Iowa City's Riverfront Crossings District marks two years of progress

IOWA CITY — In the two years following the adoption of the Downtown and Riverfront Crossings District Master Plan, calculated development in the Iowa City neighborhood just south of downtown has been steady by developers and closely watched by the public.

More than a dozen projects — from flood-related University of Iowa rebuilding efforts to multimillion-dollar towers of glass and steel combining apartments, office space and businesses — have come down the pike since the 122-page master plan was adopted by the Iowa City Council in January 2013.

Work underway on projects such as the UI's School of Music Facility on the corner of Burlington and Clinton streets and MidWestOne Bank's One Place @ Riverfront Crossings provides a glimpse into early Riverfront Crossings District development, and more notably the projects city officials hope will spur a further private sector investment into nearby projects, Jeff Davidson said.

'It seems like we have a lot of momentum,' said Davidson, city economic development administrator. 'These larger projects like the art museum and the music school, even the recreation center down the hill, they're a catalyst for the residential part to follow.'

But development isn't without controversy in Iowa City, and some Riverfront Crossings District projects have been far from immune to their share of critics.

Historic preservationists have raised concern the districts' development is being rushed by the council at the expense of historically significant properties, some of the most recent being three mid-19th century workers cottages on the 600 block of South Dubuque Street.

The fate of the two remaining cottages — demolition began Dec. 26 on the 614 S. Dubuque St. cottage — is in limbo, with the council slated to set a public hearing this month to discuss a historic landmark application for the buildings.

The issue first caused public outcry when a the property owner's November rezoning application included a design rendering for townhome-style development where the cottages sit.

Area attorney Rockne Cole, who is representing tenants of the two remaining cottages in an injunction filed last month to prevent demolition, said his main concern comes from the Iowa City Council's denial of a public hearing request that would have halted demolition for 60 days.

While the Riverfront Crossings District master plan notes the cottages has historically valuable, there are no local protections.

'I think the big problem with that is we have a plan in place, we have a process in place to determine how that plan should be implemented, and then we four members of the council are not willing to wait 60 days,' Cole said. 'If we're not going to use these processes, I think we're going to run into a lot more community friction than we need to.'

Henry Sabin Elementary school is slated for demolition to make way for the Sabin Townhomes while officials developing next to the Tate Arms building plan to rehab and preserve the historic boarding home.

Other's have criticized the city's use of tax increment finance (TIF) incentives to help fund development.

Cole, a vocal opponent to some of the city's TIF practices, said he agrees they can be a useful tool for development, but has been frustrated by the city's granting of financial aid to projects that don't include a balance of affordable or work force housing.

'I'm not categorically against it, but I think we have been much too quick to subsidize the one percent, and I think that's just wrong and we shouldn't be doing that,' he said.

Each request for TIF goes through the Council Economic Development Committee and full council for approval.

Potential

Love it or hate it, residents only have witnessed the beginning of projects planned for the Riverfront Crossings District.

As projects continue, local architect Kevin Monson with Neumann Monson Architects, the firm involved in the UI School of Music building, Sabin Townhomes and MidWestOne Bank's One Place @ Riverfront Crossings space, said adhering to the mater plan will become increasingly important to ensure a cohesive neighborhood.

'It does very much inform the community of the potential of an area which many don't see because you consider it just what it is rather than what it could be,' Monson said. 'It does take time and we have the beginnings of that, but I think the speed of adoption probably will quicken as our economy improves.'

Realtor Ryan O'Leary said his Linn Street Place renovation project at 332 S. Linn St. already has seen benefits in area development from prospective tenants excited about the nearby UI Recreation and Wellness Center on Madison Street.

'We are very impressed with the wellness center, we've been very surprised to hear how many of our residents are using it,' he said.

One of the larger city-led projects yet to come will include the removal of the wastewater treatment plant and replacing it with a community park, which city officials hope will greatly promote further district development.

Local Realtor and developer Randy Miller's SoDo Flats building on the 300 block of Prentiss Street — a project Miller touted as being very successful since it opened August 2012 — was finished a few months before the adoption of the district's master plan.

Miller said he's excited to see future projects such as the park pull more developers to the area south of downtown — a location that hadn't seen significant development in years.

'Anything south of Burlington Street was almost like taboo,' Miller said. 'It's just going to pull that whole area together.'

RIVERFRONT CROSSINGS DISTRICT PROJECTS

University of Iowa School of Music facility — Currently under construction on the corner of Burlington and Clinton streets, the nearly 190,000-square-foot Voxman Music Building is estimated to cost $152 million. Officials expect a mid-2016 completion on the project.

University of Iowa Museum of Art — Officials announced in October that Iowa City-based Hodge Construction and landowner John Hieronymus — H+H Development Group — will develop the museum, which is planned for the southeast corner of Clinton and Burlington streets. M.A. Mortenson Co. out of Minneapolis, also will work on the project, which is targeted at 60,000 square feet.  

Hilton Garden Inn Hotel — Officials with North Liberty's Kinseth Hospitality Companies are planning to build a 12-story, 144-room hotel on the corner of Burlington and Clinton streets. The project has been estimated at $32 million.  

Court/Linn streets site — The Iowa City Council agreed in December to have city staff begin negotiations with CA Ventures and Core Campus to see which developer can provide the best proposal for the former site of the St. Patrick's Catholic Church's parish hall. Both developers have proposed high-end hotels, housing for up to 500-600 students and young professionals and office space. More detailed proposals from both developers will be provided to council at a later meeting.  

SoDo Flats — Completed in August 2012 before the Riverfront Crossings District master plan was adopted, the SoDo Flats were named for their location south of downtown at 320 and 322 Prentiss Street. The roughly $7 million three-story building includes 44 residential units — studios, one- and two-bedroom apartments — and commercial space.  

Sabin Townhomes — Poised for the site of the former henry Sabin Elementary School, the roughly $30 million Sabin Townhome project will include a roughly 600-space parking ramp wrapped by 28 town house condominiums. The city economic Development Committee approved in December roughly $1 million in tax increment finance rebates for the project on the corner of Dubuque and Harrison streets. The project is expected for a 2016 completion date.  

One Place @ Riverfront Crossings — MidWestOne Bank's roughly $12 million 55,500-square-foot building will include five floors of office space for roughly 170 bank employees on the bottom three floors. The top two floors will be available to other office use. Bank officials say the building should be finished by June .  

Linn Street Place — Renovations at 332 S. Linn St. began a few years ago with another few years remaining. The building includes 48 units for sale and about 20,000 square feet of commercial space. When completed, the building's value will be near $16 million compared to the initial value of about $9 million.  

Emrico Properties — The council has approved financial aid for a roughly $16.1 million residential building at 629 S. Riverside Dr. Twelve of the 96 units will be geared toward workforce housing.  

316 Madison St. — The council has approved a height bonus to allow a 15-story 162,000-square-foot tower. The building would include on-site management, secure bicycle storage for more than 100 bikes, a rooftop patio and fully furnished units.  

Riverfront Crossings Park — Following the planned demolition of the wastewater treatment plant, city officials plan to transform the southwestern portion of the district into a community park with trail connections, a river outlook and possible arts center.  

Iowa River Development — Plans are being discussed for a five-story mixed-use building for property near the corner of Benton Street and Riverside Drive. The project would include a restaurant, commercial space and residential units.  

Benton and Dubuque streets proposal — Officials with Apartments Downtown have begun plans to build next to the historic Tate Arms Building — preserving the historic property while taking advantage of density bonuses. The project could include ground floor parking with upward of 20 units above, while the Tate Arms building would be converted into a residential duplex.