Loading...
HomeMy WebLinkAbout2003-11-12 Planning and Zoning Commission Agendas• Cedar Falls Planning and Zoning Commission Special Meeting Wednesday, November 12, 2003 Duke Young Conference Room. 220 Clay Street, Cedar Falls 5:00 P.M. AGENDA 1, Discussion of College Hill Neighborhood Issues/Review of 1993 College Hill Flan • a 'DEPAUMENT OF DEVELOPMENTAL SERVICES CITY OF CEDAR FALLS, IOWA 220 CLAY STREET, CEDAR FALLS,.:IOWA 50613 ` 319--273-8606 FAX 319-273-8610 . . V .FACSIMILE TRANSMITTAL.. To: Waterloo Courier Company: Phone: ' 319-291-1400 Fax: 319-.291-2069 From: Martin I�,yan, City Planner. Company: Department of Developmental -Services Phone: (319).273-8606 " Fax: 319 273-5610 �3ate: J. November- 5; 2003 .. 1E: + Agenda -Cedar Falls Planning & Zoning Special Meeting on - Wednesday, November 122003 COMMENTS: : Nuamber. of Pages to Tollow: 1 " BUILDING1N5PECT[Clh1 EC4NONllC DEVELOPMENT PLANN1vG!ON1NG ` COMMUNITY DEVELOPMENT BLOCK GRANT ENGINEERLNG RENTAL ASSISTANCE; "OUR CITIZENS'ARE OUR BUSINESS" • "OUR CITIZENS ARE OUR BUSINESS" VA Cedar Falls Planning and Zoning Commission Special Meeting November 12, 2003 AffNUTES The Cedar Falls Planning and Zoning Commission met in a special meeting on Wednesday, November 12, 2003 at 5:00 p.m. in the City Hall Duke Young Conference Room, 220 Clay Street, Cedar Falls, Iowa. The following Commission members were present: Andersen, Darrah, Finn, Holst, Kressig, Miller, Wieland. Ms. Hays was absent. City staff members present included John Page, Martin Ryan and David Sturch. Council member Tom Hagarty was present along with recently elected council members Sue DeBuhr and Kamyar Enshayan. Chair Kressig called the meeting to order. The purpose of the meeting was to have a general discussion about College Hill Neighborhood planning issues. A number of persons were present from the neighborhood area. Mr. Kressig opened the meeting by urging all persons to provide factual comments and to refrain from innuendos or unsubstantiated allegations. He briefly reviewed some of the materials prepared for the Commission including a summary of the 1993 College Hill Plan prepared by Martin Ryan. He reviewed the principal areas of concern that were identified in 1993 and still remain important issues of concern. Mr. Ryan also circulated one other document containing statements and objectives prepared by the College Hill Neighborhood Association. A broad discussion followed covering a wide range of topics. Loree Rackstraw, Sue Doody and Mary Brammer spoke on behalf of the Association. Their comments revolved around ongoing parking problems, density issues in the neighborhood, nuisance control, code enforcement, and commercial development in the commercial district. Mr. Miller concurred with many statements, particularly with those relating to the need for increased and more consistent code enforcement on a variety of issues. Ms. Doody stated that the residential density in the area is virtually uncontrolled and needs to be addressed. She stated that density, parking and other problem issues are all interrelated. Comments on parking touched on parking ramp issues, university -provided parking solutions and problems with commuter parking. References were made to the 1999 Parking Study conducted by the City. Sheila Rudin stated that parking study had a number of positive recommendations, but that none of 1 those have been implemented. Comments were made about a parking permit district. John Page commented briefly about the proposed multi -modal transportation facility that is expected to be constructed on the UNI campus in the coming years. Mrs. Reppas stated that students make decisions about where they are going to park based on price and convenience. Ms. Doody reiterated concerns about density issues and urged the City to develop better information about this topic. Mr. Sturch suggested that perhaps census data or rental inspection information might be helpful in this regard. Discussion also focused upon rental inspection procedures, over -occupancy and other matters. Ms. Rudin questioned the usefulness of gaining specific data of occupancy or density levels in the neighborhood. Mr. Holst noted college areas traditionally incorporate higher density residential areas near the college campus. He suggested that this is perhaps desirable rather than something to be discouraged. Ms. Rackstraw noted some preliminary data from the University, .which indicated that there are approximately 1,600 students living in the neighborhood area. It was noted that University enrollment is declining and that the new apartment projects west of campus may create some vacant housing in the neighborhood. It was noted that occupancy issues faced in this area are no different than those found in most college communities. Mr. Page stated that this is a difficult problem to manage and enforce. Mrs. Brammer lamented the trend of single- family house sales to rental investors and maintained that many of these homes are not properly registered as rentals. It was suggested that the fire department could possibly track house sales through the County Assessors Office. Comments were made about over --occupancy. It was stated that better code enforcement is needed. One landlord noted that rental inspections require one week's notice prior to inspection. It is easy for residents to get their house "in order" to satisfy any such inspection. It was noted that there is very little even landlords can do since landlords have to provide 24-hour notice of entry into a rental property. Mr. Wieland suggested that unannounced inspections be part of the code enforcement strategy. Some doubts were expressed whether unannounced entry and inspection was a legal option. Ms. Rackstraw suggested that a "sunset clause" be placed on those nonconforming properties in the area that have been "grandfathered." Mr. Ryan stated that the issue of nonconforming uses has been reviewed on a number of occasions with City legal staff. The idea of requiring conformance within a certain period of time appears not to be a legal option. Mr. Miller added comments about neighborhood vitality and the need to preserve single-family home ownership in the area or the lab school will not have adequate enrollment. He suggested that many street intersections need better parking restriction in order to provide a safer driving environment. He 0 also urged more effective code enforcement efforts. 2 Ms. Rudin commented upon her experience with private deed restrictions associated with home sales in order to ensure that the remains a property single-family owner -occupied dwelling. She conceded, however, that these private deed restrictions are difficult to enforce if the seller moves out of the area. In addition, such restrictions typically last only 21 years unless voluntarily renewed. Ms. Rackstraw criticized recent development in the area between 20th Street and 23rd Street (presumably including the Geisler apartment complex) . She noted that better site planning or design standards are needed. Mr. Holst commented on design standards in the Overlay Ordinance noting that those standards are fairly weak. Mr. Ryan suggested that is an area of the code that could be improved. Mr. Wieland stated that the underground parking arrangements (such as that recently proposed by the Reppas apartment project) need to be encouraged perhaps through an Ordinance amendment that will ease setback rules. Ms. Andersen suggested that the downzoning of the commercial district (C-3 to C-1) be revisited. Tony Tomlyanovich commented briefly on commercial issues. He stated that there was a requirement several years ago that commercial businesses that could not provide on -site parking had to pay a fee in -lieu -of - parking. Mr. Ryan noted that particular section of the Code, while recommended by the 1993 Master Plan, was later removed due to objections from business owners. Mr. Tomlyanovich stated that the public parking lot behind his business is only partially utilized during the daytime. He also noted that the Hill businesses (particularly bars) seem to be subject to extremely rigorous enforcement efforts by City Police and Fire,. placing those businesses at a competitive disadvantage with downtown businesses. He advocated a change in parking meter timing and fees to be more in line with the downtown parking meter arrangement. Mr. Kressig noted that a number of comments and ideas have been shared in this meeting. He briefly reviewed some of the key issues: density, code enforcement, parking, zoning ordinance revisions (design standards), and commuter parking. Mr. Kressig noted that it is important that the College Hill Neighborhood Association work on improving communication with various entities in the neighborhood. Ms. Rackstraw noted that a College Hill web site has been established that highlights positive aspects of the Hill. The web site is CHNA.org. General discussion followed regarding a future meeting and further discussion about these issues. It was agreed that a more focused meeting with specific tasks needs to be arranged. Mr. Ryan suggested that the second or third Tuesday of any month is normally a good time for the Commission to meet as the regular Commission meetings occur on the second and third Wednesdays each month. No firm dates were established. However, it was agreed that the 3 Neighborhood Association can bring an agenda forward and a meeting could be scheduled possibly in December. Following all discussion on College Hill issues, the Commission convened briefly to decide whether a regular meeting was necessary on November 19, 2003. It was noted that there are no specific agenda items. Some members were interested in continuing the College Hill discussion. Others felt it was best not to call a meeting if there are no agenda items. It was agreed not to conduct a regular meeting on November 19. Mr. Kressig also noted a nominating committee needs to be selected for the purpose of recommending Commission officers in 2004. Officers will be appointed in December and take office in January. The nominating committee will then report to the Commission on December 17, 2003. Mr. Darrah agreed to serve on the Committee. It was unclear if any other person was appointed to work with Mr. Darrah. Following all discussion the meeting adjourned at 6:30 PM. There was no formal motion for adjournment. Respectfully submitted, Mar ' n Ryan City Planner • 11 DEPARTMENT OF DEVELOPMENTAL SERVICES' ' CITY OF CEDAR"FALLS; IOWA 220 CLAY STREET CEDAR FALLS, I0V4'A 50613 319-273-8606 FAX 319-273-8610 ME-M0AANDUM TO: Cedar Falls Planning -and Zoning Commission FROM: Martin .Ryan .City Planner Y DATE: November 3, 2003 RE: College. Hill Neighborhood Plan Summary The purpose of this memorandum is to. provide a background summary, of, the 1993 College Hill Neighborhood Master Plan and to evaluate those actions or -initiatives recommended by that: Plan -that, have been undertaken or completed as well as -those that have not. In addition, a brief summaryof general City, services b various' City. 9 Y Y entities will .be provided. Attached to the -back of. the report are various [ newspaper articles and samples of • past _ actions taken 'by the 'City to address a variety of College Hill issues. -This review may. assist in. identification of areas', that may need to be addressed or focused upon by City staff in the coming months. ; BACKGROUND The College: Hill - Neighborhood is generally _understood to be the commercial and residential area abutting the University, of Northern Iowa :campus. The neighborhood boundaries -may vary according, to differing interpretations; however; in_ recent. years the "Neighborhood has generally been, understood to be that area south of 18 ". Street', west of Franklin Street to Campus Street' and south'to include the 28h Street area and the StarbeckCircle/Panther ' Lane area: The 'neighborhood' includes a coimmercial District, in the vicinity of College- Street I and ZOth to 23rd; Streets.. The su-rrounding, - residential areas include a large portion, of multi -family student rental- housing, fraternities and sororities, along with .a. fairly, large mixture, of detached ..single-family homes. A mixture of zoning classifications exist in this fairly compact 'neighborhood area including: C-3 -Commercial, R-3- a'nd R=4 Multi -Family Residential areas and R' 2 single family and duplex: Residential District. A good description of the area is than of a "mixed use neighborhood incorporating commercial, professional/institutional uses along,.with a mixture of residential uses. IIUILDINC INSPECilON ECON0:vi1C DEVELOPMENT PLARNING!7OMNG COmmuNri AEVEI.OPMENT BLOCK C;R9NP ENIINEER- ING RENTAL ASSISTANCE., "OUR CITIZENS ARE OUR BUSINESS„ The C-3, Commercial Districtt.is a compact business :area made up .of a variety'.of shops and services with a - fain large ra ortion'of entertainmentldrinkin leatin Y 9 p:P 9 9 establishments. The largest customer base is the local student population: ,A grocery. store, in', the area (Fleagle Foods) . closed approximately ten yearn ago A new convenience store "(Kwik Star) was established at 2a Street and _College Street in front of the old .grocery store "in '1994. It appears -that- many,of the smaller storefront shops have some difficulty maintaining long: -term business tenants with frequent business turnover and ', temporary vacancies. However,- - the bars. and; entertainment establishments seem to thrive with several expansions occurring_ in recent years (i.e. Ton 's La Pizzeria as y one example): ,The University Book and Supply business has, also provided a stable business `presence - in the "Hill Business District" with' , repeated expansions and improvements.; The nearby.residential neighborhoods contain a -variety, of housing types: dominated to a 9 -. lar a degree,. by. student rental dwellings.- During � the last. -three to� five yearn several larger apart,ment.' complexes '°have been constructed ,outside the neighborhood on. the west side of the college campus including the Bonsall apartments at .Hudson Roa&,and University, Avenue" ;(48 units ,Two other newer complexes have been constructed; in the past two years on West 27 Street (Sterling Mills, approximately 144 units) and at the former Hillcrest Drive-in site (approximately 180, unitsapproved, only partially.-built'.at this time). Those three complexes; if occupied at four residents per unit .have the capacity to`,:accommodate ups Ito.` 1,488 persons. 'However,,,. as noted the `Hillcrest' apartments are not yet fully built out., -Within the neighborhood a number of newer rental units have been e - - established including ,severalseveral'- family, structures ,constructed- by . ,. Jerry, Geisler, and his son Mike Geisler. The- Geislers, have,- constructed over' 1.00 new housing:,units in -the neighborhood during the past eight to ten years creating housing capacity or;'near y .400 -residents The two -block area between .College � Street ,.and Merner Avenue north of 22" d Street has been transformed from an; undeveloped natural woods -area into .a multi -family apartment complex; owned by. Mr. Geisler. Other. investors. in- the area ' have, constructed fewer. new 'multi4amily structures, but nevertheless, have contributed to recent redevelopment efforts in the area. Examples of these -efforts include the Basil 'Reppas apartments (seven units) at.College,Street and 23rd Street (1,994)� and .the Jorgensen - apartments (ten units) at the !corner of Seerley Boulevard and College _Street (2002).' Mr. Reppas also recently proposed a. new 137unite structure at`26" Street and Olive Street, which was. recently approved .by -theCity Council. Other property ..owners have made more : modest ,improvements to, various properties in recent years, many,'of which include. added bedrooms or- perhaps added dwelling units within- existing buildings: °The multi- family development areas' occur within the existing R-3 ,and ,R-4 Zoning Districts;in the, neighborhood,, which accommodate - higher `density- residential development. With _any new projectone of the primary concerns is that adequate - on=site parking- be .provided to meet the needs of the proposed project (typically one; parking stall required per bedroom): 2 The recent multi -family dwelling expansions- in the area _reflects. the need to accommodate, a growing-, student population. . at the Universit . During the. ' 903s the : : 9 g PP Y g Student enrollmentapproached 14,040`students; but,�appears to have.stabilized-around 13,400 students. State. budgetary,- -constraints may impose further, contraction of enrollment t6 a level closer to 13,000 or less in coming years. Approximately. 4,500 students. live on campus. There -is likely a goad portion of commuter students who live outside the immediate neighborhood area `either in other areas..of Cedar- Falls ,or in other communities. Examples of other larger apartment complexes in other areas of the 'City -are Gold Falls Villa. (west of campus)Pointe West ,Apartments at 1$tr, ..Street and.,. Hudson. Road (only_ partially, built out),. and Thunder. Ridge -;Apartments., on Crescent Drive. Therefore;, only 'a portion of the 8,500+. off -campus students actually, live in the immediate :College Hill Neighborhood. Clearly ;there ` appears to be .a 'strong local demand for rental housing, which -makes the nearby housing stock and properties in thee,. College Hill area more valuable for, investment ,purposes d_ue. to their :proximity to the „ University'.- campus:- ,Numerous homes- throughout the- City have been :converted or expanded for rental purposes,_ which often'attracts- a negative reaction and complaints to City.staff from nearby residents:: The remaining area of he College HiIL Neighborhood is the outer, residential area'(R-2 Zoning District)'' dominated' by detached 'single-family and ,duplex.'residences. 1 fide many of these structures may be rental units, there is a fairly large proportion. of.owner occupied, family -owned homes in this :area. These property owners continue to- upgrade and `improve their homes 'as evidenced by frequent requests for site plan -.approvals submitted to the City. Typical improvements include room additions; new decks,fences; garages, new roofs. and 'siding,, etc. While many homeowners. express concerns about the expansion of `rental properties into their neighborhood and corresponding parking . problems, most: residents seem toy accept the , unique ,mixture:of ;housing types;. in the neighborhood: It should be noted that in an effort to limit:the rental conversion:trend in the area, ,the,,,, City passed an , ordinance ,in 1997 that does not allow existing ..single family -homes in the% R-2 District 'in the College Hill area . o be converted to: duplex residences. While, the City cannot prevent homes .from becoming rental units this measure helps, to preserve- the single-family residential 'character of ,part of the College : Hill Neighborhood - COLLEGE HILL . NEIGHBaRHOOD .PLAN . The College ' Hill 'Neighborhood ' Association, in combination . with the College: 'Hill Merchants Association, are two standing organizations that have long advocated. -a variety' of proactive efforts with 'the goal ,,of improving. various aspects, of -the Neighborhood area. :The :groups' were established - by voluntary cooperation among „ : .residents or business owners in the area who have,a stake. in seeing the neighborhood improve These groups -apparently began these cooperative organizational efforts, in the _ 9 mid-1S0s. By the early 1990s,there was an increasing concern that certain undesirable trends in.the_neighborhood appeared to be.increasing rather than diminishing Areas of concern. related' to "illegal conversions. of some multi -family dwellings, Lack of adequate parking, increasing residential den shies and deteriorating properties. The Neighborhood . 7groups. , have had a longstanding relationship with City. administrations over the years" as City officials recognize the. University and the nearby neighborhood is .a key asset wAb, the, continued., health - and vitality of the City. The University is one -of the -largest employers in the' City and the.:nearby neighborhood and business district is a critical area in terms of, presenting a-. good image of Cedar: Falls to the thousands of visitors who come -to the'. University each, year. This, is, the : only " neighborhood in the. City where there- is an. organized; active group of advocates who work tirelessly on 'behalf .of neighborhood improvements. The Neighborhood Association and Merchants Association have been. a key entity in -ensuring ,that City officials do not, overlook the'needs of .this, area As noted above, in the early 199os 'there was a growing concern about certain negatlye trends in the neighborhood that seemed difficult to reverse. One historical trend "that has occurred.over many years'is the gradual conversion and expansion of.what wereonce larger single-family homes or rooming houses into multi -family apartments with little on site parking. There has, always been a Aernand for student. housing. near, the ,University campus from the, earliest days of the, Iowa State Teachers College .'ln past decades;: few, students:', brought- cars to campus. However this trend has changed:. to -where' auto ownership --is currently -quite 'common'. During ,the 1980s` and .early 199.0s as student enrollments -continued to' expand, many property owners, tried to provide :additional housingca acit b adding bedrooms �in man homes, or perhaps adding, separate .. p Y Y g Y P P, g... dwelling units- in existing structures. This resulted in drastic Shortages of adequate on site parking and also over crowded housing situations .where structures had too many units. and too many tenants resulting in ,rapid deterioration of some properties. The. College Hill Neighborhood. Association 'complained . that the neighborhood was rapidly declining with too many:'. multi -family ' residences, illegal conversions, and inadequate ( parking provision resulting` in an, unsightly mess in imany,areas. of the. neighborhood. Single-family ,homeowners were particularly concerned about" impacts upon property values as the CollegeHill Neighborhood appeared to be deteriorating Other concerns were expressed about a similar decline in the business district ° with too many drinking establishments, poorly maintained, properties, etc. These- groups appealed to City officials to do more about enforcing existing, ordinances' and. also to .consider a more, broad, °generalized review. of the College Hill Neighborhood situation These complaints .seemed to be directed towards property inirestors- who felt that -they, were.s.imply responding to market demands and that those investment decisions should not be' .constrained by further governmental 'intervention. These difFerences,-.of, perspective between groups involved with College -Hill interests have.set"u'p 'a ,I.ong=term tension between: land lords/investors and .some College - Hill . resident property owners .that is stillvery much alive. 4 n 1992 the College` .Hill Neighborhood Association and the Merchants -:Association asked that the Cit commission a general tannin process- for the ur ose-'of. "putting y, 9 P g P P P P g forward%, a more comprehensive' plan. for the 'neighborhood. In 1990 the - City had commissioned 'a, similar comprehensive , plan..,for- the downtown area .(Downtown Riverfront Plan). -The College Hill groups felt that their neighborhood merited similar attention 1n: early 1,993 the same planning consultant "who, had performed the earlier downtown study (John Stockham) was invited hack: to examine College Hill` 'issues During a six month -period :(February to July "1993y Mr. Stockham of the Discovery Group of Madison,' Wisconsin,,, along with his, associates, held a number °of public meetings,. interviewed' over 100 peopie in the, neighborhood, along with., University`° officials and City `officials; .-and developed ' a report that 'outlined he key-, issues confronting the neighborhood, and made a number of recommendations.. This -°planning', effort was as inclusive,. and, .representative of .all ,interested parties as.` could "be reasonably expected: While . discussions ;were often- rather.contentious, Mr. Stockharn was able to ' provide an!' objective -perspective on "-the issues raised and 'suggested a number of ,policy and -land use initiative_ s that could be "undertaken to help reverse a declining trend in. the neighborhood The,key"problem areas" identified in -the final,College Hill Neighborhood. Plan „`document -include the following: Parking "problems (too little and often unsightly'.and unorganized): Residential Density standards : Commercial' Development ` (too 'little :diversity, limited' commercial :opportunities, need to change the C=3 District designation) Nuisance Control (Aesthetic'decline) ♦ Code Enforcement (City needs to take more str7ct measures) Traffic Circulation One of.the most often repeated problems from various persons contacted,.was-parking: That seemed to be, the number,,one area of concern and was judged to be a :contributing factor to aesthetic. and, appearance. concerns.,Parking. problems alsohighlight the past practice. -.-of .residential conversions establishing ' added occupancy ' capacity while not providing adequate. on -site ; :parking. Another significant issue -was protecting: the predominantly.' single,. fanmily, areas of the neighborhood . (i.e,. _ R-2 � District) from= rental "intrusions`.'' The main concerns relating fo the business districf was lack cif diyersity.with an emphasis on -taverns:. -:The business district was'also criticized for a general unsightly appearance. Nuisance issues seemed to "focus` upon ,noise, loud parties and, prevalence of trash A more "targeted" code enforcement program by the City was suggested as a proactive measure to limit growing :nuisance :and code violation concerns, Traffic circulation issues focused on congestion, problems, some.- related- to an -street parking Other! comments noted th& lack of good alternative pedestrian 'an'dw bicycle path -.options. 5. PLAN IMPLEMENTATION/CITY-INITIATIVES', The College Hill, Neighborhood Association took a leading role in promoting,fulfillment of the- Plan's recommendations. An Implementation" Committee' was:fiormed `to oversee Plan implementation: One of the first -measures taken "by the City Council in' response to the Plan recormendations was adoption of a College Hill ,Neighborhood °Overlay Zoning District. This' Overlay District imposed' a number of added regulations` over, the underlying zoning ,districts in the area 'including C-3 R=Z: R-3 and R-4 Districts. The most significant, element. of . the Overlay 'Zoning District was to impose ,greater on -site parking .requirements for new residential developments, basically ,one parking stall per bedroom. Previously.the on -site parking requirement was two parking stalls:per dwelling :. unit regardless -,of the number of -,bedroom s. Therefore, in past years landlords, could legally install; added 'bedrooms...legs.Ily: Nevertheless there is along -standing .:zoning regulation that .limits, occupaney'to -no more than -four. unrelated :'persons in:any -tingle dwelling unit regardless of the number of bedrooms in,a Unit.,,, The Overlay 'District Ordinance ,also:" ,requires rnandatory site . plan_ review: before ' the Planning and .Zoning Commission and the City Council ;for all, Heim developments 'including additions- to single-family homes: The site.,plan, review, process. reviews on -site'. arkin as well . as other 'elements -such! ' as building,- design.This rouision _was an parking 9.p attempt to - ensure a higher . aesthetic or design standard: , -The `Overlay District regulationshave been_ ., a point of controversy over the years among different parties including landlords, realtors investors and even some: single family home owners who do note like the inconvenience of their ,projects delayed, b .-' a -lengthy.,,review process J Y Y., _ before the' Planning and Zoning Commission and the City. Council. {normally 'six week process}: Over- the years. -the Overlay. District has ',been revised_.. and° amended several times.: to, meet differing _demands by local residents and 'property owners. -The'refore, P .. Y man of the on final provisions :�n - the :� 1993 Overla � Ordinance have been` deleted or Y 9 . added to, in the` past ten years. -.-Another" significant initiative ,undertaken by the City,ih, response, to the College Hill Plan was updating. the City Nuisance. Ordinance -(City, Cod e.:Chapter:;15) and: creating; a part time position for. Code Enforcement Officer., 'This position was created in,1995`following an upgrade of the Nuisance Ordinance language that would permit more:.focused enforcement of property maintenance issues. While the Code Enforcement position; was established for�City-wide enforcement efforts, there is no.douot that this position,hIped . to improve,many unsightly. situations in,the' College Hill, Neighborhood area. Some ofthe areas,that-Code Enforcement has°;focused upon are front yard parking problems, oiler occupancy (more than four residents in.a,unit), -rea.ctirq to an 'evidence of outdoor.junk , or miscellaneous items and other zoning Jssues, as'they arise: During the pa'st_year`ahe Code Enforcement effort has diminished ,;somewhat' with ;the reduction of staff and: :. declining, ,City budgets.- ;This has been brought, about..most recently '.by "the State Legislature's efforts to "reinvent". government.' Code enforcement has diminished to a «complaint only,,, basis Regarding Business District Jnitiatives,,it is' difficult to direct- which businesses become , -,established .and which businesses succeed and which:do: not.'',To a la a extent this is r9 determined , by the free, market - economy..,; However,, the College_ Hill Overlay .District regulations do require site plan review for -all building improvements in'the' area .In that regard some building design: considerations have been encouraged. for new storefront : changes and for new signage. In.199T.City staff made a proposal to change the zoning designation.% in' the area from C-3, Gommercia! to C4 Commerciali in an effort, to possibly slow down the trend towards further. expansion of, bar's and taverns in the .area. The C-3 District is a very broad' zoning classification with .few land. - use controls..As recommended 'by, the. College Hill Plan,: a revised C-1, Commercial District was: proposed but was --strongly opposed by many -local business owners, This idea -was_ not pursued further: . :.PARKING ISSUES Parking problems and .possible solu#ions have been discussed in :many different forums over the years: As Hated above, the on' -site parking" issue 'relating to new or expanded multi -family residential structures: has been addressed through the College Hill ,Overlay District. ands increased,- on -site parking: -requirements. These regulations, (adopted in 1993); .however; do not affect those residences with insufficient: parking that 'were in existence prior to 1:993.,--Some::areas ,still have:.a problem with on -street. parking congestion or parking problems in alleyways. The idea of a parking permit district .has been: proposed and examined:. by- City officials -,several times. A parking permit district would allow` parking on certain designated streets only- if the vehicle has a'permit. Only residents in the area would. be eligible to purchase these permits: Since such a -, program has,certain built-in. costs; fees would need to be charged for the parking -permits (i.e. $1 ,ta $2 ;per month). This idea has not been well-: received by many local property owners and residents:,who do not like -the idea of paying a fee to park an their street: In addition the:Police Department would be responsiblefor managing and enforcing: the parking permit. district, which means added staff, administration and':other costs. Given variable budgetary limitations the idea of`a parking perrnit.district has not been embraced:by City staff. : ..In addition, the business district has7 limited parking; space for customers. There are --two public parking lots in:the-business district (Lots"G" and "J" }; along with on -street parking ; meters: The idea of a large parking garage'structure,has been�suggested. and examined on many:. occasions. The costs of construction ;of' a parking facility structure' are very high din the range of $1 Oa00 per parking stall}. A parking ran'ip has; simply -not been. viewed. as economically feasible: The city has made 'investments= in imprbving, the.City lots in the area and has"adjusted on -street parking, meter,times. and fine. schedules over,, the years. 7, ''In 1999 the. City commissioned an outside consultant (Snyder & Assoc:, Ankeny, .Iowa} _ -to perform -a Colle e, Hill Neighborhood Parking,:Management Plan that examined on - a 9 street .parking and traffic circulation issues in mare defiail. This study included ~a block by -block parking -demand .. analysis and_ made a: number 'of reoommendations that included the adoption of a, ,parking permit district.. One of the factors= contributing,,to on - street` parking congestion is parking-, by'commuting .students. and staffto UN1.- Several public meetings were held to discuss these matters. ,The parking -permit -district idea was once again, a controversial ,proposal:: Another issue of -discussion was peak traffic conflicts around the local UNI lab ,school an Campus- Street. A ferry of this study's recommendations Were_ implemented. For the most part,, however, -the on -street parking situation in the area'.re'mains largely unchanged: ; Another current initiative .'involvesa proposal ,to -establish' a, Multi -Modal transportation center. bh,,the% UNI, campus that will likely involve' the, establishment of -a larger parking ramp structure in the vicinity, of University Avenue ' and College Street.; The 'f acility' will , likely provide .an opportunity or improved shuttle; bus operations for students and staff This planning effort has been coordinated"between UNI,,,City officials and MET: This project will be funded with federal dollars: While, still : in the planning'stage8 this facility Will likely be under construction within one to three years-- and` should provide some parking:- relief - as it . pertains to commuter parking on "the public streets within the neighborhood: ZONING/LAND USE INITIATIVES Since adoption of.- the 1993 College ,Hill .Plan there have.' been relatively' few zoning district changes hat would dramatically, alter existing land use patterns. For the, most part ,existing zoning district boundaries,. have,.remained .intact. As noted above, an effort to "down -zone" the Commercial' District from .C-3' to C-1 in `1997 :was _unsuccessful. In 1997, the Starbeck Circle. neighborhood area (southwest 'of' the: larger°.College''Hill nei hborhood petitioned ahe -Cit to.' be' included.'within the Colle a Hill Neighborhood 9 �P Y 9 Zoning District. A portion of this neighborhood was; "down -zoned" from''R-3',to R 2 over_ objections from landlords and many UNI ''students. - Residents; in --this neighborhood wanted to slow the trend of conversion of -single --family homes to.duplexes and to rental units. At about the same time the. College Hill Overlay, Ordinance was amended: to disallow single-family home conversions td duplexes, within the R 2 . `District ' in the College Hill area. In response to continued neighborhood concerns about commuter student, parking, on Starbeck Circle; the City Council later imposed one-side"parking,on this "street: requirements,. establishment of a '.more:, focused Code 'Enforcement, program, creation of an Overla Zonin District .to manage.. other, development' elements Y g g . more , effectively including buildifng " design elements, increased parking -enforcement i and restriction of duplex conversions in ;the single. family R-2) residential zoning, district. tivel include controllin business ''Areas -.that have note been addressed as effec y g "mix" in'the business district- `establishment of :an on -street parking permit district, creation of a- central bike/pedestrian pathway through the "" neighborhood, construction of a parking ramp and establishment of a,, Fee' -In -Lieu -of Parking program as a means`to finance. new parking areas: Ongoing challenges revolve' around, continued Code -'':Enforcement efforts in ' . various areas, including, monitoring unauthorized building, activities; performing routine rental inspections, - monitoring over -occupancy complaints on -street parking enforcement duties, and various other normal_ Police enforcement -� activities. City" °officials: : must marshal their resources within strict .� budget limitations while, also "'ensuring consistent service provision ,to the entire, -City in .. addition to the College Hill area: The Neighborhood Is a dynamic environment with a, mixtureof uses.and varyi"ng housing types with a largely transient population:.. Ongoing educational efforts',re:" needed as Via, large segment of the'local population changes from year to year. Prepared by College Hill Neighborhood Association 0 THE COLLEGEHII,L NEIGHBORHOOD: 'THEN AND NOW The development of the College Hill Neighborhood Association gives credence to the concerns of area residents "to preserve, protect and promote the neighborhood." In the century since these hilly plains were first occupied by residences, enormous changes have occurred. It was in 1850.that a young man from Ohio, Samuel H. Rownd, purchased this territory — several thousand acres southwest of the tiny village of Cedar Falls, land extending from what is now 1 e Street south — at a price of about 60 cents an acres. He bought the land with "land warrants" used to pay soldiers of the Mexican War, which he had picked up for 40 to 50 cents on the dollar, according to historian Roger Leavitt. This was only five years after the very first Cedar Falls settler, William Sturgis, had built a cabin for his family on the west bank of the Cedar River, along with a mill which soon attracted other families, The few log cabins in the woods near the Sturgis property were connected by the sawdust trail through the timber, a trail that later was to be known as Main Street in Cedar Falls. In 1853, with a population of 40 men, women and children, the town comprised of nine buildings had been incorporated, a school district formed, and the Cedar Falls Banner newspaper published. Ten years later the population had reached 450, and by the time the Rownd family emigrated from Ohio in 18.59, the population of the burgeoning community had already grown to 1500 souls. The completion in 1860 of a rail line from Dubuque "gave a tremendous impulse to the town. From .Tune 30, '61 to January 1, '63, 128 houses and 35 stores and warehouses were built," according to Leavitt, The Civil War interfered with the continuation of the railway to the west, and also orphaned many Iowa children, 100 of whom, by 1865, were housed in the converted American House Hotel at a and Main. Historian Val Martin reports that when crowded conditions made another facility imperative, the town came up with funds to purchase a 40 acre tract on a knolltwo miles southwest of Cedar Falls. The State Legislature appropriated $25,000 for the Soldiers' Orphans' Home on that site, which was occupied by 300 children in 1869. When most of these orphans had grown to maturity by 1876, the State Legislature recognized that it owned a building that could be used to house a school for the training of teachers desperately needed to serve the state's growing population of 400,000 students. Thus began the Iowa State Normal School, with a faculty of four to prepare its first 27 students to become teachers. By 1890, three Normal School buildings graced the campus to serve a growing student body, with a new President's Cottage (the present Ethnic Culture House) nearing completion. By then a total of five privately owned houses had been built on Normal Street (now College Street), but the Rownd section east of the campus was still utilized for farming and pasture. In ,1895, an issue of The Normal Eye school newspaper reported on the rapid growth of the Normal Hill "suburb" of Cedar Falls, apparently necessitated by an 1892 decision of the School's Board of Directors that that "boarding department" connected with the School must be used for classrooms rather than student sleeping and boarding. With students obliged to seek housing accommodations elsewhere, the Rownd land between Normal and Main Streets, extending to I e Street, was platted into lots which quickly sold for private homes. "In the midst of these lots a park was laid out and trees planted, so that in a few years it will add much to the beauty of this locality," the student paper reported. In 1897, at least 400 students could find boarding and lodging with a half mile of the Normal School. "These houses are pleasant, convenient and suitably furnished, and the majority of the students seek the advantages afforded by living near the school , according to The Normal Eye report. In addition to many residences, the Hill area boasted a grocery store and two bookstores, a new bridge at the foot of the hill, and sidewalks on both sides of Normal Street! The Normal Eye concludes: "One cannot see a rapid change like this without questioning what has brought it about. A little investigating will prove that it is not a miracle.. , but that it is the result of ceaseless and untiring efforts on the part of those who have the management and supervision of an institution that is doing a great work, not only for Cedar Falls, not only for Iowa, but for all parts of the country where its students are scattered." Now, a century later, some 13,000 students are still seeking the advantage of proximity to the campus. This year about 4,500 of them live in University facilities and use campus dining services. Those remaining either commute or have found accommodations in the local area. The benefit of maintaining a healthy balance between single and multiple dwelling residences seems apparent to most, although traffic, property maintenance, and student population densities continue to exert pressures on the College Hill neighborhood. • • w 0 L� • • Z7 S, U I s Im ol � .-4 o� Cd : Z ;3 El � o ..� 0 J ° � O t3s o; v o • • • • • t: U cu. D Q O o 0 Cd C d) c3� Cd vc' C> U41 N C Q 10 U cd o D',� 4-1 o cis � Cd� v c'i • • • • r. � Q ' .a "'Q �' � Lam' p � u' � G ``"� `� � C., i � y •a � C3 Cd �•� 'v clog ;'O •5 at cry •. ...a A • � . 4) - � C � . 05 . ' r� ❑ ,sue C ei CJ cq vy .�.,�; � ' CL, ,� 4 'A � . d d ^'' G a� 'A G• . d d 41 �o C� .11 Cc •ta. .wo d I.. Car "�►�'_� vb`��° PE .18 Hai b. _ C t� .� ~ : 4�j '~ a •G rA o�.� �. .caw �'oo go t3� ,.r Q _ JA - � iZr Li.C�_ Fi :e ,,s� •c�'iI .5 �' 5, LZr '� +'Y•`+,*'� CR .-'.��'� vs Cr� 'ice".+ C'C� s r..� cd . .� c.3• ,�.�-r,a °� "� °ate � °' .. ��. 4 , 0 g as o-o �5w .,,a • HE Iowa r ,3 ............. ParMng plan aims to keep UNI commuters off the streets • • By JENNIFER JACOBS Courier Sty writer CEDAR FALLS A city committee studying the Col- lege Hill area has proposed a new Hill parkng plan aimed at keeping univer- sity commuters off residential streets. Under the plan, citizens living with- in a designated "residential parking district" around the University of Northern Iowa and Price Lab School who chose to park on the street will pay $1 a month for a permit. The plan was reviewed with mem- bers of the College Hill Neighborhood Association Wednesday. Permits will be needed from 8 a.m. to 5 p.m., said David Lorenson, chair- man of the College Hill Steering & Implementation Committee, who researched the new plan by making Internet queries and writing to out of state colleges. Each single dwelling in the district can buy up to two permits and a guest pass. Temporary guest passes for larg- er get-togethers will be issued for free. "I've lived in Cedar Falls for 58 years and I've paid for paving in front of six houses," said Opal Mclnmy, one of about 15 neighborhood residents at the meeting. "It doesn't seem fair to charge the property owner for this Lorenson said the city -is requiring the program be "self-sustaining." Rev- enues in addition to parking fines are needed to pay an initial start-up cost of $31,000 for stickers, renewals, and the purchase of a small vehicle for a park- ing patroller. The borders of the district are Uni- versity Avenue on the south, Franklin Street on the east, 18th Street on the north, and Campus Street to 23rd Street to College Street on the west. , The district may push the parking .problem farther away from UNI, Lorenson said. In that case, those streets can petition to join the parking district at a later time. Council member Stan Smith pointed out that Conflicts might arise if more permits are sold than there are spaces available. "There's not very much we can do about that at this time;' Lorenson said "l'm not saying this is a panacea for every single problem." He added, "I think everyone would like to have the space in front of their house, they'd like to call it their own, but it's whoever gets there first right now." The plan has been forwarded to the City Council's Community :Relations Committee for consideration. That. committee will then make a recom- mendation to the full council. • • • 2113 College Street Apt. 913 Cedar Falls, Iowa 50614 September 1.9, 1995 Mr. Martin Ryan City Planner City of Cedar Falls 217 Washington Street Cedar Falls, Iowa 50613 Dear Mr. Ryan, I am writing to you about the proposed residential parking permit district, in particular about not charging residents for the parking permits. I am a College Hill Resident and am concerned about the new proposal. With the proposed residential parking permit, it allows residents a place to park their cars but it wouldn't allow for the guests a place to park if they were to visit. Also, I don't think it is fair to charge residents with a street parking fee. This is infringing on my benefits as a resident and a tax payer. To me, this creates more of a problem then the non-resident in my neighborhood. I agree with you that there is getting to be a problem with University commuters and other non-residents parking on residential streets. However, with this proposed permit policy there will also be problems. It will cost the city for enforcement of the permits, this will also be difficult to enforce. It creates problems for the residents if they forget to put up their permit in their automobile. The proposed policy doesn't allow a clause for visitors of the College Hill Neighborhood during the proposed permit hours. Sure permits might free up the streets near the University, commuters will still park on the streets. They may just start parking a block down from where they are used to parking. This would cause the same problem in a different neighborhood. My recommendation would be not to charge the College Hill resident for proposed permits. Also, issue removable guest permits for residents friends and family. The area could still have a patrol person check and ticket non permitted vehicle. The patrol person would have a direct impact on the non permitted vehicles and could be used until the problem is in check. Sincerely, Brian Greving J 3 0 i NN 0 • 4 o _ C O .rw' G e+D � a� ❑ •r 220 ❑0cn.� 658~ (V43 Lz� �o. I to, � Ln �•'� Qi GO :: w w cu .4; -.� O E cc O O •5 ,� On a CE •. ❑ cC aJ ;cam°�,�=[? '3='3��'��, ace a ►-�o�„�$ c� o co acm Cl. G. ad O d aC �' aJ O ❑ D d} ' .. a i °-w� -v°vco&0`"A.�,���'�,03� �•��, �',oa43 ate-��1- LIC :.• , �, rn as sn rr� 2� S 2 W bo d iu cOc ej m `� m ai 0 U �s cts � cn as � fn aV "O ., �, as 10 ~." Epp- ;°O3�;d,�o D --5 3� �^ mU cow ;? .a•b �. 4-4 tu UEox3 Ln sb�a E vim. p D� .�g "` as OWNoTA =1 N EC w10 �•G 7: O rn LV cou c •-' CO L�. i �.^ L" r.+ =I p�p,,��La- 0 cc rr cc ti1Q cc LU LU 8 a" r� a U ¢i 3$ y "O O bo Im be b G 3 U au as ...... ns .� O r. 4 � C. a Gj 133 • u • -GREGBROWN 1 CouPi 5tatf Pho#o�y Fa he Dale Wendland, owner o Sweet:Basil�CO ron Caliege'Hill., says J .the city of dar falls diakes entre a�neur: iculous" fees fair a rl��n y P ; , 9; Qoner or iate�~ every shW1 building would k e sitting empty " 1 :!` € w -}'' her `•wt`A:rtsl 3'>t. n1 -'4_ _;. i' R lay JENNIFERJABS�r Y; t;ntr ren:eurs. desi.rin '`.to` fill Until the Sweet Bas�l:Co " ' Cauner Staf Writer P g = . �rnove { vacar:tstoxfrons, say it; is, difficult in after' Bought Aar`n B'ook.� t DAI FAT:LS Dale to find < good; forirtula M W 0 moved around the'.:cQrnef, o other i' Wendlan dawn want should pay°ta correct tbcprob lens ;, businesses Kwik Star,. dab 3 hers ew cal ee fop to The lar ring:_arid Zonz g =COrn I7 _Lass Fashions; Lit F � , { �� leorie �t frtus1m�sson last week y ,k Mohair PearA. -= r r nes for ec p4 orattemP ted to clan T h �Y d i��ggered: tha . ,s C7ll 1 -r� 5� - - a yi•,v i*.Er x. v y}i �''4 r .x"G L -3 7 ,- &p able anllel�ll zfy the osvelaY than e:iri use, g .- n Far. one #h `I wouldn't open ordran�e °�"toeleser f_ S a aural bus ness- if I ,had '$50;000, expl'aln which vtc,es �vhicl * tt i e. x�a&e which rs wiat t:hegvee asking new. businesses. `� ser�so`a t�e. epoys16 ; foTVendlandsaid "Seda�dly itmut=ovcie }] { _ L :z l `_T,Y. -4.'. `sf +r=i...c-:3, °4'k \hl l7y-LJ CLr4.�.t�L'i� d-oesn' make sense to a {the ct arkin off: a 'ay3,�0;� 1 l y F. g p Y:: y } v►oxkers r att� $ 0,000; because.: the :money fee; .. b cause;ti a rriione 003 .`23rd 5t'. `daesn't solve the problerr� " A :new ' b u . ` fi t�a�sn� sc��a the office, movedntd .. e=30 ear,odd receht U�iiversi' Hess ualifies i t n r3 v: t q s prabC0i ege zl in ty of>I orthern tQv a�graduate �s meets two`af the b, October 1:99 ope. l g Sweet Ba;srl fro on # ©� oiw-a r ` f ° ` G § te r F g x before h aVez ay I ednesrlaydesteuncetairzt4y ; geli,t use''' s h K ° ordinance 'vas I' about whetherhe eafe<ry meets the criterxa� x Dale i?Fietlaid .' ` a ~rove"d and G city,8 new criteria re ardin a ; �` Ik tl%e new ;: . Y PP g g P Owner of 5{wt'Bsao. therefore does`not ing fees in o having: parking bu,si•n:ess has at - �. -' have .to abrd by spaces .,i O bke for Pustoiiiers. J feast .a S0 percent �c ty ar mande-approved last_e.rtipioyees over =the. Jeff Batteyson, 'kFAC Co'l cge year ,sates .cornrr�ercal businesses prevousunant.:ll` cter nzaiagerp tins' his must have parking stalls to matchAl 'A-rEarrarngerr�eni f rote O' CO#any. "coritril i�{es "sl ghti r to 7 ti e nurrzber•: of clisto1. inets. sor:`pay walls °.ciea�l� . kntende� to accor�iR t�!e parking problems but that opt S00per rr�14.1 sg stab i, rhodate at;least . 0 -p r�eF�t m e ri loyees vial to w dirk or pkk lr "the ..ordar� rice,; cal tyd e .1 .,cus arners t n the Dus ke s fuze . � ;C's a`c t Est aege H Iezghb hood . -iaj� a .or r od : ,o chadnmpn o t,le �. Y ram. :i ZOning District, wars desig: ned fcr J� xpar�sfcr< ol Late IOcr loge tl l sleigh crhood Asso- ? the gold oftheHii" to stern park aiea:. �ratran,�d even tlIdt zrr rroables; said. Hugh Fetterser, dls..iret ear'ge k ;gyp, .. ffir�-e turn^r '° :the Pal ad co cnarrna of the College Hill of bLsiess;'cng..om-mzssrt" apcvtd on t� . igh brhoad `A s4� ration{Some say this chang l ,fo d the ordi�', i e � .,�ri thr end gen tl ''feeS urn t0 be po IiC . .�rlg .s LdI2fe 11 3 aust'J �c.��5 .�t �'-c�t� leSS TrOnoW, ccit: a0cs ItC�t saved for p i ing in�proveri ents easier fdr� smaller businesses to n ail vrav t o pa kih ;pro le , n4thrrg speck sucl�~asa sur:- ao�d. �r� fees zn .)zu.-c., irk Jssend" face p rking lot;"or a :tarn }his , ��hile "� r efr ncs.- `et snick , ' T g � ,.._ ,aa g Q g , he overlay. ordinance wars G been planned yet w,rth a` UiII, y ,, j. 0. ; _ _ approved too " r sue the par ng College Hill leaders artd city ethers say it;s Ynluste.cause unto: daen't.:get worse; saza; ^'Pia ntitng andonling Comznisslon ersting businesses and:the un and allow{rig busineses_ sc.,as rnern .e.r ��ho don t!,Nvfit to create rsx# are not ,taxeted :to heI fhe Q: wee : - r y.. g p... Basil Cb to..sta��,.;a� too "many. obstacles _ *. ,. fir ease Chu paring tioubls noes not exacerbate"Rbe pxa? l cAn POREM " r 1 1 ^ Q) to q �bn ;Z 0 0 CO Q a? .7 a? � 0 � � yCD 4--1 }, Qt3CJ_1�'( cd O CIS oa p C �i ,i2 a) COO �. 1 4.5Urd Or• PC cd. x �bD °'a�M-�.c��A _�,�b4;.�.�. a)� 4-> > -' Cd as r a U v 0.tg a .: R Hi s4-1 •.. bD _ N 4U 0 rd I bA *z:� "d cam, � b >, . 4) Z , a) 1 a) 0 � v rl 41 �� •�" a) +�� ��•+ � '0;F'�b�d Id, O `aa0 o C C � cd c ny � (D oc� +1es) =q4p V. � �a }'g, M rQ •�' ti a O d �" cd 4) 4-4 '*" .m v cd a) yca �s4 �` O O i�G O � �' , G 41 �i rC A tip � � O 4 47 �y +' ,0 cz �0,1 �, -� r0 rU xi cd 4-2 � cd CObk n. CQ, 3 ' .mow �_ aawU c°� 9R M'cd pR, Cd -4..,�- i U; • cwi O d1 ° p, cd .has v r1 o wA���� ed (1) 9.? � � � cd co �"' - U � cad Fv, ��• cda o U ;0 ^�A U 1 1 T-1 � ..A •'�''a F. O a� i-� O .�" 14 c,.., A •...1 i ; cd cd c s r� cd b y cy �y -� ay °° 0rA +' A, U b 4 •,., .. { w +� � *d 'O c) cn Q. U co th Page 8 —January IS, 1997 Z.B. showed he would suffer harm if the court did not issue the order, that issuing the special use permit would not substantially harm others, and that the order would serve the public interest. . see also: FWIPBS Inc. a City of Dallas, 493 U.S. 215, 110 S Ct. 596,107 L.Ed.2d 603 (1990). see also: United States a O'Brien, 391 U.S. 367,88 S. Ct.1673, 20 L.Ed.2d 672 (1968). Density -- Building owner attacks Limit on number of adults who may live together Citation: City of Brookings a Winker, 554 N.W.2d 827 (South Dakota) 1996 The city of Brookings, S.D., was a college town. Its zoning ordinance defined "family" in a way that limited to three the number of unrelated adults who could live together. The city adopted the definition to limit population density. The state zoning enabling law specifically authorized municipalities to regulate population density. Winker, who owned a rental building in a two-family residential zone, was charged with violating the ordinance. He argued the ordinance was unconstitutional under the South Dakota Constitution's equal protection and due process clauses. Winker asked the court to use the approach taken by state courts that had struck down similar ordinances under their constitutions. He argued that the ordinance was not logical because the size regulations were not imposed on people who were related. The city said its ordinance was similar to the ordinance upheld by the U.S. Supreme Court in the Belle Terre case. It urged the South Dakota court to take the .same approach and uphold the ordinance. The court upheld the ordinance, and Winker appealed. DECISION: Affirmed, in favor of the city. Brookings' ordinance did not violate the state constitution. The ordinance had a real and substantial relation to the goal of limiting population density. Brookings was a college town with unavoidable problems of population density. It attacked the density problem by drawing a line at the number of unrelated people who could live in the same household. Zoning ordinances were presumed valid, and Winker's evidence was not strong enough to overcome the presumption. Though some other state courts had struck down similar ordinances under their constitutions, the court was under no obligation to follow those courts. If an unrelated group of adults exceeded the limit, it was by "voluntary action of the group." If a blood -related family exceeded the limit, it was due to "natural growth." see also: Village of Belle Terre a Boraas, 416 U.S. 1, 94 S.Ct. 1536, 39 L.Ed.2d 797 (1974). see also: Charter Township of Delta v. Dinolfo, 351 N. W.2d 831 (1984). QUALITY OF LIFE SURVEY � UNIV. OF NORTHERN IOWA COLLEGE HILL RESEARCH DESIGN ANALYSIS RESULTS CEDAR FALLS, IOWA DEVELOPMENTAL SERVICES PLANNING AND ZONING DIVISION BY: TIM PERKINS 0 11 /2/94 Qualily gf Life rve : Pergenja e 1. ) Sex (45%) Male (55%) Female 2.) How long have you lived at your current address? (74%) Less than 1 year (11 °lam) 1 year (12%) 2 years (2%) 3 years (1 %) More than 3 years 3.) What is your current student classification? (<1 %) Freshman (8%) Sophomore (35%) Junior (53%) Senior (3%) Graduate 4.) Have you ever lived in on -campus dormitories? (84%) Yes (16%) No 5.) How long have you lived in off campus rental units while attending UNI? (46%) Less than 1 year (15%) 1 year (24%) 2 years (11 %) 3 years (4%) More than 3 years 6.) How many different rental units have you lived in while attending college? (53%) 1 rental unit (29°lam) 2 rental units (14%) 3 rental units (4%) More than 3 rental units • 7.) How many apartments are there within your residence? (7%) 1 apartment (24%) 2 apartments (16%) 3 apartments (14%) 4 apartments (3%) 5 apartments (12%) More than 5 apartments (24%) Live in 1 unit house 8.) Not including yourself, how many roommates live within your residence? (5%) Live by myself (14%) 1 roommate (14%) 2 roommates (26%) 3 roommates (41 °la) 4 or more roommates 9.) What is the total monthly rent for your apartment? b.) What is your share of the rent? 14 iverage 10.) Including yourself and roommates, how many automobiles ar e there for your apartment? (9%) 1 automobile (18%) 2 automobiles (20%) 3 automobiles (53%) 4 or more automobiles (<1 %) Do not own automobiles 11.) Do you feel that there adequate on -site (off street) parking for tenents' vehicles at your residence? (20%) Very Adequate (34%) Adequate (22%) Inadequate (24%) Very Inadequate • 12.) The University should take more responsibility in providing parking for commuters. (50%) Strongly Agree (44%) Agree (6%) Disagree (0%) Strongly Disagree 13.) Requiring parking permits of all tenants is one of the solutions, to overcrowded streets. (11 %) Strongly Agree (41 %) Agree (35%) Disagree (13%) Strongly Disagree 14.) How frequently do you have trouble finding a parking spot? (14%) Daily (27%) 2-3 times a week (11 %) Weekly (16%) Only during special events (football games, etc.) (27%) Never (5%) Do not own an automobile 15.) Roughly, how many on -campus parking violations do you accumulate during a month? (53%) 0 (40%) 1-3 (2%) 4-6 (1%) 7-10 (0%) More than 10 (5%) Do not own an automobile 16.) Roughly, how many off -campus parking Violations do you accumulate. during a month? (53%) 0 (38%) 1-3 (2%) 4-6 (1 %) 7-10 (1 %) More than 10 (5%) Do not own automobile • 17.) Are you currently satisfied with your apartment (rental) situation? (31 %) Very Satisfied (59%) Satisfied (10%) Dissatisfied (.<1 %) Very Dissatisfied 18.) The College Hill area is an aesthetically nice place to live. (14%) Strongly Agree (f 9%) Agree (15%) Dissagree (2%) Strongly Dissagree 19.) My landlord does a good job keeping my residence aesthetically clean and kept up. (14%) Strongly Agree (46%) Agree (32%) Disagree (8%) Strongly Disagree 20.) 1 feel safe in my neighborhood. (25%) Strongly Agree (72%) Agree (3%) Disagree (0%) Strongly Disagree 21.) Garbage pick-up is a major problem in some of the gravel alleys around the College Hill area. (7%) Strongly Agree (44%) Ag ree (45%) Disagree (4%) Strongly Disagree 22.) How adequate is the relationship between you and your landlord? (18%) Very Adequate (59%) Adequate (19%) Inadequate (4%) Very Inadequate • 23.) Who do you think should be held responsible for redeveloping and maintaining the neighborhoods surrounding the College? Rank order 1- 4 0 = greatest responsibility). (37%) Landlords, greatest responsibility (45%) City Officials, greatest, responsibility (5%) University Officials, greatest responsibility (13%) College Hill Neighborhood Association, greatest responsibility 24.) What needs as a student would you like to see served by College Hill businesses? (In order of greatest response) 1. Grocery store 2. Fast food restaurant 3. Nice restaurant 4. Cheaper prices on Hill, give student discounts. 5. Retail stores fi. Greater variety of stores 7. Clean up fronts of businesses 8. More recreational facilities, bike trails, etc. 9. Better residence clean up - Less bars - Drug store - Sports bar - Study facility - Longer stare hours r - Another bookstore - No more businesses - Movie theater - Non -metered parking - Center for student concerns - Make Hill area into a Ped- Mall - Gift shop 25.) Please feel free to list any concerns that you may have as a student on the space provided: (in order of greatest response) 1.) More parking 2.) Better trash pick-up and control 3.) Better snow and ice removal 4.) Better street lighting 5.) Rent controls 6.) Should be able to park in front yards when on private property 7.) Up keep of residence in the area 8.) Vandalism 9.) Lower rent - Traffic congestion - Public Safety need guns - Max. occupancy ordinance, ridiculous - Redevelop Hill totally • • • - Student fees directly to student needs - Police do excellent job on Hill Laundry mat on Hill needs remodeling - fix sidewalks New ordinances free landlords to do less - CHNA, unconstitutional - More computer labs - Too much ticketing - Area extremely run down - More bike paths - CHNA, bad 11 r r v ,:: r .}F ,I11f'. { r+1 I'y IrI F� �a P4rr%6 fi�ii ;': I�T d �Ir E k ` ft ;.I� }ful y�:fiE:: �FiI �1411 [,I� ?I x! Jdh{ '7 > 'l f)d td'rai' r ' L.„ 4 65 ikI 'J k ,' 4i sJ ;, . � :a ai Tk I�r-; Ib I,' -I d. 4111 , I. J k IYI1k5:.. ! F II j1 ll: I YIl dyl, 1 d Ik� k �I! r 7YS 'la-' i 4IJ . ,� p"Irr r :1! +<w: t1: I �t a�Ij,IIR x �.i� a e ;1 p s1 I�t �y: 1 r fn j p t £" 'r1 i °: I-t1 -1 'r �'- s-k r t t-: s it ; 1.'J,. L I,:I Ir I_ �r I!_Y'I I tt;_ S, 1i T .'r `-:F I q. i.. - a r A s 1 . (', L. 'd r I R Nr dir �., S'y . �I �L A � 4 t L r 1; �`" ni r {C i t 1 J lrt t Fr. -.`1 IT } I' , , �Pr 4 t, j n Ii II 'I F:-: r.r ,J i a. v.• I . ' I , '. I ` d 1 'i %{: 1t1: 1f; 1 !}',rA„ r - hQ I f.. t I, Sir F t 'li. 4 F ry �: r: Rc3�ty jjrr'L Il k ' g ¢ :.'!r Filly iN �I_ 'crl , o-J' [. !e 7 fr ffV, tli Vr1�, ? i ' . I't s t r,� 7,1 IIII q I r r r r t! - - _ .. I liT.. '� Idl l�- 4'''� �i 5� 17s.'I sFII II 4�lr.; p rr lip 1 �I: pl'. 7 t' " 'r J = IhE Nil y ;}I t ? r,� I II.F� 4l ,��' I!r I' J,r•2 ; Ttp+. l5�T f -F, A " ! Yx 1,1 1 it r N; Id t9i11 i t I h �k' r r 1 f iR�I �'f.''�' j lh I k 4: I. �I'. •sb J, t_+,tlrtl r.y1 �I. I•',a: r :,-r .�I RIN-I r I r2 �`. rl L.',- .kr 4 r �,',�!Ilt �.r_1 I I. 'Flu Rr.I13':II'21f' ,rl I,;I �� r'^ r'. J 1' -toil: r "I Iy;.ryl. IV. - r,.l'k - Itr. I! :' 13r - •., I.I' �J F .h. .,w, L,-ijk I �'4; :I lid: ,}d„ -7 tl _rl li lrl 'c s _ - s. 3 -IN,Ii i=ri ,t i�l' IEI '•''yt. IJ LI Ij. 'I < NII'i'1� 'I t ii'I '` .'� -I. 1, •I ;:,di ^I.. R,v: r I t k _I. k r:' I, III. # 1 ill d, t 11 t, �d I '.I.•• ..'1) I I, .V 'O.k :� t �N YI I • PM1. 1 I T •.I.i pJ, `r�lc d .:] :f is ilr.. '.:A II.;. r t: F 'J.I: �L 1 .3' -.:' ill. ii, 7h 'A�..I.I ill , �• k .1.r'iw . I.' y j F I I IJ, . , fkr!' 1 :I h N Y'.li •r I. - fi I , Itr 1. } r i YY ..'yy) 5 - .5.: W Ip,�', t<{t.: 7,.IA IIt ;I" A I',F:Fir1 w. '.I'I.l i.i :'L,r �l JI: -tl: :'.! li I: r. - ; F ,j( p ,j�ylrl :t :F r 1 ,J., ,; '} ,! "L- I'.I',cl. �tYf J'd'•Y'x. .:I ,i. ,- 7: J p�.Ell; .y `1 1 :_, Jx -3y �4I. ,N'.l,, r,,,: Y,�;., 6p t �. I+ ,u r�, ;ra S. - '•12 1' ,.6`I f i:::+p n, I'°.�,In .41 .1: .J :, £If:,, ":;�'- I.. ! [ J 'k :.I� { `:.L 1 ::.t"r., ,... { .lv, T r 1 I„ ,f Ci - -:,y' I' I .r--.__ 'z I. : •_i lll,:� ,.T,.1 ry _f,l 1'l 3� _-- i l �'1'fJ 1 fi YI 31 '�'x f 1- i, F I�4 _.`�. k r .1. f .i I d [A J ., , Y hId�r s i" is 11- Ff yV S • a 1 �:il.3 - _ I: c ..I, !t'' I'':, r :rJ ` 1 I r F I�I - �' _r': r:. I - ] f ! F fL Ilr-I P.' i' Rr =� 9 {k 11.p j 1 iy: 1 J!; y is i=5 F, l: f y j: E. I. I£1!' `ffy, -r�} ..I i I Iq L,'r f . I � .- 1. 1.1 ;' t - I : i, [;;R? I L., ■ I':': ,4! r r<. 1• nl: - 51If : J- -.. - t I � � , t - I ll:tr '. si: �F''; , } v) f: " J �',s ,Y,11 it1'td- '.,.: , t t. 4. h p F �fCr �� ;I .,. .. - .- _'.- -g - II . r 1 r , { r dJ tl._}�. ? r i'' j _ R II I`• t.61 _ It , '. „ r I' III rT �I �1 t p .t IN G ¢:. }uM : -II,�� t f d J 1 1. it .' tf, !'"_`, &s` �'' 1� S`. t''I� tS' li 1al" . r: _ f r::: :,..:, ��', f-1�-"T. .•n -v! 4 ,III ;I. f{..,.t� `t?s. `r N :'' ,... 9 t k ",4 v!. u; ,-.{: NF N 'r LY ,.Ikll 9 ,. _-_.,.revae... -I.t, , . .t i .. k. JI I � .1�4` ; Y :.: � rl. I�n. { 1 .;:: -. ..r.i r EI tili: : ': h .R .: .. ,.p: ` ,.. :.. ..d +Jr. _:. :.22n�. , rf•vii: _ ,;s-,ete:V rr�! I�rf,1l:;: I ,i�4f�II I'Lf. ,.I.. I- '. fir,!. ar I--,1- :,. �: �j �i ;i:: �rs'� "ta+...14'" �,:' N, :''`.: :.. \_,..,5 .u.J: L. ., t.[YLr Y.1: 4 „Y"' I- 'L i. F iln: i @r'. 6 .!' 'Fi n.:c li •.-.'I ,r,_ r:IE' i.k n �: .I pal { a t,e 'Fix gip. a: rt:r �. 'iE. .iI IAuu;fr. K .7. .1 ,df,- 1 ` i. '. ,:. t.' ,i:.•... 11' I. 1 -q rdt' -ri r.1, "1 ',+:: J,- ,S". ,r i� 'i, .{!c i.i;. _I. ,, ,r- 1 - LEI I. :,! ;d �; # �.. -is :'re:,1; ' .Arm 9 ,.: L CI y k .; GiilA..' 9J L. r,:::+�: h l` #1 ''; f. _:; '! d t �'.::, I .. -. t , . , '. i r-Y�,` ( " !E f . 4,'� T r:. , i „i - x. - ' k y. p � 5 .:.r'..-. ,,.F -,,dl ',9.41.,.,.. - 1-..,_".. n hk ,'-� 1:,I, *:._• r a- r'�d1.5j�:. N,. .��... :,t_ :;:i ..,.r - .L.3 :.::. y...-,.,:,. r,Y.:. ,' ..I: tl a r 1. v ii IIR i.,''1?II �r-,�.: t .r t I:: -.3'. , , YY :.'r a.F. K, ,�, r�4, y■ R..i. a ,:t� d .!,,:J r. ,IC .:9 ...;,:.. +' £'. I. i.t 511 p .r^i, F.rl. IF s•; y.. j,,r. .:1. '.:,N ql 4,111r f.: I �"o r .:I 'J ,: J,; -Ih .LI � � jJ .1 1 r' L. -t. It• 1. . I .�11 P- ,1 -I, Alii",': ai.,,a' YiM1. 1. F' :ar::9 IL:,.. .:,.. 11 , , €. R R Ia r :. E �. . rY ` r - .7 iz, A!rr ,: �r,C; �.0 LG :'<r.. h- r.�J .' N ial { j „+ yr .T-.. , i rl-:-'L .. '.. ... , c. ,......:- .-:.r. ........ n._ •. ..:1 IF ..7 ,y I 111 ]ItRr 1:.•..' -6: $. ,.- �: ,,. •.f all: ,.le-. {- , ,,�-.- .-. ,. -,.,. ... ..:I. .. , , - �- .�i. YI!:Ir' r p_, f1 : gg .: h"-; k rl _t_S l' 4 �h ,I }.-r,k': 9- [ r, +6 ,+?.l� -..g� . ,. ,a•r.. 4 f: ,;,. .-. .-x:. -, . .. - u I ? „I 1:,•--?:{,.0 .Lt'� I �.:�..r..{. , ,rl 1 ..,., 1 . k '; fi:. j '{ .�n. ,.+:,/'y ..d. ne .?V .:I:,. t .i: i. .11y ,:: 1., 1. .,sPl:1a .:il: -. vk: ,P.: I. Ifs `�r-, -1 rti a:§,. .E f ,'y ,.:.:.::. y..: .I '.I-.:., t�.Fl- d�p7•.. ;.k"' ,'.t1r'h. IF `Y:. ..� d.l+ ..k-! I. i.. I' .a ,,, ..-.,.,�.. I .;.,2,,:.., +y. :... , , cr .- „ok' .', . :.. ': , . ...d L,1 { r.: 6 1.., ,:.I ,s y,1: i:: i r,Nl, r �: x f:e 1 •i I. L. C 1 J J?' 1 ew. N ,r. ;"r'.:, :-.:aa, ;,r.•.. ; yll, .I.,. a•, - ",.'. 1 >u:1 ',..,' �9 r,Js f pi,t•:. s. r- ''",I: L%p , •.i .rr.- .< k1 ._.r -,IIi�• 'ia"A: 'L:I.k: 1 .u% r'-. -�:• 1:_i `. -:�1 ,::t;,. ,.� 1.r .,,: ,+ - I 6 r-.N.w:• ,.I. t'. -C. dd>-...w 4 i-ir�. I. a '.>I. _ a- .r, . .tn -. c.::, ,:. �'- r -r.. elr ',;. .� A, E �:, .I i -! .r C, c '[ :' •Y _ ,s.r 'h' f.n hl: .,r. 4 A. a „{,' 3 ,:�a�. F, ,:Fl, I.. i' Fd.. �:"f, S k F�'.:, aa,k.:;:. r'JI .q( I: r,.•:1 E d it:., -'•:., Q.:": tt, ._. ,.,.ly. .,.,:. ::,"::: .6� L .. .,..!:d L �;d:.•. .A S � I' '"l 'F-� ''I :r ". N 'f)., :7.f":.. h-.., •h I ..I.. ,,.la r.. { J -, r,c... 11 . „'I ''." '' 1 i,7r-'c.r,,50,pp h:. 'F II'' S A t ,L,..- { ,F £ t$1. lw.:g11 Ji.„:.i�., �, .. a g11, f:r:k �,A. 8 I'a� r �'. E- k : a � . P r ,,d^ _!r" Y+� -R._Y h 7M- ,;:s 4 k. , _ M .1,�. `.I. .,�1 .'y{' 'w: tf I ';a'r--fY lu I rr: 'ir i..,,s., s''Fi 'w.. z •r,7.. r:. 1 ,ea.l r vaP r - •:'3f NI r; h.,II: r i. ,- o. LI :-71: c�!JJ r- k,.. J. r ,.:., '.:.,., �, l :.:. !:. ','l.''1':. L ,,, j+., �,'. .Fi .1 I'N� 'ir?!`« .'11'I _r .I 7:NI: r ..:t �, ...''-P --.: ar 1 i" ,.: .I'c, r `a. '.!', ... . •..• .1. .:. I , ..,_. ::. 4. 1., :. tr'F 4 r - 1y LA ''Jr, -III ,.r 1::. I� „ta .,I,.. [.Jv��I. 1.. i :1 - .I,ILkJ t';t,. I ': ,:� j���� 4:S .. i F-'. [.".,e: _ .0 o-^I t .I , rr? . , . ,.... 1.. r:.:: ". .. '�. ' . ...; ""% II t L , ': I t. 'I.-' ,�Ij`� l- :II: �'l•. 1, `.'. ' Y _ ) .,6 ,, :ky.-: }y; k.&NI"1' x !. - I r:4 t -, F.F i .. .F: _" -.J ::,1: 6 `t 'll d.r.+, -,s. ,'y,[ yy ,.. F I:{�..-:IR,:I 5..•, 2 ' I., ,I €. nk., r,q ': : ,, I'1 :r'ryykkpy .J3r. Iia•. I ..Y, xp:4, la.l.- b- I 7 �'i e:J.., j .. �J;, j, :,i 1 .-I + Y '3 ::N'd C 4"C , .. oi''''A. :! IrI •-/ 1" r•.1`,:1 'rE!'�' :.w ;.r F 1.Y 1 a, I, ',� I rW S t .:P. r r RG ° x q la.. i .,.. � l;lll i pp _.'e, _ - - - --... p !: ., ^.5 ,... .,II:.: 1 s , ' ..r L.. : 17 `6' :1: -, `.I, `tr r :.f , l - 2: ...I :C';:.?' s-t,.:. .':4i. r t - a.,, p a. k - -1- A : >,1. k ..I . _5h •' I.I - t,: _- #' r I, - di* ,'. r 1 ''4 -.i(.c{� y- i''�'' ..7r.:..W. -U.`i h J,'•- E .. - / 'r:. 1 r FI s.1•"; J1 1 n1.. Fr :.,T :' 1�1 .IL I' b� t J��, ,�-: }V• I'II:II -. .-. .._r' r t-� 1: ^.rr_ r. �l'.V4 �`'1. E{{'Nti.: 'r' r I .• . ' ,:l l j:.v .: ,-... r. e r,- -. -.. k P, ..,y F>'I !': r , I,l,�' 'Y, r uhp:'7- .,.., , t �� :�` ^M ..k I -I .lip, ., . :. ..._ -.. - ,,,:..- ..,..;.j :. T :-y!'. Y r;. r.r'!I, ! ':.zl. ,I>Y i r.. J !�Lt, [ ..... :•N^ r ., N a 11::4 ..a 4ii_•.:- J .I.:. l,.I:.. 7 e.,Nf: Y.., .N•:. r li: -J� (IId" �.. l I•$'t l'. CAI 4' `1r „I. i,N - 1 1 o; .. '� il.:.I .�. R F:i a r I:. r: 4��.. e 1 EL1rh' ! t u 1,..:.4 m rI6rI - r ..1INF: 'K. �I - 4k ":r a :il r" - :1 :4+- •u l� F:t`:;. rr.. ,. ;ih i11.Y `'':pkL' IIF.. ,I :1.,. '^' .. r1 ` I I d a.f' ppl. t'I s � d.'C y .:v� i, 1 §:. „rp% -,'„l� ,Y r ,,:[P. [ I !!:: �- Ire r L 1 "� .r llr r�J :-,vw.li, .rl }a:S _61C '1' ;.i1.7.. F Id 16.. J..,... J,f:a.I .I n:, Y.iS� ul I`I,. :N:Lr- IL�I F w;l y : , " t I!tY r.R: 1 N .:r th!' ll; r } ' [[.r.� ; rr,_,,: fJ ;k 4 / s'r: a: •19�' �:, r r I6 `! I N ti. 4 i k :':I I'h 1 ':�yyl- •.r{; 'Ifs. I �'•".h'I r rk, Ir. r¢I;NM,, �' �4.,-I �r'. -a k .;t' 14: I� I. !. :r { a !',r '„i1' Y1 tr.,ll- •3'r .I,+. d I?'t' I!1 11 'n I.r .rh. r, `f ,fir:, - .a- J�rf-ds' ..,� d' II. N, 1 I' "r ;'t;�/` Gi T t g lbw S i 9. .,al:- n.l r:t : "r§a II ,h f 1 M rm*I s d'F - .+r ' :,. i `d: d p [, I'yy**' Ir'iII';z :rti 1 .I' --['ll ll. E ' I r _ I ,�'^'l. .:u .l J •t II r ..P'Y.. y :,(_"•' i' ..L f IV-' m Ra. i,: � ,'r N d. �,. I ':f 1 t. , r :'! ` .r iit ;ri' Li lL,-I. --r . . I. r�, . .� 4 '7. - t ! I.I ,.+I .,r•, _k .•,"�'„'' !i$'.• ;I ::: k .'!''�4 ,{ g;y: ll:. f .III _ , r �.I,tiY=i1. i- �e I. I•M .N�' - Fk d -der .�•.. :i _ 4� :1;� vi e''; '!� f!4".• ; ♦ 'Nk :� - F - '�¢, k`1 i 't hr .-R n - ,:h „ ``k ' :l I::Y I'- � �r, Zkj.. urY nI I - k c, q - '`.a ,fi,. ',Tt:{l i ['S .41 '! .. YR�,I Vfi fNr ':- I,S-'_'I'"I11 i• -r G.�WI:' JI: !. .r qI',, e9f:..-...:. :. t. `LI + �r�I'L'S-' 1tt :': ,.:Y.� �. i.; i ri :il�".. P'I'-r 'y .:Pir 1` `F. :+I:r- " !'::.. € .9 il'y'YtS: m.., r:, i I-.: .t+. ' � ltu rvd :.[- }:, r�-L+,:.I Jr- pp�._.. \9.I .; ._A -Tr r; nz.:i,II tarC;"ral.,.tlktubs ,.!##'J ,Ml .- irl r k i.' ':�,.•. .a:�. .1 - - :M I -:-I :,�.e,4. , # „Yr'q r'0. ",..N i.'r , :, , ,.s .F d rl .5 , '-.: a F. ' L' r'i :if- y -;.i'. " , ,,,,_.., * x ..L :. m..t ... 1.. 7I1 S.IRI 2 a:- L,II i, ,... .. I• :'..,, Il.: ,. r....-.+ 11 j,..I Ik...:....... .. ; ,.w �.n •I .r - -,.e . r .I !,....r'r ,yd :ci ,.* ,.6y1l '.7n. :h, l .:I,6 •t.l. Jii X. :. ^. n :. r " I • Y: $; T:^' !� re`"'lr 1- I ';�?_` ...,.?a :-'.' • .r '�$. ,.-k r. I .,F,. ra•-• . '., + . ',:a: c2� .'. rl U .. F1 1,. i 4 p:J h,>. I :r'', 1 r c:`;' +:!st: �Lt kl':�'iR 0 fP 1 ,I .I�i "• 1A 2 i l . ',S'I ' .: iR':. Y is .:r.•..' .: .:''-'. r i. t., 3 ';n -III:. :1 'h� r .r .LEI,-Ui` t.P ix.:.l "4r_,"i .'y .r.r. : I....:,JI,,.,,,,, g! - IFpI : s _-s: ' -.' I• 1 I...r l '. ',;, 4J, ,.I r ,z - f3 '1 I "r§ nr: h. _Y`.e. diC .F�: tll III tk-J ��yy y� kU- ,: •:.U: 'YT.-., I,'S -Lli 'r�tti'[-, [ .s :.I. :.'!IV w .I SS d. :,:a; :a ,lu 1� 1.. Rtr• R r • �.'h 1. i " = : i e x p: ' .^ ,i.. '; , / _, / , , ,, 4-'_ d' ,.. R1 I I:I -I �.. - F i.k.'�: . su. i' !vr .. _. ..,t - ',I ,:L-1 ..ear,:, .,I_:=` '"', { . : ';d'-� d �. - E1 , t: a Pnr- •.II. _ 1 FSt°.�. INk I' _I Il,i e-0. Y �q s.,, .L: IP ., �p. `•L". u. S /- d.!`:3Jt1 .:s. rl :. a li. .1.1.1 .I 9. - r[' a I'- .'I' f : r•.. ct .ids .'r-'.:.•;: '.:1: n -. 1 . t p' i9 ' '.r dr Lr 's -31'.: r,. .r�l_ FE4-', i p �+ -':. r::..l. , ,.•. :N f:":'- N -tl � -:.:: ..,:o t:l ••n .r_ : r ly. t I,. : i ', "'f1,. - rt. k r1NI� 6 ' d- r. al:�. s3P -�rt'9 C,,. 4 :, .N{c, .,y l Pr b:.k-r k A�1f,. i .:.:. ,. I ,,.::. J v ,,::.„ I:r >'l , f , E.. „1.�E I .aJ a ''Fw > 'Rl-, S. .:1 rF:...a. d� .,t ,L § it : r� i , :w". T. IE`. .?ar F }�:f.. .'I. -. e.. 1'r� r:. r-;!"J ....I. ,. P' .a, ^� •.T. .r. '.b .. I :. .N 1 .II,' :, ::. , '!- F ..N .ty 41I': i �i': k: , v,.'f :Mi :.3:. ..a.. .,. .�i r,:: ! .,5j ,�: ,. t.:l I:, : h ,,.. k ,.I: .. I. �r, I.t?:rla ,.L.. r}{! -�r y;: ,r f �{ u, ..... t,- M'. _I r. ,: .3 1... .. .I :.i�Y:.9 9 -.. yy... II r i +.4;' - JI rr[�:. 1 .. I� :, ,. 'li 1:N I: f'.V I� 'I:' `::I [.' 5 p B - p 1711 IN"'t:A r .,_r. r• :�. _.. a�.:. 4 c. ++,, §.. -. ...a. J.-.1 Ryy :.j.. ,.�':. M. r -:I: :.. I.c 3:r 1 �::rl'!' h na 1; ` i 1,. s,r a. -4~ : 1 1 "11' yy f' As. : t'•k 4.: �IA,4 .. ..�} .,F, .k h.. '� : , ...:1'- I. l r. it . - "ie. ,Ir �, �:I'.` k '1 G )'.; fk ,!4r -.I!: r r ,:: ..x�J ra.• .!,e •, ,.s --... ,u -:,'.. .s _.:�- .:: I-.. .. .I N .rr ,:. F t+s -j�'!b .ti". :I 6,!tl., I•:.:.. .r~ ,.. ...r. .:,_-.5 ,+ -...,,.I-..::. '� , ...(., .: ,. -,.... .,.er.1,..11. rl:;le.1.9. _Ir L... .JI ,pl':. _11.,,Y'.. 'h L. rll+s.. MrIA!. k:-s:i,5 fn I:i.`h „Jrl k 1. s ..,''1, $: - .. 1 _. s-..t..., .....r«. .f .-....... v ,.. , :[_* .I : 4,: I .;;�;- irF!.,, '}S ::JI :¢ -::. �:' t � Ili:' I. ..21. v .: ,. _ , .. k ,: ..: ,Jr -0, .1:.. ..a�:.� . .qq,F r �:h I; .I. .I �I r. il,' .L.'F -i }Ip i, ir.• AS ..I- ,IE; 9,t .. :`'rs' :,: ..,r a ,. - :..: .:� .:. d.: . P, 6, n„ - , '% .:,q., -'.-. n rt,. q , ! : 6 N�! l ... `l: , , 'LL, ..r : t :. 'i1`7 :I ...Sr 1,. i.. I -I'_ .1.:., �. -N .:.� -. !: - , �, .:.,kr: :1 0.. :,:. �r a:' t' b': , h I,1 9 d' . '.r.l- : G - ,".4:, }r t. M, ,..+ i. .1..i„N, . .. 1 _Y_ r r: .:I"^::G _4 -:ir., 3 .-{ 1. rI -R. .li;. I. . . a... 1 S.. r. . rr .II : -. r : _ 1 �, I'; 1 P l : ..' ,,,N.. lu:1'� 6 "`:I'!:r" y�, ... .'` ; .,.,.. . .:, ,...,.. a .1: :, :, :,.. :...y, I:'r , „ v>'� .1L -::. !t. J,I :, 6 I: r.l. :�' N r .1 6',t,'::d-1 - , .'�.. t .y!��' �.- , .r,:� -� r:tr ,$, pq 11. , ,.: 1 �.' .I 1. � 6 a 1, . rr ' ".�y. '.., ., i 1I':I I,d . '< -{' , . .I. . fir, ,:,:� .9d I.F.:,_ :.: RI,..,�.:.: 1 41 It.... 9,:.`,'. Ir;,.:11 ,,. afs •r 5 s, 66 9f $ r: L n { M} A r %.r' 1 , q. ,r ..: y .9. ..I .. .. .. .,r,4{. ... ,A .. - t I -7, 1 ,,,. [v ,JL I. l.. 4. 4 .� I: -.i I 1: 1 �,1� d� 4 1, ,.'7i Y 7, . , J.r4.... I I. ,"I I .r : d1 I n..„ ,, : ,nJl, aF 1.°" r:.r r ,. l.. b'i _l c'I :. tl..: .:r:l rI l ll- T ,II:.{ q.l � Jr ly. 1 ' I ., p y!( ;,;. r .w-.:.. sr_ ,..r..-r +.h I LI dl.L a-...: ..,t ells I1F ., . r. � Y 'W �N", 1 L, ,N•.:. `i r 'I ll',. r.... .. .. Ph:. I. : _ -!. I ..,, _•.,. _... nl r; eiF .I, l r�d1 1 ;.:. : r" .. :. s, .:. :.. li, ,r Ih-9'3'. LI .:r. -;:: hall I 1;� L,. X f.: '1, .ti 3•. d1G.'„ G : :I::,f } �q 4. i.Ykr ,.. .-e .F: .. :.-. .I:.:n.. , 4 ,.. I I..4, a+a .. r. :.I. 1 :: .r ^yy# 1 �.1,. d'1. :.:, Sr, E', r-'':'tY $�}y1 , r � 'SR1 - [ I' II... rII 1: rpl'� r•I .r. , k - r, b I II. :, 'n•.,V.' F 1.. : i :. YPJI-' I' Iu' lak -.i - -. r, . » 'rY -'sR_ a A,.-. ! J I: I- =. 9' „r : I,. t., al.�- S .1^` :lo l! :.I: -NIII P:> 1!. .III . a I,. d., T 'r":' . ,' I'' .3• •1 I. I �G t.. 4 :q .tJ: .Jr .}. �' ,. II .,�, �. :::,Y. 1. 'I�s�'''1 I.I L: Ct :�. .� I: 'er l a. : tl f.-. 1.,. :t .t' k Jry :,d ,R.,, C., ..� [1Nl.r 1. I r i. F :'iJr �` L I ,., Vj'',r 17' ,,,fi"r: l', rl-I JI .,M: .:.''�'�. -� ,,.'�:. ,w,,,... e Ilr,{,I,'�I:dl.,.,.. 111 „YS ;'s ,<t „ a.e:.,, ...L.M :. , t..H I r,-v ri�'r ... l'I I!' II r Ip_ "A,x,-o, I�-IJ.-Irr.:. '•.... ',:. _.!rR�i [" -NI•:.. .. �r � . rf R .R.. L:. r..• 6.. Y -?,.:. � �. .., r f Il..l �r.., r •..: z. ...�, .. .wl ,yV !` L, P •-''I dl i •t :,l ...i ',. ,I:r f - ... IrN� . r I: II . .• ,,. .JI, d. 1 : fa e l •r Tr r',: r 5 [ L S - .S, ..:.. f ., tr. ,.. MY ,.. .b. . _,.I n .:,I �'. I.. , ., , I:.. :K- f. ..t, F.,.. ,. I: l I 'F 1 z N f.L. t k N,E. ((�f'.. ,f k$r' 4 r T ::I ra b r A I:' t di '.-•I•'J i:_:�r..L. I� " I.n wJ. 7 II:+ y +j _.I,I. d'I tl 1 :t. .h_:if .I.. .. Jpr�+': N. J.i, ..i " L. r:-'14-I .I. f.. �:, ,.}. t -I . ,'I. '�IJI: I',.r„ N. 1 [, J 'J': �.Ir '.31 1 II 1i P �I 'I. ..M{:.l I .; a`g ,kI Cl V Y , kJ� ( rr u..: A �• i I. IY 11', I' V r P: l r:. :. f'. ,�i31 J . ,E"=.r+ I I:r 1 I �y''•I '°r 1 4:I. :�h 1 d `t: 1 r:, I.�• rv, ,i .a ". : �:, :,r � br. I- ,.I:??' .�•,,,. ,, r.LN1... -r• ' 'tl I. � ..tl e r.i}:. .. ,Jay ,., ,. �q P k L,.I [:- L d' �..k l:r .h IL. 7 s.:"N „^ . '?7 � : e, r ..11 . .... "0 •e. J y r.1 4 - Ir ,, isr -t qq .I f -I, ,f I.I - , .kr I,I.E. +a:- -t. ... a2: h t�'r, t, ;i;. � I`Y.}[ n: , _u , - ,} ,-1 l -:E F' :,. $ �F A..:i! ....5 I. .:n ,xr, , ..: r V: ;, 2 :. 111.1 f i 1�I S I ! . J..:,.. ` _ „ 5 t-d- r , �.. 5, iA f"., , ,r.�rcRSe .1: .:iy :}.ki.: :f :1 F.. 'J:.i I,I . N, r'll. :-. LI .I!I:er.. ..• 1.. •.1r1...C'A Iql',, r t ..h kkS +I .$' w-.. r, a. ., L. ,. �u,. ..�... » t. C.�°R't .u,., ..Ik I '�:-n..:: ..,-.,.. .I 1... r. .. � t .:.�'- .. I:-. ..h. ..Y e -E:!.; ...;IE.�- ,F-.I::IP. I1,, M•:r<i. a a,:ry . n. ..: .. .tti. :,� n 'r'.1 r.,. I. ! .�.. v.. ... .,. .... ., ,§'. � ,' 4y1 :'.� � ::... ,, Ir IV �I I' .I :I- F'. . .:. ,. :I ..'F. i, J}..4:..11 `. . 4 r{� ,. .1. ,:.: - ....-. if..: .. - z, I y,. fi R ,.r J '! 4S .. : ..F- 1. tl .e :r4:I`1, '1 ���r �:'i -r L[ S y ,e1�i I � - ',�f-.'�r' { y ,r -Ir�� .k:. lr hE. .r..1 §... .I L.I, I..� .F,h :'k: I. I: yp I�`.,f I.I a?' .. I rl ..l,I I. J'h'-, ,e.-'rti'I� 9 -T p�'.; .E I"T `r 4'pr,, .r.l l- A , ,; Ar fi .±. .f°.- S i N d. -,... -.SJ ..L. :, 7 :s 31. r_I:I .: �a r:-. -:Nr: i -:T, -: 'Yru rr 11:: •.L. I- I.. }; ._ I.rY: >„',.I!li� _?`Iilr 1^ 6 : P Ih. 3L i.1 ...L w. :f 14 L. 6g' -'.i. w,- -'h ,I brl. I- .III IIIIp - r 'I `j_.. "kr ,.r:i ,.gg]], 4:�: F u'. b 'I a r..„,. r r .1r. { h + tr *#.; pp 11 F y�q ..a .. -, .... :: L.. .. :.,.. t ... :::...,, ... .-:.: >7 -.'r, 1 el. d,6 .#. `1111111, {kg !r' ,'y>, I t ,'.k,i,' Y. ,. §!Pr,rl:l'i .1..I-Na l .. ..r. a., .. :. , .:. .... ,..:. .. .,, .._.-,,.y.... ,.:1.' L'l:p: l._ :111'. --, r:i t '.I ;�•r -1'r .:Fr tp-� 1 .b., `r„ 1. .S , -. I_ L- .k.. . I ,.., r.. _ n I k }., �': •f., F M 4, ': 1, J !l` 1 '{ -i: N 1'.). : a. ., r ,w, r:7: I ! itk+ f 'II 1, I 4. I: e i }:h,. ' .. ;t �,t l i :,':+ ie� w.: - :. t, : ,'. - c;.::: -. _ :.: :.':! 1 - �:•ti N ..,-"71ri" - LI •..R, er ,z .,:i y. I' l •1.,,, ... , _ ., ,: T: L J :, : '::'. ... I... ^. i'_ '}'ly,'", 7, '•7 F--. M.' :.," F' I• .II, II1 f. ]. :. ,Nr. ... .. `:...,,.a ..,r ;l:t.i.: -r.r a �:., :',, .ae,:d. 7,•,,lt,: ��I.rI. •'M .br.; d� J -'61, 17.1-: 4: K' ,1 p,,,Jrtr' N'lll .-x. .,rj. _-.'a' "'4� .'1... , ' . :"` dr. 1Y::7 -7': - -I` .N�.:4' , .- 1 V I h'� r V.,'y'�' S' - '+. :r'' .,. p ':., V a .•.r.. '_- -.4r:' :..,. „-`.:::cr _. I•I:.. ..::: Lrt i.. .. yy:++. t: s. ..1 ..1 I.T ��,, k ,5, 1 r•i -' ..r„II. a f:?. R. 'rklt I. f1 y^��FI,:1� tl'. .I i' d. �V III ,r ... r ,-R. , x^t. r' rl. . F. k t ! : r.. '... f_ �_i t l '.l'ii' ,R-s J k,I . L. 1�;-. ,7 L ,.1_. , .4 .4, r d 4 q : 'a :d''°. , „i I I, ,I. r{,1 . 'a., t � lr, III:, 11 H w ik.: '; s:. 0. 1}r x,.;a: rJl ...!L. t , .::, V '.,,.r11,.. • L., :.. r;..t ..:I' F ,;rr,- s.:r" I y..,,.1 ,?F1' I -� Y. rg ,'6--.I .�I 4 - r. ir, .��' ,.;5- I,- a.a. t.. "'-"wtk}: I-' ,.:,_,,,, :..II_• ! ,Ifr. I.,ysr 'II'I�'I'Ys� ';',tiY�l¢� r.'�u silll poi .. ,k t --k:_:,:'_ _ r'•r a:: ,.[ �;:::: :;.7 *sa ,y.r rrf�.r'I..♦ ;:%:,: r R I, IiR'r r I ''�-=r ."H' _h '3 r4 it 4 .I e?_P'.,,,:M' _ •J: �,, i5' l yS' I:', rli :�,1 Arc �• F. ',,a• ., ri � _= .. -,n , :a 4_. ! .. k' b.c is , IF.I: •.'S'L. l ', 1- .rli" L.'L �r ., d: II. t r I,• ":'.-:., . - �.: . .'. s. -'. : r:' �_ + r : ,:.;: ,r { L :.., _ -, t[ 1.„y+Rs FF I:I- kEy6 - ii;:IJ` ' ,• a. i r r 't-R.R' .>, r.f.:' _',rV'isr &� u..�.. :X4,J., _ .,r,: 'V, .1,.. �. ,y 'ri' l •J:,xs r I.N: -. J.rt „r. �e F �# 6`k. t7: '- bi. 1�-I';14 t�i, l-_'';,';{M.. �7 g } { 1 ,,tI 1'r'' 4f l.r,, LI ,� ;'1 x d' d,:ll�. 1 i �•'id'r„ M 1` .,, %y r.L t Er 1 1.,-�,,1, 41 nl,,,., T1.Ih'i..�I. .!$� f.I11I;'. �. y ,�, t r }}. NI 1..s• ,�.. V : YN d L - r ;iL, , Sei +w1.' !�a , �''I r.f L I L :I. r;'. J f t J:' 1 r r .r+ r y[ >< r. r-.... P b �o . r ha" j,' a. ry ,ti:r,'.,, .. A.::x -. a "', +. r , ,Jr 'I:I''''.t sr C:.;,, 67'a;in, l_,..' r.: -i l rl...11":� '.. ..,. , .::�. .. a,..r. , N Iv l Ii 6•, I:o Tlern �� I.. ....... ... ; r ,.,,,r-.: : .. r I,,;'' r1E •p,rd', f:`.,.. 11, `?4V V..: iii !>U . ;f' - � 'I '1rl„L`all i-'.I:ht Y • f � J. A -. I,:, .. .I. :,: ,. ::.: ''- ..:. ...,. , { +i:. h 1, Lr N r :N INJ�L1' tlYI' h ... .., ...,5 -'.:. , : : r ni ] f f lrr 1 ' a' - hh !! I,':` F p'. 1 ,N.: ....:,,-. ,: :.: -2+ :: .,-„ : at ::.. r:., r.. <: ,.. ,J ., y� k 1. ! 7. _s-., a !'a 71...1,1 ',rl� .L :.: r':It':I c .:.:! , ,.h ,. ,- ,.... .. ,, .. r :.I,4 ,1::a {. 9. _ .., 4.- I.r :::{ r F I� ff.- '6 ''I''. 1 'ail' f'i� - 1', i L : is l n :_ .. .: 1 x. a r <. ?:9 .: jr�, 1 �r�, ..l e.11ir ru.. i�- gg tq IIi ., ,: ..e,., -I ..t.... r. :,.. 1,I .,w.r ,� .:.:., s.,i.:. -S a:.=.: .:: .. , I .:n .11,..: ,I p,k, 7.? ,n,. J 1114 '�7 -'1,E' !", .: I<.4" :: ,..,tna y...l,,.. ,:Ya,} ,. ,.., k r.I..MI +,,..1 i II ':C;- _J:' _ry, r -'"S': f�•riW: a.,rt !� +::�1:1i.- -n .. .,... .i l Lf t. :rr.. H 1,11-sJ T'1.'. •. vJl ',-., [... ', :. -.•'.;-:'V"-Il.gi ::55! � 1 I••.L i, ...., :I{ .I: ,.I,:: ! ''7f :: i'. i � l 1�.�i iv,_ 4 �! :'., ill rr'y11' ,_ ,_. ...,. j ,+.;, 1..1: :.'. I.:!..-, r,_, G, ....'I S`,,..dcr rV ... I..,,.r _.: :::,I ,., - I..: ,.... ?:,.IWL,-.r.1'-:p'- 1! ':.J {:�!}3 t ,... }, i._i.: C.:h...: :: II:L. .,.-4 „f r , - : .,:: .I„ f , Y•' - tir ,'G•6 1'': t.. L.�:,!k' .o--.t_ ,:,.: ::i.:d.:. i1: 1. :I-.�.,:,-1 A. ��--'..nrl.'.. .,:_..,. ,_.: :.-„..t:..r Jk�-.. .h - ...rir ` ..:.. r n .i i! v 1 4. ,..J :y :�.I.. Y+_ .. A..-r: I. L.:: : 7- .!-.. , I -., g. -y.. - j'. MI 'I__ ', 4. - E•yµ. R'I. :, - x �`9[j i. .. ..li.a .I :! IL :: I:. , .... ., - r a`:: " ...,. _..-. :.: ...: .: , ! ...,S, :.V:.?i`7 -li ...y1 ..d .... rf r'1 .i '� J-. '.L'.. I.. .I it"Iii,,yl .!i. III: .'::n, _n L:IrI:Y A „4.. i. ..; i7: , r" „?. .. 1' _. ::Ik ::.:.. ..:. .. ,:.,.I f r. ,I ;u,, . Fx,: y ,',.r a':' .; ,1! LI.:' :�I r. t.L' ,i, le N..: tl.. Y >',.- t: d, i,. re .: d .. 3 ir'J ,$l.,r- k :h :I 1 'J �',.1. �;i1 'ar., 'I,.� 't.a'. .6 i'-.S'.,..IS ti: ,:,J'. !E�Xa 6„ '::.I I.'. :'v I.,:..5 t-' m u I: J p t i ar r r° IrI•'. i :: E:...:,.r,:, p..:.n.l.,.l a1.. : 1 ::-', ' I .:: Ss. :l �. "a "".' ,., -';�, 1 "'1 'y: l! b .0 ::.P'!.. F te'; .. .�L} I I' I; I:• i I- I I - dr; 9: r: ; ::� f - • :.1..: t1 1d :_ i9 I -."" 1u . 'LI., � ,•:: r t' r"t., :;h 1. ,.: 'kc� ,., _:fl_ f,t: a. o.,,..,-. , . ,,, ,. .' :I .r `., 1 .k - r i;tll �,::,s. .:,,.. k y. -NI: ":Ir r:d I,., I:-r,.': :�:,.:, -: -; 1.R ,,.: ...,,-. i .n .r.ra "p1.. xl.,,: 4 ::I- YI ,J t�'_; Ar {,r s:I rJ"' I tII �''!I -:)_ .;� ,r. ..k ,,.. -r r:;r I..: „1 .._..., R;7 ,: .'E�:1, y :IM '.,..:. :,,. xu, �::7. ,i1 i`- r, $v -R I, ;1.I. .f.. .,.:.L b, :. .,. ,I. .:.I 's Ito r��iY SA i 't: 6. k ' ::,.I I:. F : ,.,. I.: :;rI ., ;IrI-r:...!.:.I ...:'I -, ',:.: a- -�„- .. t.� ..:',. d, ar C :..' i.:. ..., .,-,::. . ^,_ �I - V• l _1,:1 1 - 4tl ° r I - rl t N - 1,': k., ...._:. I .,:,. r:.: r.. ........--..:.z,•, �y-Frig^I:n „-,.:i•.' --..,. .,%,: J. ,;:. .ti.:, s I, _.nl.;'G file' 1, „-, A-. ,�:'.: `<',•:'. .. :: :i:: I[J. , :.. 1: ..., .: .3.. ,. f .:r., n :.,: 1 Lr. rl I , AFL I� ' L ..I 7 1 I'll :,:. I + :.,(:: 1 eC' •: .e .r-':. 1.: ff.� "i k 1.7n f) ,I: Il.i 4, r .f :l 1 "';k d;?;. :- ....:�,.. r_ r'. , .... na: F ^y. t t - a _' :�`F k ,J N 1 .-i:r �:( r� h.:1 br F r r ,..... ,. 1.... r -5.. . N.: -z.. . i, Ir 19 :.t: i t el. ;.f 'i::' 'S' k L:..I. I ,�6,T�.' t' • - .,.,e .. - .. r. ,rl 6 --u; ,�-A:.: ..:- T ,try" r e. =' I•. :.i ., ,a -l. -. ..:.:, ,: >::. ., :.: . ..L:.:, ?.-I, ,,..--,,... Y. :.!„ .:n1�1 i F -j; I- '.N ,"r. r ,, i c'.l l.' :ir:. I' .,�:::.. ❑' a- i':. I` .Y . Ic:i7 14 . Il fr f :''I r 1,_ �„Y r':,I I I:rF&.t �>, '' _; '.! It•J.I; 1 _ r {,, I Y-. - -1,- rix Y r .a'. tt _h,r• '. M r n11, ,r 1. k! } t t1 -! ''I' . Eg71 ! - t -! F .-t , T,l. 1.i1 1: Y..,. �.�. 11 d "1B' '1F I' ,r,.; �^,. IT S. .V r�'v. :-14ir,. t.` e'te:v., >•V 'i,ll.. k, ::.J. t;1 N N I rh. e, a ri�r"AI{., -:it: r.. -' ,e li �. I ! II: :r1.lr 'r'll t" r.' $ 1' -.r- �a ',: l: r�:t _ Sr. , r i. .III FIJx 'l 4 =t7, i :i :I 4i:'. 1q.` lr, la I. °, : 4 ! fYr ,': }N!' r r s, " ,., ^p. "R •v .p i ; r 3, . 3. k ,:a` i iAr JI_I' .h �:.. _ .. :sL. �� . Y: A'; 4 b ',t, r 4 'Sir J t.: '11 d'::' ,y 1f �yJ�} a'" °.� . , .r. s- 'h...' �.,. II i.at,.IJ "•:.GV"!�'.-&'.i' ;I},.I.. ...'>` ., r rk�II'i.- .r ! ltl:: �.:.k.'.: § I';j� -J .r1f- .Fill r1 ,.e.-, Js:�ti c AFYIA,.t r. 17� I=..L. t{::'r ,{l [,III �, I1'C� �ulI l'�9. ��$,.�r r�gl-1:.�4 ' F '�1+,•.i',<t--.1 -i.:.. p:I A, vb 199:r .�'�,9. :'I I f {- :I,.,: a::' Itr k ,r.t 'I- < 1,1�; .J .." 9 p J, „a.l ,:: s .:•I: a k'_r. e , 'M f Qd'" kll 1'. `'I a '� {}..!':. sir I , l {.. .:i J }.I t 4;- - l Y.I. f 7 -I;I• .. - , IS`. Ji." 'r'• L d,n Y.: f YII d. _ yy, i r - Ft 1 n u. E Ikl:'�,FI t I,I,'' I .e,y J -.I n1 ka,t l yr,; � i; itl IIr'..-. N I!I ,} I tl'r•tI 11 4 _.,_- �__,. .'`I ::x) ::-, ..�! RLI, F::i:,ll r..,',rt:;{. u.., i'NLR +.:r..;_ +` .-::,. r..,:l. ..:.:,,4. , ,A-11..1,._.,:i.rs LI�I� r q , • :7 EXECUTIVE SUMMARY 1.0 Introduction Snyder and Associates, Inc of Ankeny, Iowa was retained by the City of Cedar Falls to study parking issues within the College Hill Overlay District. The College Hill Overlay District is an area of forty-five blocks located near the University of Northern Iowa. The college -oriented character of the neighborhood includes a number of commercial and residential parking issues. The purpose of the College Hill Neighborhood Parking Management Plan is to identify parking related issues and propose methods to improve existing parking conditions. Involvement of the public, the City of Cedar Falls, and the University of Northern Iowa was essential in understanding .parking issues, determining potential problems, and proposing recommendations. 2.0 Previous Studies Parking has long been identified as an issue in the College Hill Neighborhood. As part of the investigation of parking issues, the 1993 College Hill Neighborhood Plan' was reviewed. This plan examined parking issues along with other planning issues in the neighborhood. The 1993 College Hill Neighborhood Plan included a number of parking recommendations. Some of the recommendations from the 1993 plan, to include alternate side parking and stronger on -site parking requirements, have been implemented. In 1994 a City of Cedar Falls college intern, Tim Perkins, prepared the Quality of Life Survey, which addressed some parking issues. His data was used to estimate the number of vehicles per multi -family unit. 3.0 Neighborhood Residential and Commercial Characteristics The neighborhood residential and commercial characteristics contribute greatly to the College Hill Neighborhood parking issues. The proximity of the University of Northern Iowa has largely shaped the College Hill Neighborhood character. Over the years numerous homes have been converted into multi- family structures, apartments have been built, and businesses created to cater to the university population. The large number of multi -family units and UNI commuters creates a great demand for on -street parking. Commercial areas require short term parking for, customers and J longer -term parking for. employees. The fairly dense commercial area provides- a.Imited number of parking spaces. . In 1993 the City of Cedar Falls adopted minimum on -site parking requirements to address residential demands for parking. Currently a combination of metered streets, metered public lots, and free streets with restrictions supply parking spaces for commercial businesses within the College Hill Neighborhood. 4.0 Transportation Issues and Alternatives within the College Hill Neighborhood There appears to be a very high car ownership rate among UNI students and faculty that contributes to the high parking demand near the university. Alternative modes of transportation available in the College Hill Neighborhood can affect parking issues. Carpooling, bus service, bicycling, and walking are options available within the College Hill Neighborhood. 'College Hill Neighborhood Plan, June 1993 by Discovery Group, Madison Wisconsin z Quality of Life Survey, November 2, 1994 by Tim Perkins, Developmental Services Planning and Zoning Division College Hill Neighborhood Parking Management Plan Page i 986741WPiExecutive Summary. doc For numerous reasons, a private automobile is the most convenient mode of transportation for those who travel to and from the College Hill Neighborhood area. However, increased use of alternative transportation methods can reduce demand for parking and improve parking conditions. Additional bicycle routes and increased bus service are currently under consideration by the City of Cedar Fails and UNI and should be encouraged as a method of reducing parking demand. 5.0 Existing College Hill Neighborhood Parking Conditions Existing parking conditions include examination of UNI parking issues and city parking restrictions. A clear understanding of existing conditions is necessary when identifying potential problems and proposing recommendations. UNI Parking Issues The University -of Northern Iowa' Department of Public Safety administers on -campus -parking. UNI currently has adequate on -campus parking to meet UNI commuter needs. However, many commuters do not believe there is enough convenient parking. In many instances, commuters will park on public streets because those on -street parking spaces are closer to their destination than some campus parking lots. UNI is currently conducting a study to determine whether or not to build a parking ramp near the center of campus to provide more convenient parking. The decision of whether or not to build a ramp or provide other convenient parking will have a large impact on the steps that can reasonably be taken to ease congestion on College Hill Neighborhood streets. The Malcolm Price Laboratory School, located at the northern end of the UNI campus, has unique 40 parking issues that appear to directly affect the College Hill Neighborhood. Arrival and drop off of students by parents create severe congestion during certain hours of the day. The school has very limited short-term parking available. Price Lab students and staff who park in the neighborhood add to parking congestion near the school. UNI and the City of Cedar Falls need to work together and examine methods of improving parking conditions near the Price Lab School. • Existing Parking Restrictions Existing parking restrictions and conditions were carefully studied in an attempt to understand parking issues. Parking spaces in the neighborhood include off-street parking, on -street parking and public parking lots. Existing parking restrictions on city streets include time restrictions, parking meters, and alternate day parking. Table 5.1 Existing On -Street and Public Parking Spaces - Fd 7 $&y�r� 8AM- 5PM BAM-SPM' Total Daly Spaces. Alternate da�rSand Y Al#ernate day and Without rests tfians other restr�ct1ous; er restrictioas... ;k : ethOk ...' On Street Parking Spaces 1Oh1 1142 1680 Tublic- Lots 121 . 121 ; " t 1.21 Total Spaces .` 1165 1226 t $O1 College Hill N 98674WY Exe Parking Management Plan Summary. doc Page ii • 6.0 Problem Areas and Residential Demand A parking occupancy and turnover survey was conducted to determine areas of high occupancy and low turnover. A survey of the entire 45-block study area was conducted during the daytime hours between 8:00 a.m. and 5:00 p.m. over a two -week period. Every block face within the study area was surveyed at least two times. Selected areas were surveyed during the early morning hours (6:30 a.m.) and the evening hours (9:00 p.m.). Those areas with both high occupancy (over 90%) and long parking duration (over 4.5 hours for residential areas/3.0 hours for commercial areas) were considered to be problem areas. Such problem areas indicate continuous parking congestion. Areas near the Price Laboratory School and commercial area were identified as problem areas. Residential demand was also estimated based on examination of various data. It was estimated that there are approximately 3.0 vehicles per multi -family unit and 2.0 per single family unit. Because there are currently not enough off-street residentialparking spaces to meet resident needs on a block by block. , basis, residents must rely on on -street parking spaces. Table 6.1 Demand for Off -Street Residential Parking Residential Demand` Number of Spaces v Spaces ',Av Table Ne feded 8.OpZMulti-family unitsa 3.0 cars per unit 2400 315 Single-family units @ 2.0 cars per unit 630 Total Demand for Off -Street Parking 3030 2988 Table 6.2 Summaq of Off -Street Kesidentiai ParKin roeeas ? Rfies�d rttj�t) 3 ert and 5 , E Off S#rest"Spaces Available g r Block; b - El00Ike t„' s -3,3Q 2988 433 7.0 Parking Behavior Survey A parking behavior survey was distributed to. businesses within the College Hill commercial area and to UNI classrooms. The surveys w ere designed to learn about cQrnmufl, behavior in the.College'Hill Neighborhood area. The surveys also provided respondents an opportunity to voice their opinions about parking issues and propose solutions. A majority of respondents indicated that parking was a problem in the College Hill Neighborhood area. In general, respondents of the commercial and classroom surveys indicated a general lack of enough parking as a problem. Both groups also noted there was not enough convenient parking on -campus. Alternative transportation modes were not very popular with either group, though classroom respondents tended to bike and walk more often than commercial respondents. 8.0 Other Parking Issues As part of the Parking Management Plan, a number of additional parking issues were examined. Parking fines, alley parking, driveway parking, traffic circulation, accidents, and illegal parking were studied in the context of College Hill Neighborhood parking issues. College Hill Neighborhood Parking Management Play Page iii 986741WPSExecutive Summary. doc