lights on both sides of SUNSET AND MELROSE

NEEDED: Sponsors & LOTS OF VOLUNTEERS to set-up kiddo-friendly volunteer tasks

COORDINATORS:

Louise From (354-1433) & Silvia Quezada (354-3854)

louise@university-heights.org 

silvia@university-heights.org

 
VOLUNTEERS PARTY: hot cocoa and goodies at Louise’s (207 Monroe St)