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Home My WebLink About07-06-2017 Planning and Zoning CommissionI Iowa City Planning & Zoning Commission Formal Meeting Thursday, July 6, 2017 7:00 PM Emma Harvat Hall - City Hall WOIL yI A -„Y'• R O T- I CTr e ..J4. 1 4W J� I •1PlS! , � r CC2 P%CI t c► Department of Neighborhood and�y� M Development services CITY OF iOWA CITY iw UNESCO CRY OF LITERATURE PLANNING AND ZONING COMMISSION Thursday, July 6, 2017 - 7:00 PM Formal Meeting Emma Harvat Hall Iowa City City Hall 410 E. Washington Street AGENDA: A. Call to Order C. Public Discussion of Any Item Not on the Agenda D. Comprehensive Plan Item A public hearing on an application for a Comprehensive Plan amendment to amend the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. (CPA16- 00005) E. Rezoning 1 Development Item Discussion of an application submitted by Arlington LC for a rezoning of approximately 1.59 acres from Medium Density Single -Family (RS-8) zone to Low Density Multi -Family (RM-12) zone and a preliminary plat of Stone Bridge Estates, Part Ten, a 22-lot, 7.9-acre residential subdivision located southeast of the intersection of Thames Drive and Huntington Drive.. (R EZ 17-00011 !SUB 17-00008 ) F. Consideration of Meeting Minutes: June 1, June 7 and June 15, 2017 G. Planning & Zoning Information H. Adjournment If you will need disability -related accommodations in order to participate in this meeting, please contact Bob Miklo, Urban Planning, at 319-356-5240 or at bob-miklo@iowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning & Zoning Commission Meetings Foetal: July 201 August 3 ( August 17 Informal: Scheduled as needed. r CITY OF IOWA CITY MEMORANDUM Date: June 30, 2017 To: Planning and Zoning Commission From: John Yapp Re: June 15 submittal from HBK Engineering re: North District Comprehensive Plan amendment At the June 15 Planning and Zoning Commission meeting, HBK Engineering submitted additional information to the Commission related to the North District Comprehensive Plan amendment application (see attached). This submittal was in response to questions the Commission had at previous meetings. The Commission asked for staff analysis/response to the submittal — Staff responses are in the same order as the HBK submittal. 1. Staff concurs with HBK's response regarding Low Income Housing Tax Credits 2. Staff concurs that as shown on the applicant's concept plan, the gas pumps are shown on the north side of the marketplace, with the marketplace and a wooded buffer in between the gas pumps and the Knollwood Land homes. HBK has noted the gas pumps would be approximately 300 feet away from the nearest residence, and the concept plan reflects a wooded buffer to the south of the proposed marketplace. Staff notes, however, that the concept plan is just a concept plan, and that a specific site design would need to be identified during a rezoning process. Staff has identified two questions for the Commission at the Comprehensive Plan stage related to the proposed gas station / marketplace: a. Is Highway/Neighborhood Commercial land use appropriate north of Knollwood Lane, south of the proposed new intersection with Dubuque St? b. If Highway/Neighborhood Commercial land use might be appropriate, what types of policies/goals should be incorporated into a Comprehensive Plan amendment to address concerns with proximity to Knollwood Lane residences? Staff suggests that goals might include a wooded buffer, addressing negative externalities such as outdoor speakers and lighting, ensuring headlights are screened, etc. 3. Regarding the wetlands determination, HBK reported at the June 15 Commission meeting that the Corps of Engineers had informally determined the majority of the wetlands on the property would be considered jurisdictional. HBK has submitted copies of Wetland Delineation and Threatened & Endangered Species Surveys (2014 and 2016) (attached). As HBK has noted in their submittal, once proposed impacts are known and any mitigation options are proposed, a permit application will need to be submitted to the Corps of Engineers. Staff adds that the wetlands will also be subject the Iowa City Sensitive Areas Ordinance, and any proposed disturbance to wetlands would need to be approved as part of a Sensitive Areas Rezoning. 4. Regarding stormwater management, HBK submitted a watershed map showing the number of acres in the `Idyllwild' watershed compared to the area within the watershed controlled by North Dubuque LLC. While this map is general, staff concurs with what it is depicting. HBK also submitted examples of the type of stormwater management the development team would like to pursue (wet swales, bioretention), and HBK verbally June 30, 2017 Page 2 noted they would also be pursuing under -parking -lot detention in addition to traditional stormwater detention. While HBK did not submit a graphic combining the sensitive areas map with a stormwater management plan, they did submit an exhibit titled `Comprehensive Plan Drainage Area Exhibit' which shows different areas of the development, and identifies the estimated storage volume of stormwater (in cubic feet) per area given the concept plan. Staff is aware that members of the North Dubuque LLC team have met with Idyllwild representatives. Staff can also confirm that the Stormwater Diversion project referenced in materials submitted by Idyllwild representatives is a funded project, and is expected to be designed this year (2017), and is expected to be constructed in 2018. 5. Regarding woodland preservation along Dubuque Street, the applicants have submitted copies of Wetland Delineation and Threatened & Endangered Species Surveys (2014 and 2016). These surveys include a general investigation of the woodlands. Staff recommended a Comprehensive Plan goal "To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque St must adhere to strict design guidelines imposed through a Conditional Zoning Agreement (CZA). Such design guidelines will address building fagade and materials, sign placement, setbacks from the street, screening and tree preservation." A question for the Commission is whether or not this goal is adequate. Staff notes that Comprehensive Plan goals are not regulatory in and of themselves, but they do provide guidance for subsequent rezoning applications — it is through conditional zoning agreements that the City may impose regulations above and beyond City Code to address public needs (often as identified in a Comprehensive Plan) created by the rezoning request. Regarding stormwater working together with natural areas, HBK identified some of the strategies they intend to pursue. Design of stormwater management systems would typically be done when more detailed development plans are being generated. Any conditions for stormwater management above and beyond Code requirements would typically be done at the rezoning stage. Regarding the types of design standards to be incorporated into a conditional zoning agreement, the applicant has provided examples of landscaping and building material standards. Staff concurs that these are examples of the type of design standards which would be incorporated into a CZA, although staff contemplates more specificity in some standards. In addition, staff contemplates standards that address other design -related concerns such as lighting and signage. 8. Regarding the proposed new intersection with Dubuque Street, the amount of grading required and the potential impact on natural features, the HBK notes that fill and a culvert will be required in the ravine along Laura Drive. HBK also notes correctly that approximately 80 feet of right of way will be necessary for the intersection, including travel lanes, turn lanes, sidewalk, and utilities. HBK states that North Dubuque LLC will consider the use of retaining walls to limit disturbance. June 30, 2017 Page 3 STAFF RECOMMENDATION (repeated from June 1 2017 staff report): Staff recommends approval of CPA18-00005 an addendum to the North District Plan, to: A. Adopt the land use map dated April 12, 2017 B. Adopt the Sensitive Areas Inventory dated April 5, 2017 C. Adopt the following goals: a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b. Housing Goal: Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. c. Commercial and Institutional Uses Goal: To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque St must adhere to strict design guidelines imposed through a Conditional Zoning Agreement (CZA). Such design guidelines will address building fagade and materials, sign placement, setbacks from the street, screening and tree preservation. d. Transportation Goal: Upon redevelopment of property west of Dubuque St and south of Interstate 80, access to Dubuque Street for south -bound traffic north of Foster Road may be allowed provided that the access point/ intersection is designed to accommodate anticipated traffic volumes from the developing area west of Dubuque St, south of Interstate 80. UTILITY I SOLUTIONS 'hb INFRASTRUCTURE I ENGINEERING DATE: June 15, 2017 TO: Planning & Zoning Commission FROM: Steve Long, HBK Engineering RE: Planning & Zoning Commission Questions from June 7, 2017 Meeting Planning & Zoning Commission members raised questions during the discussion about the Comprehensive Plan amendment for the Forest View development. The questions are below and the responses from North Dubuque, LLC, Earthview Environmental and HBK Engineering are included after each question. 1. Have the Low Income Housing Tax Credits (LIHTC) been secured? If not able to secure LIHTC funds then is there a backup plan? The LIHTC funds have not been secured. In order to secure the funds, the zoning must be in place and a letter of support from the City is needed that shows that the proposed use is consistent with the City's planning documents. The 4% LIHTC tax credit is automatic and has no practical limit to the award. The funds are not the competitive type that is most often used in Iowa where only about 1/3 of the applicants get an award each year. 2. Can the developers swap the location of the marketplace and the hotel along Dubuque Street? The proposed concept envisions the marketplace to be screened from the view of the residences to the south by nestling it into the terrain as low as possible and then using the natural terrain and existing trees to screen it from view. The south wall of the market will be constructed of natural materials and will have no windows. It will act as a privacy wall for sound and light, in addition to the large 120' to 150' natural setback from the properties to the south. City Code states that the nearest gas pump be placed 150' from the property line, if a residential zone is adjacent. The nearest gas pump will be approximately 300' from the property line. If the hotel was located where the marketplace is now proposed it may be more intrusive because the hotel will be higher than the marketplace. 3. When will the wetlands determination come back from USACOE? Earthview Environmental presented the wetlands delineation to the Corps of Engineers in March 2017 and they agreed with the delineation. The Corps informally let them know that they will take jurisdiction over all of the wetland areas with the exception of the small wetland to the northwest. They have asked the Corps of Engineers to finalize the determination. The process should take approximately 30 days. CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILI-Y 1 r NF ASTRUCT SOLUTIQNS NS ( �Jbk ENGINEERING Once the proposed impacts are known and they have gone through the process of avoiding, minimizing and mitigating options, a permit will be submitted to the Corps of Engineers. 4. Is there a way to combine the sensitive areas map with the stormwater management plan? Yes; however, the stormwater management plan is conceptual at this time because final uses have not been determined. The plan will be finalized once the comprehensive plan and rezoning process has been completed. City staff will work with the developers, Earthview Environmental and HBK Engineering to ensure that all City Codes are met and that the goal of low -impact development be achieved. See the attached drawing dated June 15, 2017 that shows the watershed from the Idyllwild study and the number of acres owned by North Dubuque, LLC that is within the watershed vs the number of acres that will be preserved. 5. Commission members would like more information about woodland preservation along Dubuque Street. Specifically, have any trees been surveyed? Earthview Environmental surveyed the wooded areas and characterized the vegetation species. They did not survey every tree as they are waiting to determine how much of the area will be impacted and preserved; this process will occur once the rezoning process has been completed and the subdivision process has begun. See the attached Wetland Delineation and Threatened & Endangered Species Survey dated February 2014 and the Wetland Delineation and Threatened & Endangered Species Survey dated July 2016. 6. Can stormwater control work together with maintaining natural areas? Earthview Environmental and HBK Engineering are working together to develop a stormwater management plan that is the least invasive, including using a variety of BMPs such as bioswales and staged retention areas. Underground detention within areas shown as parking lots on the concept plan will also be used to keep as much water as possible on each individual lot and lessen the disturbance of natural areas. Earthview, Environmental and HBK Engineering would be happy to take Commission members on a tour of local projects to highlight innovative practices that maintain natural areas or utilize stormwater management practices within required and depicted parking areas. CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTIliT" hbk lNFRASTRUCTURE SOLUTIONS ENGINEERING Wet swales with drop sl rt RUNOFF FROM . . STREET DRAINAGE PIPE INFILTRATION Bioretention cell schematic. CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA lhbk UTILVTY j INFRASTRUCTURE ' SOLUTIONS IENGINEERING 7. Any thoughts about design standards to be incorporated in the CZA? The development team and HBK Engineering have been reviewing and discussing design standards for nearly a year. The Forest View development will have uniform design guidelines that apply to every lot and every structure. The guidelines will be incorporated in to the CZA and will include landscaping standards, building material standards, and building articulation and fenestration standards. Below are examples of language that may be used in the CZA for landscaping and building material standards: Landscaping Standards i. Stormwater facilitles shall be designed as an integral part of the landscaping plan. ii. Building and parking area placement and provision of open space shall take into account and respond sensitively to the topography and environmental features on the site to the extent possible and as required according to the approved sensitive areas development plan. iii. Parking areas, loading ramps, utility areas, and similar vehicular use areas shall be effectively screened from public view. Screening shall be accomplished through the design incorporation of landscaping such as planting screens using both deciduous and evergreen tree and shrub species, the combination of which have year-round effectiveness; topography such as the natural or manmade grade differences; structural additions such as permanent walls; or other equally permanent and effective screening innovations. Any one or combination of screening methods may be used providing, however, the net result shall be complementary to the central landscape theme as well as effectively accomplish the concealment of the area in question. b. Building Material Standards Building facades shall be predominantly constructed of high quality exterior building materials, including window systems, brick, masonry, stone, stucco, colored and burnished concrete masonry units, architectural pre -cast panels, and architectural metal panels. Concrete panels with a veneer of brick or masonry may be approved provided the material gives the appearance of one or more of the high quality building materials listed above. Predominately is defined as at least 75 percent of the exterior of the entire building, but not necessarily of each building wall. Use of high quality building materials should be concentrated along building CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILI-Y hbk INFRASTRUCTURE SdIU?ICNS ENGINEERING walls that are visible from public streets and public areas or that contain public entrances. ii. Other lower quality or less durable exterior building materials, such as smooth -faced concrete block, unadorned tilt -up concrete panels, and EIFS do not qualify as quality building materials and should be limited. In no case shall EIFS be used within the first 8 feet above grade. Lower quality metal siding, such as that used for metal pole buildings, is not allowed. iii. Material and color changes should generally occur at a change of plane and at an inside comer. Material or color changes at the outside corners of structures that give the impression of veneer or artificiality of the material are not allowed. 8. Please discuss the road that intersects with Dubuque St and the amount of grading required and the impact on the natural features. Conceptual design of the new Forest View Road indicates that fill will be required in the ravine along Laura Drive for the construction of Forest View Drive. Options such as an open bottom culvert, retaining walls and steeper embankment slopes are being considered in order to reduce the impacts on the wetland. The extents of the impact cannot be determined at this time because final design will not begin until after the rezoning process has been completed. The intersection with Dubuque Street will require that an area approximately 80' wide for City ROW purposes will be graded to allow for the intersection, including turn lanes, sidewalks, utilities and sight distance requirements. North Dubuque, LLC will consider the use of retaining walls to limit the disturbance to the maximum extent practicable. CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA a / FJ� Xv, S : Endangered Species Survey Cole Property Wetland Delineation Iowa City, Iowa February, 2014 Prepared for February, 2014 EVE PROJECT #: ShiveCR-003 Prepared by: Chant Eicke Senior Environmental Scientist EarthView Environmental, Inc. 310 Second St. Coralville, Iowa 52241 Phone: 319-358-2542 Fax: 319-358-2562 Email: Chant@earthviewenvironmetal.com Table of Contents 1.0 Executive Summary......................................................................................................................................................................3 2.0 Wetlands.......................................................................... --- ' 2.1 Methodology 2.2 Existing Wetlands.....................................................................................................................................................................3 2.3 Wetland Determinations............................................................. ....----------- .------- 9 2.4 Wetland Functions and V 12 3.0 Threatened and Endangered Species.................................................................................................................................13 3.1 Methodology 13 3.2 Summary Description of Woodland Areas..................................................................................................................13 3.3 Federal Listed Threatened or Endangered Species.................................................................................................14 3.4 State Listed Threatened or Endangered 4.0 Wetland Regulatory Review 14 14 5.0 Conclusions...................................................................................................................................................................................16 6.0 References.....................................................................................................................................................................................17 Appendix A: Soil Map - Johnson County Soil Survey F�: Appendix B: USGS 7.5 Minute Quad Map - Iowa City West..............................................................................................14 AppendixC: Site Photos.................................................................................................................................................................20 Appendix D: State -Listed Threatened & Endangered Species ( Iowa DNR Natural Areas Inventory 2014) 27 Appendix E: DNR Environmental Review Letter..................................................................................................................28 Appendix F: Wetland Delineation Data Sheets......................................................................................................................29 1.0 Executive Summary EarthView Environmental Inc. (EVE) was contracted by Shive-Hattery Group, Inc. to complete a wetland delineation and preliminary threatened/endangered species survey within multiple contiguous parcels comprising 60 acres within Iowa City, Johnson County, Iowa (Figure 1). The site is located off of Laura Drive in Iowa City; township 79N, range 06W in sections 3 and 4. EVE delineated approximately 1.25 acres of forested floodplain and side -hill seep wetlands. Federal listed endangered Indiana bat (Myotis sodalis) habitat is present in large portions of the project area. Based or. current regulations and policies, the U.S. Army Corps of Engineers (USACE) shall determine which of these wetland areas are jurisdictional (regulated). Impacts to jurisdictional wetlands and other waters of the U.S. may need to be mitigated (replaced). Neither impacts, nor mitigation of wetlands or T & E are discussed in this report. Figure 1: Project Location 2.0 Wetlands N a z50 1,500 3.000 et 2.1 Methodology Field analysis was completed on 10/29/2013 and 10/30/2013 using the routine onsite determination method defined in the U.S. Army Corps of Engineers Wetland Delineation Manual (Environmental Laboratory, 1987) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual, Midwest Region (USACE, 2010). Delineation data points and boundaries were recorded across the site using a Trimble Geo-XH GPS unit. 2.2 Existing Wetlands A total of seven (7) wetlands were identified throughout the project area. Most of these wetlands are groundwater - fed through seeps occurring primarily in drainageway areas with shallow bedrock. Vegetation is moderate to low quality. All wetlands shown were delineated outside the growing season, in late October. While EVE is confident in the boundaries and d 2tO 4� t 4�h asc , ed F t�. ta9x56rtd+�ati raS c, e nuw r.Y'l. I ProAd area C wetland types, potential vegetation I ed t diversity and habitat may be present that were not evident at the time of delineation. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 3 EarthView Environmental, Inc. February, 2014 • Qh"b� � p C�aJ 1 ygo r0 NV � r 0 e _ W C O E� C as awvN c °0 • c. ,s r10 3C , y4, cr IL 3 w a o N N � d t _SIC. Q a d E m � a S ® U d W C C W; tv 0 v m � � 0 c a ',..I ... 3 b d r v� Figure 3: West Project Boundaries and Delineated Wetlands Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 5 EarthView Environmental, Inc. February, 2014 Figure 4: East Project Boundaries and Delineated Wetlands Feet - 10 200 400 600 Meters 0 50 100 1so .,.y SW RAMP CURV rr Ir ?ter.. � ��• � U�i Nit. Project Extent 11tV O Delineation Data Points Stream Channel Wetlands - 0 68 acre Contours 2R' a Potential T&E Habitat- 7.33va J inside project outside project „'; 9� �p14a'Gp' 0 t' rA g n c 11, Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 6 EarthView Environmental, Inc. February, 2014 2.3 Wetland Determinations Wetland C-1: Forested Seep 0.33 acre Data Point C-1 Photos 1-3(Appendix C) Location: Located in a narrow valley just to the east of Laura Drive, before the road curves to the west. High levels of saturation throughout the wetland, with areas of reduced soils within an inch of the soil surface, particularly along the northwestern portions of the wetland. High soil reduction, sulfur odor and hints at remnant -quality plant diversity in the northern parts of the wetland indicated that this was once a fairly high quality wetland. Dominant Vegetation: Reed canary grass is the dominant vegetation throughout the seep, although the presence of sensitive fern (Onoclea sensibilis) and boneset (Eupatorium perfoliatum) suggest high quality vegetation may have been present at an earlier time and that other higher quality species may be present during the growing season, Vegetation becomes noticeably less diverse at the southern end of the wetland where a storm drain outlet is located. Some of the dominant trees and shrubs are growing from higher spots due to disturbance or adjacent slope areas, which may explain some of the drier status indicators. Herbaceous Stratum: • Reed Canary Grass (Phalaris arundinacea) FACW • Creeping Charlie (Glechoma hederacea) FACU • Water pepper (Polygonum hydropiper) OBL Shrub Stratum: • Catalpa (Catalpa bignonioides) FACU • Gray dogwood (Cornusfoemina racemosa) FACW Tree Stratum: • Red elm (Ulmus rubra) FAC • Black walnut Uuglans nigra) FACU • Cottonwood (Populus deltoides) FAC Hydric Soil Indicator: 173: Depleted Matrix Hydrology: Till / bedrock was encountered at a depth of about 4 feet in the wetland areas. The slopes to the west bisects the bedrock/till (with sand), noted at a much shallower depth, which appears to be the source for the seepage. Water was noted coming out of the banks within the sand layer. The valley drains to a ditch leading to the Iowa River. Primary indicators include Al: Surface Water, A2: High Water Table, A3: Saturated in Upper 12", B9: Water -Stained Leaves, C3: Oxidized Rhizospheres, and Secondary indicator D2: Geomorphic Position. Adiacent Uplands: (Data Point CU) For the most part, wetland boundaries occur near the toe of steep side -slopes. Adjacent uplands are mostly oak -hickory -cherry dominated hardwood forests. Adjacent woodlands are dominated by native gooseberry (Ribes cynosbatz), blackberry (Rubus allegheniensis), many tree saplings, and/or invasive bush honeysuckle (Lonicera japonica). At this time in the season, clustered black snake root (Sanicula odorata) was the dominant herb in most areas. Uplands do not support hydrophytic vegetation, wetland soil indicators or wetland hydrology indicators in any areas due to steep slopes and well drained soils. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 7 EarthView Environmental, Inc. February, 2014 Wetland C-2: Forested Seep 0.05 acre Data Point C-2 Photos 4 & 5 (Appendix C) Location: This seep is located in the remains of a valley that was filled for roadway construction to the northeast. A gas pipeline is located in the valley and crosses through the wetland area. The surface is very disturbed and evidence of massive soil disturbance is present in the forms of humps and mounds throughout parts of the valley floor. Most of the area is saturated at the surface with iron staining in many areas. Dominant Vegetation: While forested, all trees that overhang the wetland are upland trees that are growing from the sides of the valley, consisting of white oak, cottonwoods, walnuts and catalpas. Vegetation is low quality as would be expected in a site with evidence of recent disturbance. Herbaceous Stratum: • Reed Canary Grass (Phalaris arundinacea) FACW Shrub Stratum: • Green ash (Fraxinus pennsylvanica lanceolota) FACW Hydric Soil Indicator: F3: Depleted Matrix HydroloU. The watershed for this wetland is very small and no stormwater outlets are evident in this area, indicating that the primary source of hydrology is from groundwater. This is consistent with how saturated the site is considering the previous months of drought. Primary indicators include A1: Surface Water, A2: High Water Table, A3: Saturated in Upper 12", C4: Presence of Reduced Iron; Secondary indicators D2: Geomorphic Position, and D5: FAC-Neutral Test. Adjacent Uplands: (Data Point CU) For the most part, wetland boundaries occur near the toe of steep side -slopes. Adjacent uplands are mostly oak -hickory -cherry dominated hardwood forests. Adjacent woodlands are dominated by native gooseberry (Ribes cynosbati), blackberry (Rebus allegheniensis), many tree saplings, and/or invasive bush honeysuckle (Lonicera japonica). At this time in the season, clustered black snake root (Sanicula odorata) was the dominant herb in most areas. Uplands do not support hydrophydc vegetation, wetland soil indicators or wetland hydrology indicators in any areas due to steep slopes and well drained soils. Wetland C-3: Floodplain Forest 0.3 acre Data Point C-3 Photo 15 (Appendix C) Location: To the south of the stormwater outlet into Wetland C-1, the narrow valley wetland becomes surface water dependent with a clear shift in vegetation. Downslope, and to the south, the wetland becomes drier as the stream channel that starts at the storm outlet becomes eradualiv more channelized. Wetland Delineation — Cole Property Wetland Delineation, Iowa City, Iowa Page 8 EarthView Environmental, Inc. February, 2014 Dominant Vegetation: Vegetation is of marginal quality and diversity and has likely become less hydrophytic in dominance due to two successive drought years. Herbaceous Stratum: • Creeping Charlie (Glechoma hederacea) FACU • Smooth goldenrod (SolidagogWantea) FACW Shrub Stratum: • Red elm (Ulmus rubra) FAC Tree Stratum: • Box elder (Acer negundo) FAC ric Soil Irdicator: F6: Redox Dark Surface Hydrology: Slightly channelized stream becomes more deeply incised to the south, drawing down wetland hydrology. Primary indicators include A2: High Water Table; and 139: Water -Stained Leaves; and Secondary indicators B10: Drainage Patterns, and D2: Geomorphic Position. Adjacent Uplands: (Data Point CU) For the most part, wetland boundaries occur near the toe of steep side -slopes. Adjacent uplands are mostly oak -hickory -cherry dominated hardwood forests. Adjacent woodlands are dominated by native gooseberry (Ribes cynosbati), blackberry (Rubus allegheniensis), many tree saplings, and/or invasive bush honeysuckle (Lonicera japonica). At this time in the season, clustered black snake root (Sanicula odorata) was the dominant herb in most areas. Uplands do not support hydrophytic vegetation, wetland soil indicators or wetland hydrology indicators in any areas due to steep slopes and well drained soils. Wetland C-4: Forested Seep 0.27 acre Data Point C-4 Photos 6 & 7 (Appendix C) Location: This wetland is a forested seep located in a narrow valley at the base of several drainageways. Parts of the wetland have been filled through sediment flows from a large head -cut occurring outside and to the east of the project boundary. The filled portions of what was originally part of this wetland are separated out and make up wetland C-S. Dominant Vegetation: Problematic vegetation in this area; no herbaceous vegetation was observed in the wetland area near the data point. This is likely due to multiple factors including the late timing of delineation and consistent high levels of saturation combined with heavy shade. The area is forested, but the canopy originates form sugar maples and white oaks growing well outside the wetland on the hillsides. To further clarify, the trees are on the uplands, but their canopy extends into the wetlands. Hydric Soil Indicator: F3: Depleted Matrix and F6: Redox Dark Surface Hydrology; Topographically, this wetland has a landscape position such that surface flow contributes to the wetland hydrology during rain run-off events. The hydrology is influenced by seeps as indicated by: • High levels of saturation and standing water present at the time of delineation in spite of the two previous seasons of drought. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 9 EarthView Environmental, Inc. February, 2014 Total normal rainfall for Iowa City for the 5 previous months is 20.65 inches. Actual recorded rainfall for this period was 11.82 inches; therefore, it is evident that surface water does not play a large role in maintaining the observed level of saturation in the wetland. The observed geologic feature of shallow bedrock outcropping of chert in the valley near data point C-7 indicates a likelihood of shallow groundwater flows in the area. Primary indicators for wetland hydrology include A2: High Water Table, A3: Saturated in Upper 12", B3: Drift Deposits, and secondary indicators B10: Drainage Patterns, and D2: Geomorphic Position. Adjacent Uplands (Data Point CU-2) Wetland boundaries generally occur at the toe of steep side -slopes. Oak -hickory dominated mature woodlands are present throughout the western portion of the project area, with a high presence of sugar maple (Ater saccharum) in woodlands near the wetland areas. Maple saplings make up a dominant portion of the shrub stratum along with invasive honeysuckle in areas near the forest edges. Due to the late season timing of the delineation, herbaceous cover was very sparse, dominated by creeping Charlie (Glechoma hederacea) and Virginia wild rye (Elymus virginicus). Poison ivy (Toxicodendron radicans negundo) is a dominant vine in some areas. No soil or hydrology indicators met Wetland C-5: Partially Filled Wet Prairie Seep 0.27 acre Data Point C-5, C-6 Photos 8-11 (Appendix C) Location: Contiguous with Wetland C-4, located primarily in a broader valley portion at the confluence of multiple drainageways. The wetland extends both to the east and to the south beyond the boundaries of the project area. Dominant Vegetation: Opportunistic species dominate the vegetation in this wetland, undoubtedly due to the disturbance of sediment influx. Adjacent wetland areas have much richer species diversity. Herbaceous Stratum: • Reed Canary Grass (Phalaris arundinacea) FACW • Water Pepper (Polygonum hydropiper) OBL Shrub Stratum: • Gray dogwood (Cornusfoemina racemosa) FACW Tree Stratum: • Elm (111mus americana) FACW Hydric Soil Indicator: 173: Depleted Matrix The soils are disturbed throughout this wetland area. Sedimentation from a severe head -cut occurring outside the project boundary is causing active filling of this wetland along with wetlands outside the project boundary. At data point C-5, approximately 19 inches of fill has occurred in this seep wetland. At the sedimentation boundary, organic debris (wood) is present, relict from the original surface. To the south, at data point C-6, only a few inches of sedimentation had occurred at the date of delineation. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 10 EarthView Environmental, Inc. February, 2014 Hydrology: Secondary indicators B10: Drainage Patterns, D2: Geomorphic Position, and DS: FAC- Neutral test indicate wetland hydrology in the upper reaches of this wetland, whereas lower reaches also include primary indicators A3: Saturated in Upper 12" and C3: Oxidized Rhizospheres. This wetland area is also topographically contiguous with Wetland C-4, which has had no sedimentation. Adjacent Uplands: (Data Point CU-2) Wetland boundaries generally occur at the toe of side -slopes and are estimated with professional judgment using topography and dominance of reed canary grass as indicators in areas where heavy sedimentation obscures original boundaries. Oak -hickory dominated mature woodlands are present throughout the western portion of the project area, with a high presence of sugar maple (Acer saccharum) in woodlands near the wetland areas. Maple saplings make up a dominant portion of the shrub stratum along with invasive honeysuckle in areas near the forest edges. Due to the late season timing of the delineation, herbaceous cover was very sparse, dominated by creeping Charlie (Glechoma hederacea) and Virginia wild rye (Elymus virginicus). Poison ivy (Toxicodendron rodicans negundo) is a dominant vine in some areas. No soil or hydrology indicators met. Wetland C-7: Forested Seep 0.02 acre Data Point C-7 Photo 13 (Appendix C) Location: Within a long and very narrow valley, a portion of the valley floor drainage slope is gradual enough for wetland indicators to develop. Dominant Vegetation: Problematic vegetation due to late timing of delineation combined with continuous saturation in an area of heavy shade. No vegetation apparent and heavy layer of decomposing leaf litter makes it difficult to determine residual vegetation during the growing season. Upland trees provide heavy shade over the wetland, including sugar maple, white oak and basswood. Hydric Soil Indicator: 173: Depleted Matrix Hydrology; Like Wetland C-4, the preponderance of continuous saturation indicates a groundwater fed wetland hydrology possibly supplemented by periodic surface water, though the continuous drainage slope indicates that surface water plays a minimal part. Primary indicators include Al: Surface water, A3: Saturated in Upper 12", B1:. Water Marks, 133: Drift Deposits, 138: Sparsely Vegetated Concave Surface and secondary indicators include B10: Drainage Patterns and D2: Geomorphic Position, Adjacent U Ip ands: (Data Point CU-2) Wetland boundaries generally occur at the toe of very steep side -slopes and where drainage slope steepens and hydric soil and hydrology indicators are lost. Oak -hickory dominated mature woodlands are present throughout the western portion of the project area, with a high presence of sugar maple (Acer saccharum) in woodlands near the wetland areas. Maple saplings make up a dominant portion of the shrub stratum along with invasive honeysuckle in areas near the forest edges. Due to the late season timing of the delineation, herbaceous cover was very sparse, dominated by creeping Charlie (Glechoma hederacea) and Virginia wild rye (Elymus virginkus). Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 11 EarthView Environmental, Inc. February, 2014 Poison ivy (Toxicodendron radicans negundo) is a dominant vine in some areas. No soil or hydrology indicators met Wetland C-8: Flatwoods Wetland 0.01 acre Data Point C-8 Photo 14 (Appendix C) Location: Centrally located in the western portion of the project area, this wetland is a small closed depression located within a larger drainageway connecting to Wetland C-4. Dominant Vegetation, Most of the area is hare ground, likely due to the late timing of delineation. Forest canopy overhangs from surrounding upland areas. Herbaceous Stratum: • Clearweed (Pilea pumila) FACW • Water pepper (Polygonum hydropiper) OBL • Virginia waterleaf (Hydrophyllum virginianum) FAC Hydric Soil Indicator: F3: Depleted Matrix H dy rology: Primary indicators include B8: Sparsely Vegetated Concave Surface, 139: Water -Stained Leaves and secondary indicators D2: Geomorphic Position and D5: FAG -Neutral Test. Adjacent Uplands: (Data Point CU-2) The immediately surrounding uplands are dominated by multi -flora rose (Rosa multiflora). Oak - hickory dominated mature woodlands are present throughout the western portion of the project area. Maple saplings make up a dominant portion of the shrub stratum along with invasive honeysuckle in areas near the forest edges. Due to the late season timing of the delineation, herbaceous cover was very sparse, dominated by creeping Charlie (Glechoma hederacea) and Virginia wild rye (Elymus virginicus). Poison ivy (Toxicodendron radicans negundo) is a dominant vine in some areas. No soil or hydrology indicators met. 2.4 Wetland Functions and Values Due to the presence of reed canary grass and the dominance of other moderate to low quality vegetation, the wetlands delineated are considered moderate to low quality wetlands (MnRAM, 2010). However, the predominance of a groundwater fed wetland hydrology and the nature and rarity of such wetlands in the area, these wetlands often receive special consideration. Appropriate functions and values for these wetlands is difficult to assess given the late timing of delineation (outside the growing season) and elevated potential for rare species given the rare nature of the wetland hydrology. The presence of sensitive fern also indicates an elevated potential for rare species. The following functions can be assumed to be present in all the delineated wetlands: • Flood/stormwater attenuation • Downstream water quality • Wildlife habitat For the groundwater fed wetlands (C-1, C-2, CA C-5, C-7), the function of vegetation diversity & integrity receive special consideration due to the nature of this type of wetland. To adequately Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 12 EarthView Environmental, Inc. February, 2014 assess the functions and value of these areas, detailed vegetation surveys would need to be conducted at multiple times during the growing season 3.1 Methodology Site surveys were conducted on October 29th and 30th of 2013. All project areas were walked or driven to identify locations of elevated diversity, remnant, or mature habitat. The non -wooded project areas were quickly identified as highly -developed, containing a mobile -home neighborhood, recreational facilities, and some stock -pile areas, with minimal possibility of rare species presence. Almost all woodlands within the project boundaries were identified as having potential for rare species due to their maturity and lack of evidence of recent disturbance. A general description of each woodland area and the predominant characteristics follows below. Many of the wetlands identified during field investigations are seeps: groundwater -fed. This type of wetland is uncommon in this part of Johnson County, and there is likelihood of rare species occurring in the seep wetland. Descriptions of wetland areas can be found in Section 2.3, above, and the delineation data sheets in Appendix F. Due to the timing of the delineation, a thorough investigation of herbaceous vegetation was not possible for this report. 3.2 Summary Description of Woodland Areas The forested upland areas on the east and west sides of the project area are distinct from one another and are each described in summary below. The eastern woodlands (identified as Potential T&E Habitat in Figure 4) are dominated by mature maples and black cherry trees (Prunus serotina) toward the center with some walnut (fuglans nigra), locust (Robinia pseudoacacia), sycamore (Platanus occidentalis), hackberry (Celtis occidentalis) and elm (Ulmus sp.) present. Many mature and large white oak (Quercus alba) and red oak (Quercus rubra) trees are present and are the dominant canopy along the north, northwestern, and western edges of this woodland. Mature shag bark hickories (Carya ovata) are present, scattered throughout, with a predominance of young hickories and sugar maples (Acersaccharum) along the eastern and southeastern edge of the woodland. Likely in part due to the late seasonality, the understory is fairly sparse throughout most of the woodlands, with some gooseberry (Ribessp.), bush honeysuckle (Lonicera japonica), coral berry (Symphoricarpos orbiculatus) and tree saplings present. Observed herbaceous vegetation includes clustered black snake root (Sanicula odorata), Joe pye weed (Eutrochium purpureum), and wild ginger (Asarum canadense). Several standing dead and live trees in this woodland have large open cavities in the trees (Photo 19, Appendix C). Woodlands on the western part of the project area (identified as Potential T&E Habitat in Figure 3) are very mature throughout with a large number of mature white oak trees (Photo 20, Appendix C), mature shag bark hickory trees (Photo 18), and many standing snags (Photo 19). The southeastern portion of the woodland is dominated by large white oaks and many sugar maples with the understory ranging from dense sugar maple saplings to almost barren. This lack of noted understory diversity is due to the thick white oak canopy and the late seasonal timing of field investigations. Large shagbark hickory, basswood (Tilia americana), and cherry trees are the dominant species of the canopy throughout the north, northwest, west and southwest portions of the woodland. Understory in these areas consists mostly of multiflora rose (Rosa multijlora), beggars lice (Aackelia virginiana), and poison ivy (Toxicodendron radicans), with a high component Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 13 EarthView Environmental, Inc. February, 2014 of invasive honeysuckle and invasive barberry towards the edges of the woodland. A large amount of windfall, or possibly machine -pushed -down trees are present along the westernmost edge, where some tree clearing appears to have occurred over the past decade, evident on historical aerial photography. The northeastern corner of this woodland appears to have been logged or otherwise disturbed; this area is dominated by early successional tree and shrub species not seen in any other parts of the western woodland areas. 3.3 Federal Lasted Threatened or Endangered Species EVE accessed and reviewed the U.S. Fish and Wildlife Service (USFWS) Threated and Endangered Species Website (U.S. Fish and Wildlife Service, 2013). Seven federally -listed endangered, threatened, candidate or proposed species are known to occur in Johnson County, Iowa including Myotis sodalis, Myotis septentrionalis, Sistrurus catenatus, Lampsflis higginsii, Lespedeza leptostachya, Platanthera leucophaea, and Platanthera praeclara (U.S. Fish and Wildlife Service, 2013). Of these species, habitat for the endangered Indiana Bat (Myotissodalis) and proposed endangered northern long-eared bat (Myotis septentrionalis) is present in all of the woodlands within the project boundaries. These woodland areas are labeled 'Potential ME Habitat" in Figures 2, 3, & 4. Foraging and roosting habitat for both of these bat species includes cracks and crevices in living or dead trees. In both woodland areas, there are many mature shagbark hickory trees (Photo 19, Appendix C, known roosting habitat specifically for Myotis sodalis), along with many large white oaks with creviced bark, and standing dead snags which all represent potential maternity habitat for both species. The protected bald eagle (Haliaeetus leucocephalus) could be present in this area due to proximity with the Iowa River; however, no nests were noted or are currently known to be present in the project area. 3.4 State Listed Threatened or Endangered EVE accessed the Iowa Department of Natural Resources (IDNR)Natural Areas Inventory website on 1/25/2014; thirty-one (31) state -listed threatened or endangered species are known to occur in Johnson County. Of these, habitat is potentially present for six (6) species, however, no individuals were identified by EVE or are otherwise known to exist within the project area. See Appendix D for a comprehensive list of species preliminary analysis of potential presence of species or habitat. Preliminary research was first completed in October, 2013 to determine potential for threatened or endangered species in the project vicinity. Notification of proposed activities was sent to the IDNR on 10/22/2013, with correspondence received on 10/30/2013 (Appendix E). After determining potential species of interest, field analysis of on -site land habitat was completed by EVE on the dates of 10/29/2013 and 10/30/2013. a / ► 1 The USACE regulates the discharge of dredged or fill materials into all regulated waters of the United States, including wetlands, as outlined in Section 404 of the Clean Water Act (USAEWES Environmental Laboratory, 1987). If your project includes impacting wetlands, it will require permits from the USACE and the IDNR prior to beginning work. If the planned development Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 14 EarthView Environmental, Inc. February, 2014 proposes to impact jurisdictional wetlands, wetland mitigation may be required. The process involves researching options to determine if wetlands can be avoided and/or minimized (alternatives analysis). For mitigation, a wetland scientist works with the engineer to determine if mitigation can be completed orsite, offsite or if wetland banking credits are available. Once a site has been chosen, a wetland mitigation plan is developed and submitted to the USACE with the Joint Permit Application (Section 404). Depending on the amount of wetland impacts, a permit can take anywhere from 45 to 120 days once the plan is submitted to the Corps and the Iowa Department of Natural Resources. In general, there are two types of permits as described below: Nationwide Permits, A nationwide permit is generally the simplest form of the 404 permits. A wetland fill of 1/2 acre or less is permitted under a Nationwide Permit. This permit also requires preconstruction notification to the Corps for impacts of as little as 1/10 of an acre. Generally, this permit takes 30 to 45 days to obtain. Individual Permits: An individual permit requires a full public interest review. A Public Notice is distributed to all known interested persons. After evaluating comments and information is received, a final decision on the application is made. The permit decision is generally based on the outcome of a public interest balancing process in which the benefits of the project are balanced against the detriments. In addition, an alternative analysis is required to demonstrate that options were considered for all practicable alternatives to first avoid and then minimize wetland impacts. A permit will be granted unless the proposal is found to be contrary to the public interest. Processing time usually takes 90 to 120 days unless a public hearing is required or other issues arise. According to the wetland mitigation rules, administered by the EPA and the USACE, permit applicants must demonstrate to the regulatory agency that reasonable efforts, to avoid and minimize impacts to wetlands, have been made in the design and construction plans. Having taken the first two steps, applicants then must provide a plan for compensation, usually through mitigation, for unavoidable impacts. Note: purchasing credits from a wetland bank is the preferred method, however other methods, such as on -site mitigation (permittee responsible) are allowed. Guidelines from the Rock Island Corps of Engineers are suggesting the following mitigation ratios: 1. For Emergent Wetlands with low/moderate quality (defined as being Farmed Wetland or wetland dominated by alien, invasive species such as Reed Canary Grass (Phalaris arundinacea) or Purple Loose Strife (Lythrum salicaria)); and for open water, the Standard Minimum Mitigation Ratio shall be 1.5 :1. 2. For Emergent Wetlands with high quality (defined as wetlands dominated by native wet prairie species, sedge meadows, etc.), the Standard Minimum Mitigation Ratio shall be 2.5: 1. 3. For Forested Wetlands (defined as having greater than 50% aerial cover of trees in recent aerial photos), the Standard Minimum Mitigation Ratio shall be 2.5: 1. It was decided that this ratio should increase in the case of a prime forest (oak savannah, mature hardwood forest, etc.). 4. For difficult/impossible to create wetlands such as bogs, fens, and seeps, it was determined the Standard Minimum Mitigation Ratio shall be 10: 1 Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 15 EarthView Environmental, Inc. February, 2014 EarthView Environmental delineated 1.25 acres of wetlands within the project boundaries, including 0.67 acre of forested seep wetlands, 0.27 acre non -forested seep wetlands, 0.01 acre flatwoods wetlands and 0.3 acre forest floodplain wetlands. The U.S. Army Corps of Engineers may determine that all, or parts of, the 1.25 acres of wetland areas are jurisdictional and therefore regulated. Before any construction activities begin in these wetland areas, consultation with the U.S. Army Corps of Engineers and the Iowa Department of Natural Resources is strongly recommended. The woodlands present in the project area are of a maturity and quality to be considered remnant (pre -settlement woodland). Because the woodlands have not been significantly disturbed, based on 1930 to present aerial photography, native species, diversity and size, these areas have a moderate to high potential for the presence of threatened or endangered species. Before any construction activities begin in the woodland areas identified as 'Potential ME Habitat' in this report, consultation with the Iowa Department of Natural Resources and the U.S. Fish & Wildlife Service is strongly recommended. Since the field survey was completed outside the growing season, it is the recommendation of EarthView Environmental that both the mature forested upland areas and groundwater -fed wetlands be inventoried for protected species during the growing season when such species may be observed. This report has been prepared for the exclusive use of our client and for specific application to the project discussed. To the best of my knowledge the above statements, attachments, including those labeled and identified as enclosures, and all conclusions are true, accurate, and based on current environmental principles and science. No warranties, either expressed or implied, are intended or made. In the event that changes in the nature, design or location of the project as shown are planned, the conclusions and recommendations contained on this form shall not be considered valid unless EarthView Environmental, Inc, reviews the changes and either verifies or modifies the conclusions of this form in writing. This report has been prepared by. 2,/14f2014 Chant Eicke Date Senior Environmental Scientist EarthView Environmental, Inc. Wetland Delineation — Cole Property Wetland Delineation, Iowa City, Iowa Page 16 EarthView Environmental, Inc. February, 2014 6.0 References Iowa Department of Natural Resources, Threatened and Endangered Species List Accessed July 2013. h»;f/programsiowadnrgovfnaturalareasinventoryfpgg "`RgnDistinctSpeciesBy ounlyasnx?CountylD-96. MnRAM, 2010. Minnesota Routine Assessment Method (MnRAM) for Evaluating Wetland Function, Version 3.4. Minnesota Board of Water & Soil Resources. USAEWES Environmental Laboratory, 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y- 87-1. U. S. Army Corps of Engineers (USAGE), 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Midwest Region. ERDCfEL TR-08-27. Vicksburg, MS: U.S. Army Engineer Research and Development Center, U.S. Fish and Wildlife Service, Federally Threatened Endangered, Proposed and Candidate Species. Accessed December 2013.http://wwwfwsgovfmidwest/endangered/lists/iowa CM.html Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 17 EarthView Environmental, Inc. February, 2014 Appendix A: Soil Map - Johnson County Soil Survey Feet �`. 1a3o3 183C2 . 1896 Meters �� 0 50 100 150 10303 183E 1038 183E8 t i Leaeed / sm ® Protect E dent Digital Soils Map J ti-,{ l✓� .j yAetlarWa Nyddo Soil Key 1 Potential T&E Habitat O Hydna ia3 �.rwun new�ar National Welland Inventory Incluwons R. VaInde Illl E tal, Inc...- O Not Hy*, 32D III SOILNAME Texture SMS FAYETTE. SICL 163E3 FAYETTE SIL 163E FAYETTE SIL 163E FAYETTE SIL 163C2 FAYETTE SIL 163C2 FAYETTE SIL 163D2 FAYETTE SIL 163D2 FAYETTE SICL 163D3 FAYETTE SICL 163D3 FAYETTE SIL 163E FAYETTE SIL 163E e SOIL NAME Texture SMS FAYETTE SIL 163G FAYETTE SIL 163G LAWLER 32-40" TO S&G L 226 ARENZVILLE SIL 320 LAWSON SIL 484 COPPOCK SIL 520 NODAWAY-ARENZVILLE SIL SIL 729B BERTRAND SIL 793 ROWLEY SIL 826 PERKS -SPILL COMPLEX SL 1315 Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 18 EarthView Environmental, Inc. February, 2014 � Y63F N IWF =I Omni i� po d tU .I.a LM h N M� 1�1 •A�iy PC Appendix C: Site Photos Photo 1: Forested Seep C-1 Data Point C-1 10/23/2013 Photo 2: Forested Seep C-1 10/23/2013 Sensitive Fern. Photo 3: Forested Seep C-1 10/23/2013 Stormwater outlet into the southwestern part of Wetland C-1. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 20 EarthView Environmental, Inc. February, 2014 Photo 4: Forested Seep C-2 Data Point C-2 10/23/2013 Taken looking down the gas pipeline corridor, to the west. Photo 5: Forested Seep C-2 Data Point C-2 10/23/2013 Iron Staining within the gas pipeline corridor. Photo 6: Forested Seep C-4 Data Point C-4 10-28-2013 Looking up the draw, out of the wetland area to the north. White line shows approximate boundary of wetland. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 21 EarthView Environmental, Inc. February, 2014 Photo 7: Forested Seep C-4 Data Point C-4 10-28-2013 Looking down the draw, to the south. Photo 8: Wet Prairie Seep C-5 Data Point C-5 & C-6 10/28/2013 Taken looking up the drainage, to the north. Photo 9: Wet Prairie Seep C-5 Data Point C-5 10-28-2013 Soil probe shows recent fill above depleted matrix with organic (wood) debris at the boundary. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 22 EarthView Environmental, Inc. February, 2014 Photo 10: Head Cut 10/28/2013 20-foot deep head cut causing active sedimentation into Wetland C-4 & C-5. Photo 11: Boundary of Sediment Fill 10-28-2013 Wetland C-4 to the left has much richer diversity than contiguous area with sediment deposition (Wetland C-5). Photo 12: Bedrock/Chert Outcrop 10/28/2013 Located in the drainage between Wetiand C-7 and CA Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 23 EarthView Environmental, Inc. February, 2014 Photo 13:Forested Seep C-7 Data Point C-7 10-28-2013 Looldng up the draw, to the west. Photo 14: Flatwoods Wetland C-8 Data Point C-8 10/28/2013 White line shows approximate boundary of this closed depression wetland. Photo 15: Floodplain Forest C-3 Data Point C-3 10-23-2013 Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 24 EarthView Environmental, Inc. February, 2014 Photo 16: Upland CU Data Point CU 10/23/2013 Eastern woodland area. Photo 17: Upland CU-2 Data Point CU-2 10-28-2013 Western woodland area. Photo 18: Indiana Bat Habitat 10-28-2013 One of many shagbark hickory trees with peeling bark. Wetland Delineation — Cole Property Wetland Delineation, Iowa City, Iowa Page 25 EarthView Environmental, Inc. February, 2014 Photo 19: Barn Owl Habitat 10/23/2013 Large opening in a dead tree in the eastern woodland area. Photo 20: Remnant Woodlands 10-28-2013 All large trees in this photo are white oaks ranging from approximately 18 to 36 inches dbh. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 26 EarthView Environmental, Inc. February, 2014 Appendix,; D: State -Listed Threatened & Endangered Species iowa UNH Natural Areas Inventory 2014 State Federal Is habitat or species likely or known to be present in Common Scientific Name Class Status Status project site? id Eagle Halmeetus BIRDS S Protected Maybe present, though no known nests are in the project area leucocephalus m Owl Tyto alba BIRDS E May be present: 'living and dead trees with large cavities present rthern Harder Circus cyaneus BIRDS E in eastern woodland areas. (Photo 19, Appendix C) Not likely to be present: lack of habitat !ckled Madtom Noturus noctumus FISH E Not likely to be present: lack of habitat ingethroat Darter Etheostoma FISH T Not likely to be present: lack of habitat spectabile tterfly Mussel Eilipsaria Imeolata FRESHWATER T No habitat. MUSSELS Leper mussel Strophitus FRESHWATER T No habitat. undulates MUSSELS Pocketbook Potamilus capax FRESHWATER E No habitat ssel MUSSELS gin's-eye Pearly Lampsihs higginsii FRESHWATER E E No habitat ssel MUSSELS tolgrip mussel Tntogoma FRESHWATER E No habitat. verrucosa MUSSELS ple Wartyback Cyclonafas FRESHWATER T No habitat. ssle tuberculate MUSSELS ind Pigtoe mussel Pleurobema FRESHWATER E E No habitat. sintoxia MUSSELS epnose mussel Plethobasus FRESHWATER E C No habitat. cyphyus MUSSELS :ow Sandsbell Lampsilis teres FRESHWATER E No habitat. MUSSELS sus Skipper Problema byssux INSECTS T Not likely to be present: lack of habitat iana Bat Myons sodahs MAMMALS E May be present. Woodland habitat present (Photo 18, Appendix tied Skunk Spilogale putorius MAMMALS E Not likely to be present: lack of habitat. tern Prairie Platanthera PLANTS (DICOTS) E T Not likely to be present: lack of habitat tiled Orchid leucophaea Green Orchid Platanthera flava PLANTS (DICOTS) E Not likely to be present due to lack of undisturbed moist prairies, sedge meadows or other remnant wetland 'sap Monotropa PLANTS (DICOTS) T May be present Woodland habitat potential, hypopithys t Milkwort Polygala incarnata PLANTS (DICO1 S) T Not likely to be present: lack of habitat ,button Aster Asterdumosus PLANTS (DICOTS) E Not likely to be present: lack of habitat. deaf Meadowrue Thalictrum PLANTS (DICOTS) E Not likely to be present: lack of habitat revolutum fly Milkweed Asclepias PLANTS (DICOTS) T Not likely to be present: lack of habitat lanuginosa I Ladies' -tresses Spiranthes ovahs PLANTS T May be present. Woodland habitat potential. (MONOCOTS) wy Lady's Slipper Cypnpedium PLANTS T May be present. Forested wetland habitat potential. reginae (MONOCOTS) der Ladies'- Spirantbes latex PLANTS T Maybe present Woodland habitat potential. ses (MONOCOTS) -leaved Panic Dichanthelium PLANTS T Not likely to be present: lack of habitat :s linearifolium (MONOCOTS) and Pine Lycopodium PLANTS E May be present. Woodland habitat potential. elavatum (PTERIODOPHYTES) Fern Gymnocarpium PLANTS T Not likely to be present: lack of habitat dryopteris (PTERIODOPHYTES) ding's Turtle Emydoidea REPTILES T Not likely to be present: lack of habitat blandingii mon Musk Turtle Sternotherus REPTILES T No habitat, cdorams sasauga Sistrurus catenatus REPTILES E Not likely to be present: lack of habitat lesnake ite Box Turtle Terrapene ornata REPTILES T No habitat i Wetland Delineation — Cole Property Wetland Delineation, Iowa City, Iowa Page 27 EarthView Environmental, Inc. February, 2014 Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 28 EarthView Environmental, Inc. February, 2014 STATE OF I (3WA TERRY E. BRAwsrAD,'GOVERNOR DEPARTMENT OF NATURAL RESOURCES KIM REVNou)s, LT. GOVERNOR CHUCK GIPP, DIRECTOR October 30, 2013 Earthview Environmental, Inc. Attn: Judith Joyce 310 Second Street Coralville, IA 52241 RE: Environmental Review for Natural Resources Cole and Am Parcel Development Iowa City Johnson County Section 3&4, Township 79N, Range 6W Dear Ms. Joyce, Thank you for inviting Department comment on the impact of this project Although Johnson County is not included in Iowa's Guidelines, for Protection of Indiana Bat Summer Habitat, the Indiana bat (Myotis sodalis), a state- and federally -endangered species, has the potential to inhabit this area of the state and may occur in the areaa of this project If you have not already done so, you are encouraged to contact the U.S. Fish and Wildlife Service regarding this project. The Rock Island Field Office may be reached at (309) 757-5800 or 1511 47th Ave. Moline, IL, 61265-7022. The Department has searched for records of rare species and significant natural communities in the project area and found no site -specific records that would be impacted by this project However, these records and data are not the result of thorough field surveys. If listed species or rare communities are found during the planning or construction phases, additional studies and/or mitigation may be requited. If the construction plans change, the Department should be contacted for another review. This letter is a record of review for protected species, rare natural communities, state lands and waters in the project area, including review by personnel representing state parks, preserves, recreation areas, fisheries and wildlife but does not include comment from the Environmental Services Division of this Department. This letter does not constitute a permit. Other permits may be required from the Department or other state or federal agencies before work begins on this project. If you have questions about this letter or require further information, please contact me at (515) 281- 8967. 502 EAST 9th STREET / DES MOINES, IOWA 5D319-0034 PHONE 515.281-5918 FAX 515-281-6794 www.iowadnr.gov Environfinental Specialist Conservation and Recreation Division Enclosure FII.E COPY: KeWPade r�s�wn CC: U.S. Fish and Wildlife Service, Rock Island Field Office, 1511 47" Ave.., Moline, IL 61265-7022 (w/o enclosure) 4.y Q E E m in .✓ d d m O a N O 01 g v d C i "� 'n d m II 3 =� m yL„ O Ir7 pWp++ n o E .. E .°�' =' = E o f �� 6y—c d,E'+Gma 'm E tma omimu mm3'� bE m o d « a L+^� E o a€ = m v m n d m 3 m e m a m a o = E go w N d G m 'd' o 6 m ry a« c a 1O m m m w Y d m d te ¢p A a o o v c Z .-� y c m w d TIC IZ G D 'C 4 5� E C} m m x 4i Ir ram � « �o �i m r • • yam- `o o W a c « 0 1= a $ M ? c m o L y m E c E n $ E c u .d 2 _ O } m ya .mf iNii �. D tl w tl S m W� m b! m m N v o x m m yc `m i c n�s a m m m my rz a� E m m ovi � ryry W "IE m � �` c m ,n m •i c E m o a a« c O a'6 E` m a.°-Nm� o�,yo c.gy� .D. �m mmP vy •ai y1°'".m. `ov,�"+ m �=gs� a�dm 3 T�ii Gc.4 ms mcd� Yy sEm c m c� p ��.!a«m w� c i cm� m•Ws °IR 0- f 4Epo E w m—m «m ED tpum mn " a ,2 «c v a nw m R E Y t n w Ps .a o E =.aco mdA"o c°E.cdc E"�=�o � a_�� E E `u « s m y F m Q ? �.yts d m a d .' Y• _m +' z m .m. P' ,w G i 'g m e ti 'C 9 m �t m`mL m` .C°«c!a 0-6 a_wm "usw° ®3°' d�u°�Et°J=�°w m L yaj > i E L m E m L n n p E O o ? m m 77 m o p 'a o VN O O N -- N ii{ G Om"m't o m m c o$ ano� d E L m u m qj tote ate 35 - � : y +. u S', C c` N �.°. N m < w M O n T L_ p N Y 1r ' 3f m v '° u c u= zc�omyx 2t U O N w�i Y m m N d -p mN M `G Yju •r. O E N L �• �°� C m m i II E=do U 4 Appendix F: Wetland Delineation Data Sheets Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 29 EarthView Environmental, Inc. February, 2014 Wetland Determination Data Form - Midwest Region - ProjecVSte: ShiveCR-003 Cole Property Wetland Delineation City/County: Johnson Date: 10/24/2013 pp ican ner: Strive -flattery State: IA Sample Point: — — C-1 — Investigator(s): EarthView Environmental Inc. (C.Eicke, R. Stamer) Section, Township, Range: Section 3, Township 79N, Range 06W Landform (mislope, terrace, eta):valley, drainageway Local relief (concave, convex, none): concave Slope (%) 0-2% Lalttude(dd); 41.6836000825 Longitude(dd)_-91.539283,4615 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: 163G Fayette silt loam Are climatic t hydrologic conditions on the site typical for this time of year? Yes h]i No E] (If no: explain in Remarks.) Are Vegetation Soil or Hydrology significantly disturbed? Are "Normal Circumstances" present? IW] No 0 Are Vegetation ❑ Soil i] or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks - Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? R Hydre Soil present? Is the Sampled Area Wetland W Welland Type within a Wetland? Non -Wetland El (seep) Remarks: Wetland Hydrology present? ® Data point taken in a noted "drier" portion of the wetland. For adjacent uplands, see data point "CU". Vegetation Absolute Dominant Tree Stratum: Plot am, Soft radius Common Name % Cover Species? Status ' Dominance Test worksheet: 1 Ulmus rub — bra Red elm, slippery elm 50 I YES FAC Number of Dominant Species 2 Juglans nigra Black walnut 30 1 YES FACU That Are DEL, FACW, OR FAC: 5 (A) — Total Number of Dominant 3 Populus detoides Cottonwood 30 J YES i FAC 1 Species Across All Strata: C. A 4. ;---_—__.__.__..- _ —.l �� Quercusvelutina :Black oak 15 NO I UPL 5 CATALPA BIGNONIOIDES �Commoncatalpa 10 � O FACU (That Are OBL FACW Percent of Dominant Species 63% (A18) Sapling/Shrub Stratum: Plot 3'. 1 FCATALPA BIGNONIOIDES 2 i Comus foemina racemosa 3 Acer sacchadnum q Fratinus pennsylvanica lanceolal 5. ISambucus canadensis Herbaceous Stratum: PMam 1 iPHALARISARUNDINACEA 2. GLECHOMA HEDERACEA 3 Polygonum hydropiper q Plea pumila i 6. I 7i 4. 0. 15/t radius —135 = T&W Corer Common Name — 5 YES 5 YES 2 —NO NO 2 O 5n radius Common Name 16 -Tmei corer Reed canary grass iooi YES Creeping Charlie, ground iv YES Water pepper YES Prevalence Index worksheet: Total %Cover of: Multiply by: OBL species: 60 _ x 1 60 FACW species- _ 151 — x 2 _ 302 FAC species: 80 x 3 240 FACU species: 125 x 4 600 UPL species: 15 x 5 75 Column Totals: 431 (A) 1177 (a Prevalence Index =B/A= 273 Hydrophytic Vegetation Indicators: ® Dominance Testis >50% ® Prevalence Index is 13.0' ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ Problematic Hydrophytic Vegetation' (Explain) Vine Stratum: Pia s. 3MMIUS Common Name 280 -To lC.m ' 'Indicators of hydnc soil and wetland hydrology must be present, unless disturbed or problematic 2' �I ° Hydrophytic Vegetation Yes ❑� Remarks. (Include photo numbers here or on a separate sheet) o = Twat cover i Present? No In the southern portion of this seep wetland (where the data point was taken) vegetation Is less hydrophytic, whereas northern portions of the seep have much wetter vegetation, including noted sensitive fern (Onoclea sensibilis) and boneset (Eupatorium perfoliatum). US Army Corps of Engineers EarthView Environmental Inc Midwest Region Soils Sample Point Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators ) Depth I --- -Metmc (inches) Color (moist) % Color (moist) % Type. Loc- Texture Remarks 0-2 5YR 416 sil mottles smeared with soil, giving red dra. 2-12 10YR SH 5YR 6/6 PL 'Type: C=Concentration, EK-=Dc? t i •r, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 'Location: PL=Pore LmEng, M=Matrix Hydnc Soil Indicators: ❑Histosol (Al) ❑ Histic Epipedon (A2) ❑ Black Histic (A3) ❑ Hydrogen Sulfide (A4) (Stratified Layers (A5) C2 cm Muck (A10) ❑Depleted Below Dark Surface (All) ❑Thick Dark Surface (Al2) ❑Sandy Mucky Mineral (S1) ❑ 5 cm Mucky Peat or Peat (S3) ❑ Sandy Gleyed Matrix (S4) ❑Sandy Redox (S5) ❑Stripped Matra (S6) ❑Loamy Mucky Mineral(F1) ❑Loamy Gleyed Matra (F2) ®Depleted Matrix (F3) ❑ Redox Dark Surface (F6) Depleted Dark Surface (F7) ❑ Redox Depressions (F8) Restrictive Layer (if observed): Type: Depth (inches): Indicators for Problematic Hydnc Soils' ❑Coast Prairie Redox (A16) ❑ Iron -Manganese Masses (F12) ❑Other (Explain in Remarks) °Indicators of hydrophytic vegetation and wetland hydrology must be present. unless disturbed or problematic. G-1 Hydnc Soil Present? Yea No ❑ Soil Remarks: _................_ Wetter portions of the seep are highly reduced to within a few Inches of the surface, with a hydrogen sulfide smell (A4). Till at around 4-foot depth. Hydrology Wetland Hydrology Indicators Primary Indicators (minimum of one is required check all that apply) Secondary Indicators (minimum of two required) W Surface Water (Al) Cyr Water -Stained leaves (Bg) ❑Surface Soil Cracks (BB) ❑y High Water Table (A2) ❑Aquatic Fauna (1313) ❑ Drainage Patterns (1310) [y*JSaturated in Upper 12" (A3) ❑True Aquatic Plants (1314) ❑ Dry -Season Water Table (C2) []Water Marks (61) ❑y Hydrogen Sulfide Odor (C1) ❑Crayfish Burrows (C8) ❑ Sediment Deposits (B2) ❑y Oxidized Rhizospheres on Living Roots (C3) ❑ Saturation Visible on Aerial Imagery (C9) ❑Drift Deposits (133) ❑Presence of Reduced Iron (C4) []Stunted or Stressed Plants (D1) ❑Algal Mat or Crust (B4) ❑Recent Iron Reduction in Tilled Soils (CO) Cy Geomorphic Position (D2) ❑ Iron Deposits (85) ❑Thin Muck Surface (C7) ❑ FAC-Neutral Test (135) ❑ Inundation Visible on Aerial Imagery (B7 ❑Gauge or Well Data (D9) [-]Sparsely Vegetated Concave Surface (68) ❑Other (Explain in Remarks) Field Observations: Surface Water Present Yes 9 No ❑ Depth (inches) 0-3 Water Table Present? Yes © No ❑ Depth (Inches): 0 Wetland Hydrology Present? Yes y❑ Saturation Presento Yes ® No ❑ Depth (inches) 0 No ❑ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available Hydrology Remarks: Majority of wetland hydrology is due to seepage through a porous sandy loam layer above an impervious till layer varying In depth on side slopes. In the wetland, till Is encountered at around a 4-foot depth. Surface saturation is present in the majority of the wetland, specifically the northern parts, and likely remains saturated during all seasons. Iron staining on water surface in many areas. US Army Corps of Engineers EarthView Environmental Inc. Midwest Region ---Wetland Determination Data Form - Midwest Region- Project/Site. ShiveCR-003 Cole Property Weiland Delineation City/County: Johnson Date, 10t24l2013 Applicant/Owner Shive-Hattery State Iowa Sample Point' C_2 Investigator(s) : EarthView Environmental Inc. (C.Eicke, R. Starner) Section, Township, Range" Section 3, Township 79N, Range 06W Landform (ha.slope, terrace, etc.). drainage Local relief (concave, convex, none): concave Slope (%) 0-2% Latftude(dd). 41.6847134435 Longdude(dd). -91.5394629408 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name. 163G Fayette silt loam Are climatic i hydrologic conditions on the site typical for this time of year? Are Vegetation ❑ Soil W or Hydrology ❑ significantly disturbed' Are Vegetation ❑ Soil ❑ or Hydrology ❑ naturally problematic' Yes © No (If no, exp!an in Remarks.) Are "Normal Circumstances" present? ❑� No ❑ (If needed, explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? R Is the Sampled Area Wetland ® Wetland Type Hydric Soil present? ® forested (seep) Remarks- Wetland Hydrology present? O within a Wetland? Hon -Wetland ❑ Groundwater fed, this wetland area has a gas pipeline beneath and shows signs of significant surface disturbance. This area was separated from other seep wetland areas due to the disturbance. Connected to wetland C-1 via culvert & dramageway. For adjacent uplands, see data point "CU". Vegetation Absolute Dominant Tree Stratum: mww l so mint Common Name % Corer Species? Status j Dominance Test worksheet: ,Ouerous alba white oak r.�� 1. , 0 I FACU Number of Dominant , OR Fs 2 (Populus deftoitles ''Cottonwood 0 w� FAC That Are OBL, FACW, OR FAC- z _ (A) 3 IJuglans nigra Blade walnut D ! FACU Total Number of Dominant Species Across All Strata- 2 (B) q-ICAT LA PA BIGNONIOIDES�Common catalpa U ir ui FACU Th Are 5 Percent of Dominant Species a Sapling/Shrub Stratum: Pax ave- tar radm=TMi Cover s Common Name -- -- 1. IFraxlnus pennsylvanica lanceolata 1 Green ash I FACW 2 FHAMNUS CATHARTICA Common buckthom NO FAC 3. _..... _. 0.��,—� 4. 1 0 5, Herbaceous Stratum: Plot on 1 IPHALARIS ARUNDINACEA 2 1Bidens frondosa i 3 Solidego canadensls q Polygonum hydropiper 5 Teucrium canadense 6 GLECHOMAHEDERACEA 8 I'.Solidago gigantea 9. I snradms Common Name [Read canary grass pepper an germander ng Charlie, ground iv h goldenrod e =Total Co r 100 15 15 15 10 10 5 0 0 0 at OBL, FACW, or FAC 100% (A/B) Prevelance Index worksheet Total %Cover of Multiply by OBL species: _ 15 x 1 15 FACW species: 135 x 2 s270 FAC species i x 3 3 FACU species: 25 x4 100 UPL species: 0 x 5 0 �(B Column Totals. 176 (A) 388 Prevalence Index = B/A = 2.20 Hydrophytic Vegetation Indicators: ® Dominance Testis >50% © Prevalence Index is s3 0' Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ Problematic Hydrophytic Vegetation' (Explain) Vine Stratum: Ho: wze Son ruckus Common Name 170 =Tote) Carer 'Indicators of hydnc soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Yes ❑� Remarks. (Include photo numbers here or on a separate sheet) o =Totes Gb r ' Present? No ❑ Trees listed above are growing from upland areas overhanging the wetland. Therefore no cover % Is given so as not to be calculated in dominance or prevalence tests. White oak - 40%, cottonwood -10%, walnut - 2%, catalpa - 2W US Army Caps of Engineers EarthView Environmental Inc. Midwest Region Soils Sample Point Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators) Depth - -- -- Matrix_...._.. _ .___ ___RRedox. Featurres . (inches) Color (moist) % Color (moist) % Type' Loe Texture Remarks 0-12 10YR 511 10YR 6r6 10 C M I thin sand lenses every few inches 5YR 518 10 "Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. Hydric Soil Indicators: ❑ Histosol (All ❑ Histic Epipedon (A2) ❑ Black Histic (A3) ❑Hydrogen Sulfide (A4) ❑ StratrBed Layers (A5) 1:]2 cm Muck (A10) ❑Depleted Below Dark Surface (A11) ❑ Thick Dark Surface (Al2) ❑Sandy Mucky Mineral (Si) ❑ 5 cm Mucky Peat or Peat (S3) ❑Sandy Gleyed Matrix (S4) ❑Sandy Redox (85) ILjStdpped Matrix (SB) ❑ Loamy Mucky Mineral (F1) ❑ Loamy Gleyed Matrix (F2) © Depleted Matrix (F3) ❑ Redox Dark Surface (F6) []Depleted Dark Surface (F7) i❑ Redox Depressions (F8) Restrictive Layer (if observed): Type: Depth (inches): Hydrology Wetland Hydrology Indicators: 'Location: PL=Pore Lmligii. M=Matrix Indicators for Problematic Hydric Soils° ❑Coast Prairie Redox (At 6) ❑ Iron -Manganese Masses (F12) ❑Other (Explain in Remarks) 'Indicators of hydrophytic vegetation and wetland hydrology must be present; unless disturbed or problematic MA Hydric Soil Present? Yes No ❑ Primary Indicators (minimum of one is required; check all that apply) Secondary Indicators (minimum of two required) Q Surface Water (At) ❑ Water -Stained Leaves (B9) ❑ Surface Soil Cracks (136) © High Water Table (A2) []Aquatic Fauna (1313) ❑ Drainage Patterns (1310) ❑y Saturated in Upper 12" (A3) ❑True Aquatic Plants (1314) ❑ Dry -Season Water Table (C2) ❑ Water Marks (131) ❑ Hydrogen Sulfide Odor (Cl) ❑ Crayfish Burrows (C8) ❑Sediment Deposits (B2) ❑Oxidized Rhizospheres on Living Roots (C3) ❑Saturation Visible on Aerial Imagery (C9) ❑Daft Deposits (83) 7Piesence of Reduced Iron (04) ❑Stunted or Stressed Plants (D1) ❑Algal Mat or Crust (64) ❑Recent Iron Reduction in Tilled Soils (C6) ®Geomorphic Position (D2) ❑ Iron Deposits (115) ❑Thin Muck Surface (C7) W FAC-Neutral Test (D5) ❑ Inundation Visible on Aerial Imagery (67 ❑Gauge or Well Data (D9) [-]Sparsely Vegetated Concave Surface (88) ❑Other (Explain in Remarks) Field Observations: Surface Water Present Yes W No ❑ Depth (inches) 1 Water Table Present? Yes W No ❑ Depth (inches): 0 Wetland Hydrology Present? Yes Saturation Present? Yes ©No El Depth (inches)- 0 No ❑ (includes capillary fringe) Describe Recorded Data (stream gauge; monitoring well. aerial photos, previous inspections): if available Hydrology Remarks: US Army Corps of Engineers EarthView Environmental Inc Midwest Region -- — Wetland Determination Data Form - Midwest Region --- ProjecUSite: ShiveCR-003 Cole Property Wetland Delineation City/County y Johnson Date. 10/24/2013 Applicant/Omer: Shive-Hattery State: Iowa Sample Point ` n .� —3 Investlgator(s)-. EarthView Environmental Inc. (C.Eicke, R. Stamer) Section, Township, Range Section 3, Township 79N, Range 08W Landfoon (hillslope, terrace, etc) dralnageway Local relief (concave, convex, none) concave Slope (%) 0-2% Latitude(dd)- 41.6827204852 Longitude(dd):-91.5385388569 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name. 163G Fayette slit loam Are climatic 1 hydrologic conditions on the site typical for this time of year? Yes © No ❑ (If no, explain in Remarks,) Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly drsturbe0 Are "Normal Circumstances" present? W No ❑ Are Vegetation ❑ Soil ❑ or Hydrology ❑ naturally problemabc? (if needed, explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc Hydrophytic Vegetation present? © Is the Sampled Area Wetland W Wetland Type- Hydric Soil present? ® within a Wetland? 800dplain forest Remarks Wetland Hydrology present? Non -Wetland ❑ Wetland indicatores diminish steadily toward the south, as the drainage area becomes more of a channelized stream. For adjacent uplands, see data point "Cu". Vegetation Absolute Dominant Tree Stratum: Plot am Son Maus Common Name %Cover Species? StatusDominance Testworkshest: 1 Acer negundo Box elder 40 YES I FAC Number of Dominant Species 2 i 0 That Are OBL, FACW, OR FAC _ (A) ! Total Number of Dominant 3 �- --- ----- _ 0 i Species Across All Strata: 4 (a) Dominant 0 Percent ofDominant Species �— ThatA OBL SaplingfShrub Stratum: Prim l3ftreaw 1 Ulmus rubra Red 2 IROSA MULTIFLORA Muf 3. I — 4.1 Herbaceous Stratum, Plot sae. 1. 1GLECHOMA HEDERACEA 2 Solidago giganlea 3. Elymus virginicus 4. 1PHALARISARUNDINACEA 5. lPolygonum hydropiper 6 Pilea pumila 7 I 6. 40 =Total Cow Common Name --- rose sn Maus Common Name Creeping Chanie, ground iv Smooth goldenrod Virginia wild rye Reed canary grass 10 YES 2 i NO 0 0 0 12 7=TMI Cover YES 15 YES t— 5 NO 5 NO i 5 NO 2 NO 0 ' 3 0� = Vine Stratum: Pb+� n �>m Soius Common Name 72 Taus Cow 2 Parthenocissus quinquefolia l Virginia creeper O � FACU Remarks. (Include photo numbers here or on a separate sheet) End of two dry growing seasons probably helped to make hydorphytic vegetation marginal in this wefland re . FACW: or FAC. 75% (AB) Prevelance Index worksheat: Total % Cover of Multiply by:— OBL species: 5 x 1 5 FACW species. 27 x 2 _54_ FAC species: 50 x 3 150 FACU species: 42 x 4 168 UPL species 0 x 5 0 Column Totals: 124 (A) 377 (B Prevalence Index = a/A = 3.04 Hydrophytic Vegetation Indicators: © Dominance Testis >50% ❑ Prevalence Index is s3.0' ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydnc soil and welland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Yes Present? No ❑ US Army Corps of Engineers EarthVlew Environmental Inc- Midwest Region Soils I Sample Point Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth - - - Matrix - - -. -. - _- Redoxfeatures ---.. (inches) Color (moist) % Color (moist) % TYW Lo& Texture Remarks, 04 10YR 312 5YR 416 15 C M all 4-12 10YR 514 5YR 4/6 15 'Type: C=Concentration, D=Depletion, RM=Reduced Hydric Soil Indicators: CS=Covered or Coated Sand Grains. °Location: PL=Pore Lining, M=Matrix C-3 ❑Histosol (At) ❑Sandy Gleyed Matrix (S4) Indicators for Problematic Hydric Soils' [JHistle Epipedon (A2) ❑Sandy Redox (S5) ❑Coast PrairienRedox []Black Hlsfic (A3) ❑Stripped Matrix (S6) Iron -Manganese Masses ❑ see ( ❑Hydrogen Sulfide (A4) []Loamy Mucky Mineral (Ft) ther ❑Other (Explain in Remarks) O ❑ Stratfied Layers (A5) ❑ Loamy Gleyed Matrix (F2) ❑2 cm Muck (At 0) ❑Depleted Matrix (F3) ❑ Depleted Below Dark Surface (At 1) Q Redox Dark Surface (F6) -Indicators of hydrophytic vegetation []Thick Dark Surface (Al2) ❑ Depleted Dark Surface (F7) and wetland hydrology must be present,. []Sandy Mucky Mineral (S1) ❑Redox Depressions (F8) unless disturbed or problematic. ❑ 5 crri Mucky Peat or Peat (S3) Restrictive Layer (if observed): Yes 0 Type: Depth (inches): Hydric Sol) Present? ❑ _ No Sal Remarks, — Soils barely meet F6 toward the southern portion of the wetland. Hydrology Wetland Hydrology indicators: Primary Indicators (minimum of one is required, check all that apply) Secondary Indicators (minimum of two required) ❑ Surface Water (Al) Sr Water -Stained Leaves (Bg) ❑Surface Soil Cracks (B6) © High Water Table (A2) ❑Aquatic Fauna (B13) © Drainage Patterns (B10) ❑Saturated in Upper 12" (A3) ❑True Aquatic Plants (B14) (Dry -Season Water Table (C2) []Water Marks (1311) []Hydrogen Sulfide Odor (C1) ❑Crayfish Burrows (C8) ❑Sediment Deposits (B2) ❑Oxidtzed Rhizosphems on Living Roots (C3) ❑ Saturation Visible on Aenal Imagery (Cg) ❑Drift Deposits (B3) ❑Presence of Reduced Iron (C4) ❑Stunted or Stressed Plants (D1) ❑Algal Mat or Crust (B4) ❑ Recent Iron Reduction in Tilled Soils (CB) ❑y Geomorphic Position (D2) ❑ Iron Deposits (B5) I❑Thin Muck Surface (C7) ❑FAC-Neutral Test (D5) (� Inundation Visible on Aenal Imagery (B7 ❑Gauge or Well Data (DO) []Sparsely Vegetated Concave Surface (B8) ❑Other (Explain in Remarks) Field Observations: Surface Water Present Yes ❑ No ® Depth (inches) Water Table Present? Yes ❑ No ® Depth (inches): Wetland Hydrology Present? Yes �] Saturation Present? Yes ❑ No © Depth (inches): No ❑ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections): if available Hydrology Remarks: Slightly channelized stream becomes more distinct as wetland Indicators diminish. Stream channel continues to the south beyond wetland boundaries, connectinginlo stormwater management features. US Army Corps of Engineers EarthView Environmental Inc Midwest Region Wetland Determination Data Form - Midwest Region Project/Site, ShiveCR-003 Cole Property Welland Delineation City/County, Johnson Date: 1012912013 Applicant/Omer: Shiva-Hattery Stale: Iowa Sample Point: Investigator(s) EarthView Environmental Inc. (C.Elcke) Section. Township, Range: Section 4, Township 79N, Range 06W Landfoon (hdlslope, terrace, etc) dminageway Local relief (concave; convex, none): concave Slope (%) 0-2% Labtude(dd): 41.6833901818 Longitude(dd):-91.5460461132 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name- 163G Fayette silt loam Are climatic I hydroiogm conditions on the site typical for this bme of year? Yes F2-6 No ❑ (if no, explain in Remarks ) Are Vegetation ❑ Sod ❑ or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? ® No ❑ Are Vegetation ® Soil ❑ or Hydrology ❑ naturally problematic? (If needed. explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? ❑ Hydnc Soil present? Is the Sampled Area Wetland ❑O Wetland Type Wetland Hydrology within a Wetland? Non -Wetland ❑ forested (seep) Remarks gy present? Heavily shaded area with very little herbaceous vegetation. The drainageway likely has surface saturation during most parts of the year due to wetland hydrology dominated by side -hill seepage. For adjacent uplands, see data point "CU-2". Vegetation Absolute Dominant Tree Stratum: PIN awe aoa radim Common Name % Cover Status Dominance Test worksheet: t IAcer sacchamm Sugar maple 0 1i _Species? ( 1.�.� FACU Number of Dominant Spaces That Are OBL, FACW, OR FAC: 0 (A) Total Number of Dominant Species Across All Strata 0 (B) 2 jOuercus alba Whlocal 0 © FACU _ _ 3-- - -- 4, - 5, -- rr _ Percent of Dominant Species That Are OBL, FACW: or FAC 0% (A/B) Stratum: Rol seep t5nrixEwa 1. 2. 3. 4. 5. Haihaos.t�us iy�'atUm: 2. 3. i 4. 1 5. 1 6.1 7, 8. 9I Pbr aao Wad" Common Name e =Total Cower..__— Prevelance, Index worksheet: e —fi-�� - _-- J 1 Total %Cover of: Multiply by: Ct - OBL species: _ 0 x 1 0 0 FACW species: 0 x 2 0 FAC species: 0 x 3 0 Ce � FACU species: 0 x4 0 = Tcocl Corer Common Naimc n ._� UPI -species 0 x 5 0 III��iIII Ir Column Preva Prevalence Index B1A (A)0 (C KA Hydrophytic Vegetation Indicators: 0 ❑ Dominance Test is >50% ❑ Prevalence Index is 53.0' 0 ❑ Morphological Adaptations' (Provide 0 supporting data in Remarks or on a separate sheet) �� ! l ❑d Problematic Hydrophytic Vegetation' (Explain) Vine Stratum: Pia ors sae remua Common Name a =Total Corer I 'Indicators of hydric soil and wetland hydrology — ---- -...._ __.. —j must be present, unless disturbed or problematic z. l �Ed Hydrophytic Vegetation Yes' es ❑ Remarks (Include photo numbers here or on a separate sheet) T o = Tote; carer f Present? No �Oj Problematic vegetation. All trees growing from adjacent uplands and make up 80% absolute cover, each. No indication of vegetation at this data point In the wetland; no vegetative debris or roots, likely due to heavy shade combined with constant saturation. Vegetation is present in areas to the south. US Army Cops of Engineers EarthView Environmental Inc. Midwest Region Soils Sample Pant, Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth _._. Matrix _ .. _.. Redox Features (inches) Color (moist) % Color (moist) % Type' Loci Texture Remarks 0-4 1 OYR 312 7.5 Y518 10 C M I very moist 4-12 1oYR 411 5YR 416 15 C saturated at 6" 'Type: C=Concentration, D=Depletion, RM-Reduced Matrix, CS=Covered or Coated Sand Grains. 'Location: PL=Pore Lining, M=Matnx Hydnc Soil Indicators: ❑ Hislosol (A1) ❑Histic Epipedon (A2) ❑Black Histic (A3) ❑Hydrogen Sulfide (A4) ❑ Stratified Layers (A5) ❑2 cm Muck (AID) ❑ Depleted Below Dark Surface (A71) ❑Thick Dark Surface (Al2) ❑Sandy Mucky Mineral (S1) ❑ 5 cm Mucky Peat or Peat (S3) ❑ Sandy Gleyed Matrix (S4) ❑ Sandy Redox (SS) []Stripped Matrix (S6) ❑ Loamy Mucky Mineral (Ft) ❑ Loamy Gleyed Matrix (F2) ®Depleted Matrix (F3) Redox Dark Surface (176) ❑ Depleted Dark Surface (F7) ❑ Redox Depressions (F8) Indicators for Problematic Hydnc Soils' ❑Coast Prairie Redox (At 6) ❑Iron -Manganese Masses (F12) ❑Other (Explain in Remarks) 'Indicators of hydrophytrc vegetation and wetland hydrology must be present, unless disturbed or problematic. Restrictive Layer (if observed): Yes Type: Depth (inches): Hydric Soil Present? No ❑ Soils farthur up the drainageway, are too bright (matrix 1 GYR 4/3). Same on opposite draw. Chart outcropping rated in the drainageway to the southeast, Indicating shallow bedrock. Hydrology Wetland Hydrology Indicators: Pnmary Indicators (minimum of one is required, check all that apply) Secondary indicators (minimum of two required) _ []Surface Water (At) ❑Water -Stained Leaves (89) ❑Surface Soil Cracks (BB) ®High Water Table (A2) ❑Aquatic Fauna (B13) W Drainage Patterns (1310) ® Saturated In Upper 12" (A3) ❑True Aquatic Plants (B14) ❑ Dry -Season Water Table (C2) J] Water Marks (B1) ❑Hydrogen Sulfide Odor (CI) ❑Crayfish Burrows (C8) ❑Sediment Deposits (B2) [-]Oxidized Rhizospheres on Living Roots (C3) ❑ Saturation Visible on Aerial Imagery (Cg) ©Deft Deposits (B3) ❑Presence of Reduced Iron (C4) ❑Stunted or Stressed Plants (Di) ❑Algal Mat or Crust (B4) ❑Recent Iron Reduction in Tilled Soils (CB) ©Geomorphic Position (D2) ❑ bnn Deposits (B5) (❑Thm Muck Surface (C7) ❑ FAC-Neutral Test (D5) ❑ Inundation Visible on Aerial imagery (B7 ❑Gauge or Well Data (Dg) ❑Sparsely Vegetated Concave Surface (138) []Other (Explain in Remarks) Field Observations: Surface Water Present Yes ❑ No W Depth (inches) Water Table Present? Yes ❑ No © Depth (inches): Wetland Hydrology Present? Yes Saturation Present? Yes �d No ❑ Depth (inches): 6 No (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections). if available Hydrology Remarks. Normal rainfall In Iowa City, IA, for the 5 months preceeding, Is 20,65 and actual rainfall has totaled 11.82 inches. Saturation at 6" within this drainageway, even with the low amount of actual rainfall, indicates that the wetland areas receive wetland hydrology predominantly through groundwater seepage, supplemented by surfacewater flow. This data point was taken in the upper (drier) reaches of the wetland drainagaway. US Army Corps of Engineers EadhView Environmental Inc Midwest Region Wetland Determination Data Form - Midwest Region — Project/Site ShiveCR-003 Cole Property Wetland Delineation City/County: Johnson Date- 10129/2013 ApplicantlOwmec Shive-Hattery State: Iowa Sample Polnt: C_5 Investigator(s): Earth View Environmental Inc. (C.Eicke) Section. Township, Range: Section 4, Township 79N, Range 06W Landform (hillslope, terrace; etc.)-drelnageway Local relief (concave: convex, none): concave Slope (%) 0-2% Latitude(dd): 41.6827945096 Longitude(dd):-91.5455981337 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: 163G Fayette slit loam Are climatic! hydrologic conditions on the site typical for this time of year? Are Vegetation E Soil J❑ or Hydrology ❑ significantly disturbed? Are Vegetation ❑ Soil ❑ or Hydrology ❑ naturally problematic? Yes ❑y No Q (If no, explain in Remarks.) Are "Normal Circumstances" present? I-v,] No ❑ (If neededexplain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transacts, important features, etc. Hydrophytic Vegetation present? F,,� Hydric Soil presents Is the Sampled Area Wetland ® Wetland Type ❑ Remarks Wetland Hydrology present? � within a Wetland? Non -Wetland El wet prairie (seep) : Valley being actively filled by sediment from a 20-foot deep headcut located approximately 100' up the drainageway. For adjacent uplands, see data point "CU-2". Vegetation Absolute Dominant Tree Stratum:. Pint s¢e WRisdim Common Name % Cover Species? Status Dominance Test worksheet: Number of Dominant Spectres ; That Are OBL, FACW, OR FAC. 2 (A) Total Number of Dominant Species Across All Strata: 2 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 100% (AB) 1 I . l_ " - 0 ,—"-.—. l 2 ; 0-- 1 3. --- -- 0 1 - W 4. I' -- 5, J� 0 -ToW Crnx u"drariBiaS: FIN nu*. tE.il raaiu5 r".cYllrrt7n �te�8Y5 1. 2. 3. 4. 5. Herbaceous Stratum: 1. PHALARIS ARUNo 2. Polygonum hydropil 3. GLECHOMA HEDE 4. IScirpus a�bo nre svi nre svi 5. 6. Plot sae, SIl remus o `=Tool Goya' Common Name EA reed canary grass 100 YES Water pepper 60 YES 10—� NO 1 NO v 0 0 0 0 0 Prevalence Index worksheet: Total %Cover of. Multiply by: OBL species: 62 x 1 62 FACW species: 100 _ x 2 _200 _ FAC species. 0 x 3 0 FACU species: 10_ x4 40 UPL species. 0 x 5 0 Column Totals. 172 (A) 302 (B Prevalence Index =BlA= 1.76 — Hydrophytic Vegetation Indicators: ❑J Dominance Test is >50% © Prevalence Index is s3 01 ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ Problematic Hydrophytic Vegetation' (Explain) Vine Stradlmt Plo[s¢e Son radwe Common Name 172 -Tote) Com "Indicators of hydnc soil and wetland hydrology ---- _ must be present, unless disturbed or problematic. 1 i 2 1 IF _ o � _q Remarks (Include photo numbers here or on a separate sheet) ( o = Total cover i h'resenT7 No ❑ This wetland is oontinguous with adjacent forested seep areas with higher quality wetland vegetation, however active filling has allowed for establishment of invasive Phalads arundinacea. US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils Sample Point: C_5 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) �- Depth .- ___. Matrix.. (inches) Color (moist) % 0-5 2.5Y 413 5-19 2.5Y 413 ._ . Redox Faatum&, Color (moist) % Type' Loo° Texture Remarks, 7.5YR 416 25 C M sit recent sedimentation 7.5YR 416 35 19-26+ 10YR 411 7.6YR 416 20 M ail recent sedimentation: organic debris intermixed sil organic (wood) debris at the boundary of the layer. 'Type_C=Concentratlon, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 'Location PL=Pore Unmg, M=Matnx Hydric Soil Indicators: ❑ Histosol (At) ❑ Histic Epipedon (A2) Black Kato (A3) Hydrogen Sulfide (A4) Stratified Layers (A5) ]2 cm Muck (A10) ❑Depleted Below Dark Surface (All) ❑ TNc k Dark Surface (Al2) ❑Sandy Mucky Mineral (81) ❑ 5 cm Mucky Peat or Peat (S3) ❑ Sandy Gleyed Matrix (S4) (]Sandy Redox (S5) ❑Stripped Matrix (S6) ❑Loamy Mucky Mineral(Fi) ❑ Loamy Gleyed Matrix (F2) ❑ Depleted Matrix (F3) ❑ Redox Dark Surface (Fe) ❑Depleted Dark Surface (F7) ,,7 Redox Depressions (F8) Restrictive Layer (if observed): Type: Depth (inches) Indicators for Problematic Hydric Soils' ❑Coast Prairie Redox (A16) ❑Iron -Manganese Masses (F12) ©Other (Explain in Remarks) -Indicators of hydrophybc vegetation and wetland hydrology must be present, unless disturbed or problematic Hydric Soil Present? Yes ❑ No W Soil Remarks, Fill over reduced soils. Recent and ongoing fill has not allowed for hyddc indicators to develop in the upper 19 inches of the soil profile. Hydrology Welland Hydrology Indicators: Primary Indicators (minimum of one is required, check all that apply) Secondary Indicators (minimum of two required) _ (]SurfaceWater (Ai) ❑Water -Stained Leaves (Bg) Surface Soil Cracks (Be) []High Water Table (A2) ❑Aquatic Fauna (B13) © Drainage Patterns (B10) ❑Saturated in Upper 12" (A3) True Aquatic Plants (B14) ❑Dry -Season Water Table (C2) ❑Water Marks(81) []Hydrogen Sulfide Odor (CI) ❑ Crayfish Burrows(C8) ❑Sediment Deposits (B2) ]Oxdized Rhizospheres on Living Roots (C3) ❑ Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) []Presence of Reduced Iron (C4) ]Stunted or Stressed Plants (D1) E]Algal Mat or Crest (B4) ❑Recent Iron Reduction in Tilled Soils (C6) WGeomorphic Position (D2) ❑ Iron Deposits (B5) ❑Thin Muck Surface (C7) ® FAC-Neutral Test (D5) (] Inundation Visible on Aerial Imagery (B7 []Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (B8) ❑Other (Explain in Remarks) Field Observations: Surface Water Present Yes ❑ No © Depth (inches) Water Table Present? Yes ❑ No W Depth (inches): Weiland Hydrology Present? Yes Saturation Present? Yes ❑ No 91 Depth (inches). No (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well: aerial photos, previous inspections), if available. Hydrology Remarks This area is contiguous with adjacent wetlands meeting hydric soil and primary wetiand hydrology indicators. US Army Corps of Engineers Earth View Environmental Inc. Midwest Region - Wetland Determination Data Form - Midwest Region- Project/Site, ShiveCR-003 Cole Property Welland Delineation CdylCounty: Johnson Date 10/2912013 ApplicentlOwner. Shive-Hattery Inveshgator(s). EarthView Environmental Inc. (C.Eicke) State. Iowa Sample Point --- Section. Township, Range Section 4, Township 79N, Range 06W Landform (hilislope, terrace, etc) dmmalieway Local relief (concave, convex, none) concave Slope (%) 0-2% Lahtude(dd).- 41,6825206359 Longitude(dd):-91.5456869815 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: 163G Fayette silt loam Are climatic / hydrologic conditions on the site typical for this time of year? Are Vegetation Soil W or Hydrology significantly disturbed9 Are Vegetation E Soil ❑ or Hydrology ij naturally problematic9 Yes❑ No ❑ (If no, explain in Remarks.) Are "Normal Circumstances" present? © No (If needed, explain any answers In Remarks. Summary of Findings - Attach site map showing sampling point locations, transacts, important `eatures, etc. Hydrophytic Vegetation present? Hydric Soil present? is the Sampled Area Wetland ® Wetland Type within a Wetland? wet prairie (seep) Remarks, Wetland Hydrology present? � Non -Wetland ❑ Fill from upstream headcut still present in the upper few inches at this location. Dominance of Invasive Phalaris arundinacea most liky due to this disturbance. For adjacent uplands, see data point "CU-2". Vegetation Absolute Dominant Tree Stratum: Plot sae Son radius Common Name % Cover Species? Status Dominance Test worksheec Number of Dominant Species That Are OBL. FACW. OR FAO 3 (A) 1 ,Ulmus americans American elm 20 1 YES J ' FACW 1 3, - -- --- --- -- li� 1 - ' Total Number of Dominant Species Across All Strata. 3 (B) - -0 4. � 0 5. 0 • Percent of Dominant Species _ -•, —_ That Are OBL, FACW, or FAC 100% (AIB) 1, 2, 3. 4. 5. 1. 2. 3. 4. S. 6, 7 8. 9 Stratum: Plat sae 15n radius dins racemosa S Stratum: PM a= 21S ARUNDINACEA atrovirens um perfoliatum Common Name --- 20 — =Total Cover ss raaus Common Name Reed canary grass Dark green bulrush 5 =Total Cover 100 hl = Vine Stratum: Pint sae van reams Common Name 117 Total Cover 2 BIF Remarks: (Include photo numbers here or on a separate sheet) o =Toad Cover Prevalence Index worksheet: Total % Cover of Multiply by: OBL species. 17 — x 1 17 FACW species'. 125 x 2 250 FAC species:. 0 x 3 0` FACU species. 0 x 4 0 UPI - species. 0 x 5 0 _ Column Totals: 142 (A) 267 (B Prevalence Index =BIA= 1-88 Hydrophybe Vegetation Indicators: ❑� Dominance Test is >50% © Prevalence Index is 53.0' Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydnc soil and welland hydrology must be present. unless disturbed or problematic Hydrophytic Vegetation Yea Present? No US Army Corps of Engineers EanhView Environmental Inc. Midwest Region SOUS Sample Point C-6- ProfileDescription: (Describe to the depth needed to document the indicator or confirm the absence of indicators) Depth — Maim--- _._. _ Redpx Fsatu=_.__ (inches) Color (moist) % Color (moist) % Type' Loc' Texture Remarks. 0-2 2.5Y 514 sit saturated 2-7 2.5Y 4/1 7.5 Y5/8 20 C M sit saturated 7-20 2.5Y 4/1 sit saturated 'Type: C=Concentration, D=Depiedon, RM=Reduced Matrix. CS=Covered or Coated Sand Grains. 'Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑Histosoi (Al) ❑ Sandy Gleyed Matrix (S4) Indicators for Problematic Hydnc Soils' ❑ Histic Epipedon (A2) ❑ Sandy Redox (S5) []Coast Prairie Redox (A161 ❑Black Histic (A3) ❑Stripped Matrix (S6) ❑ Iron-ManganeseCher(E Masses ❑Hydrogen Sulfide (A4) ❑Loamy Mucky Mineral (Ft) ❑Other (Explain in Remarks) O ❑Stratified Layers (A5) ❑Loamy Gleyed Matrix (F2) ❑2 cm Muck (A10) Depleted Matrix (F3) ❑Depleted Below Dark Surface (A11) ❑ Redox Dark Surface (F6) 'Indicators ❑Thick Dark Surface (Al2) ❑Depleted Dark Surface (F7) by rology muic st and wetland hydrology must be presets, ❑Sandy Mucky Mineral (Si) ❑Redox Depressions (Fit) unless disturbed or problematic, ❑5 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Yes Type: Depth (inches) Hydnc Soil Present? No ❑ Soil Remarks- — — Fill seen at point C5 still present In the upper 2 inches. Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondary Indicators (minimum of two required) []Surface Water (At) Water -Stained Leaves (B9) _ ❑Surface Sal Cradta (Be) ❑High Water Table (A2) ❑Aquatic Fauna (B13) W Drainage Patterns (B10) ©Saturated in Upper 12' (A3) ❑True Aquatic Plants (B14) ❑Dry -Season Water Table (C2) []Water Marks(BI) ❑ Hydrogen Sulfide Odor(C1) ❑Crayfish Burrows(C8) [Sediment Deposits (B2) Oxidized Rhizospheres on Living Roots (C3) []Saturation Visible on Aerial Imagery (C9) ❑ Drift Deposits (B3) ❑Presence of Reduced Iron (C4) ❑Stunted or Stressed Plants (D1) ❑Algal Mat or Crust (B4) ❑Recent Iron Reduction in Tilled Soils (C6) S6Geomorphic Position (D2) ❑ Iron Deposits (B5) ❑Thin Muck Surface (C7) © FAC-Neutral Test (D5) El inundation Visible on Aerial Imagery (B7 ❑Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (B8) ❑Other (Explain in Remarks) Field Observations: Surface Water Present Yes ❑ No © Depth (inches) Water Table Present? Yes ❑ No © Depth (inches) Wetland Hydrology Present? Yes Saturation Present? Yes © No Depth (inches): 0 No (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring welt, aenal photos. previous inspections), if available Hydrology Remarks. US Army Corps of Engineers EanhView Environmental Inc Midwest Region - Wetland Determination Data Form - Midwest Region- Pro/ect/Site. ShiveCR-003 Cole Property Wetland Delineation City/County. Johnson Date 11122/2013 Applicant/Owner Shine-Haltery State. Iowa Sample Point j C-7 -I Investigators) EarthView Environmental Inc. (C.Eicke) Section, Township, Range = Section 4, Township 79N—Range OOW J Landform (hdlslope, terrace, etc.) drainage Local relief (concave, convex, none) concave Slope (%) 5-9% Latitude(dd): 41.6829463797 Lcngitude(dtl):-91.5471579122 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name 163C2 Fayette sift loam Are dimatic / hydrologic conditions on the site typical for this time of year? Yes © No ❑ (If no, explain in Remarks) Are Vegetation [] Soil ❑ or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? ❑/ No ❑ Are Vegetation W Soil ❑ or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? ❑ Hydric Soil present? Is the Sampled Area Wetland W Weiland Type within a Wetland forested (seep) Wetland Hydrology Non -Wetland Remarks HY SY Present . ? � . Connected to wetland C-4 via drainageway channel. For adjacent uplands, see data point "CU-2". Vegetation I Dominance Test worksheet: Number of Dominant Species Absolute Dominant Tree Stratum: Rot sae cos radius Common Name %Cover Spaces? Status Acer saccharum---' 1. 'Sugar maple 0 ? I FACU That Are OBL, FACW, OR FAG. 0 (A) 2. Quercus alba White oak �� 0 f ly' !FACU 111 4 5 Total Number of DommaM Species Across All Strata: 0 - (B) Percerd of Dominant Species That Are OBL, FACW, or FAC: 0% (A/B) amencana Basswood, American linden 0 �-1 FACU ITllia 0 ( 0 Plot s¢e: 1511 radius 0 = Total Cover Stratum: Common Name --�- 1. 2. 3. 4. 5 Herbaceous Stratum Plot arze' 5R redlus Common Name 0 _=TuEsl Co'xr - - G 0 V-- Prevelance Index worksheet: Total % Cover of _Mulapy by. OBLspedes� V_0 0 _ x1 - _ 0 _ FACW species: p x 2 0 _ FAC species. 0 x 3 0 FACU species: 0 x 4 0 UPL Species r 0 x 5 0 Column Totals. 0 (A) (�^ Prevalence Index - B/A = NA Hydrophytic Vegetation Indicators: ❑ Dominance Test is >60% ❑ Prevalence index is 93.01 ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation' (Explain) Vine Stratum: Plot size. sos mdus Common Name o -Total Cover 'Indicators of hydnc soil and wetland hydrology —-- - must be present, unless disturbed or problematic. z0 Hydrophytic Vegetation Yes ❑ Remarks (Include photo numbers here or on a separate sheet) o = T°mi cover Present? No96 Bare ground likely due to continuous saturation combined with heavy shade. Trees growing from adjacent hill slopes, hanging over, therefore not counted In Weiland vegetation. Dominance for these species is as follows: sugar maple - 80%, white oak - 60%, basswood - 5%. US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils I Sample Point C_7 Profile Description: (Describe to the depth needed to document the indicator or confine the absence of indicators.) Depth -- - - - Matra _. -_-... __ Redox Features --- (inches) Color (mast) % Color (mist) % TYPa' Loe Texture Remarks. 0-12 10YR 5t1 all saturated. Lots of organic debris. 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Location PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑Histosol (At) ❑ Sandy Gleyed Matrix (S4) Indicators for Problematic Hydnc Sods' ❑H(stic Epipedon (A2) ❑Sandy Redox (S5) ❑Coast Prairie Redox. Black Histic A3 ❑ ( ) ❑Stopped Matrix {S5) ❑Iron -Manganese Masses (F12) s" I ❑ Hydrogen Sulfide(A4) [-]Loamy Mucky Mineral(Ft) ❑Other (Explain in Remarks} Stratified Layers (A5) []Stratified Loamy Gleyed Matrix (F2) ❑2 cm Muck (At 0) ®Depleted Matrix (F3) ❑Depleted Below Dark Surface (Al1) ❑ Redox Dark Surface (FS) •Indicators of h ro yd ❑ Thick Dark Surface (A72) ❑Depleted Dark Surface (F7) y must and wetland hydrology musst be present, ❑Sandy Mucky Mineral (S1) ❑Redox Depressions (F8) unless disturbed or problematic. ❑ 5 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Yes Type: Depth (inches): - Hydre Soil Present? No ❑ Sal Remarks: — '— - Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required, check all that apply) Secondary Indicators (minimum of two required) [] Surface Water (Al) ❑ Water -Stained Leaves (139) ❑ Surface Soil Cracks (138) ❑ High Water Table (A2) ❑Aquatic Fauna (813) Drainage Patterns (B10) ®Saturated in Upper 12" (A3) ❑True Aquatic Plants (B14) ❑ Dry -Season Water Table (C2) WWater Marks (131) []Hydrogen Sulfide Odor (C1) ❑Crayfish Burrows (C8) ❑Sediment Deposits (B2) ❑Oxidized Rhizospheres on Living Roots (C3) ❑Saturation Visible on Aerial Imagery (C9) ®Drift Deposits (133) ❑ Presence of Reduced lion (C4) ❑Stunted or Stressed Plants (131) ❑Algal Mat or Crust (B4) ❑Recent Iron Reduction in Tilled Soils (CB) ©Geomorphic Position (132) ❑ Iron Deposits (B5) []Thin Muck Surface (C7) ❑ FAC-Neutral Test (D5) ❑ Inundation Visible on Aerial Imagery (137 ❑Gauge or Well Data (Dg) ©Sparsely Vegetated Concave Surface (B8) ❑Other (Explain in Remarks) Field Observations: Surface Water Present Yes ❑J No ❑ Depth (inches) 0 Water Table Present? Yes W No ❑ Depth (inches) 0 Wetland Hydrology Present? Yes Saturation Present? Yes W No ❑ Depth (inches) 0 No gncludes capillary fringe) Describe Recorded Data (stream gauge, monitoring well. aerial photos; previous inspections), if available Hydrology Remarks. US Army Corps of Engineers EarthView Environmental Inc Midwest Region -- Wetland Determination Data Form -Midwest Region - - - ProjecUSite: ShiveCR-003 Cole Property Wetland Delineation City/County: Johnson Date: 10729l2013 -- Applicant/Owner: SbiveHattery Stale- Iowa Sample Point',. C_8 inveshgator(s). EarlhView Environmental Inc. (C.Eicke) Section. Township, Range. Section 4, Tovmship 79N, Range 06W Landform (hillslope; terrace, etc).depression Loca! relief (concaveconvex, none) concave Slope (%) Latitude(dd): 41.6830195384 Longitude(dd):-91.5470421446 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: 163C2 Fayette silt loam Are climatic t hydrologic conditions on the site typical for this time of year? Yes © No ❑ (If no, explain in Remarks.) Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? ❑j No ❑ Are Vegetation ❑ Soil ❑ or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks, Summary of Findings - Attach site map showing sampling point locations, transacts, important features, etc. Hydrophytic Vegetation present? Hydric Soil present? is the Sampled Area Wetland © wetland Type: within a Wetland? Non -Wetland ❑ flatwoods wetland Wetland Hydrology present? Remarks: Small depression within a larger dreinageway. Hyddc soil in adjacent uplands, but no hydrology indicator. Also, lots of multiflora rose in adjacent areas. Connected to wetland C-4 via drainageway. For adjacent uplands, see data point "CU-2". Vegetation Absolute Dominant Tree Stratum: aioi erne 3m Mo. Common Name %Cover Srs=s? &.Gns Dominance Test workshest: 1 j J _I Number of Dominant Species 2 That Are OBL, FACW, OR FAG: 3 (A) 1 1.. ---_ ----.. --- ---1 Total Number Dominant 3 0 I of r - — Species Across All Strata: ^s (B) 4 u Percent of Dominant Species That Are OBL, FACW, or FAG 100% (A/B) Saprua'Gtrub StrsResrn; net aaa: tst rexiiue Cen mon Name p Tali Carer 1_ t Prevalence Index worksheets 2. Total % Cover of Multiplyby: 3.1 0 OBL species 2 y1 2 4 ----- FACW species: 5 x 2 _ 10 5 0 FAC species 2 x 3 6 r—^ FACU species: 0 x 4 0 Herbaceous Stratum: Plotsee sn reaus Common Name e =Total Cover UPL species: 0 x 5 0 9. Piles pumila Clearweed 5 YES FACW _ Column Totals: 9 (A) 18 Is 2 Polygonum hydropiper Water pepper 2 YES OBL 3 virginianum Virginia waterleaf 2 YES I FAC Prevalence Index = BIA = 2.00 IHydrophyllum 4. --- ---- ------.- 0 Hydrophytic Vegetation Indicators: 5. D CI Dominance Test is ;150% 6 D ©Prevalence. Index is 53.0' 7 -- --- 0---�Fr—�i - El Morphological Adaptations' (Provide & j 0 t I supporting data in Remarks or on a --- - A ' separate sheet) n i ❑ Problematic Hydrophytic Vegetation' (Explain) Vine Stratum: Rai sae Son radwa Common Name 3 `Tmel Carer Remarks. (Include photo numbers here or on a separate sheet) o {= Torei carer Mostly bare ground. Forester overstory growing from surrounding upland areas. 'Indicators of hydnc soil and wetland hydrology must be present, unless disturbed or problematic Hydrophytic Vegetation Yes 9 Present? No ❑ US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils I Sample Point C_8 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators ) Depth __ - Matrix _. _. Redox Features (inches) Color (moist) % Color (moist) % Type' Loe Texture Remarks 0-10 10YR 4/1 5YR 4/6 15 C M sit 10-16 2.5Y 6/2 10YR 518 25 C M sit 'Type C=Concentration, C==Li ate o,„, RM Reduced Matrix, CS=Covered or Coated Sand Grains. 'Location; PL=Pore Lt•Sing, M=Matrix Hydric Soil Indicators: ❑Histosol (Al) ❑Santly Gleyed Matrix (S4) Indicators for Problematic Hydric Soils- 0 Hisfic Epipedon (A2) [:]Sandy Redox (S5) ❑Coast Praise Re s) ❑ Black Histic (A3) ❑Stepped Matrix {S6) ❑Iron -Manganese Masses s (F92) ❑Hydrogen Sulfide (A4) ❑ Loamy Mucky Mineral (Ft) ❑Other (Explain in Remarks) ❑ Stratified Layers (A5) ❑ Loamy Gleyed Matrix (F2) ❑2 cm Muck (A10) ©Depleted Matrix (F3) ❑ Depleted Below Dark Surface (A11) ❑ Redox Dark Surface (FB) 'Indicators of hydrophytic vegetation ❑Thick Dark Surface (Al2) []Depleted Dark Surface (F7) and wetland hydrology must be present, [-]Sandy Mucky Mineral (S7) ❑ Redox Depressions (F8) unless disturbed or problematic. ❑ 5 an Mucky Peat or Peat (S3) Restrictive Layer (if observed): Yes Type: Depth (inches), Hydric Soil Present? _ N7 ❑ Soil Remarks; — Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondary Indicators (minimum of two required) ❑surface Water (Al) © Water -Stained Leaves (B9) ❑Surtaoe Soil Cracks (BB) ❑ High Water Table (A2) []Aquatic Fauna (613) ❑ Drainage Patterns (B10) ❑Saturated in Upper 12" (A3) ❑True Aquatic Plants (B14) ❑Dry -Season Water Table (C2) ❑ Water Marks (Bt) []Hydrogen Sulfide Odor (Cl) []Crayfish Burrows (C8) ❑Sediment Deposits (B2) ❑Oxidized Rhizospheres on Living Roots (C3) ❑ Saturation Visible on Aerial Imagery (C9) ❑Drift Deposits (B3) ❑Presence of Reduced Iron (C4) []Stunted or Stressed Plants (DI) ❑Algal Mat or Crust (B4) ❑Recent Iron Reduction in Tilled Soils (C6) RIGeomorphic Position (132) ❑ Iron Deposits (65) ❑ Thin Muck Surface (C7) FAC-Neutral Test (D5) ❑ Inundation Visible on Aerial Imagery (B7 ❑Gauge or Well Data (Dg) ©Sparsely Vegetated Concave Surface (138) ❑ Other (Explain in Remarks) - Field Observations: Surface Water Present Yes ❑ No ❑k/ Depth (inches) Water Table Present? Yes ❑ No FI Depth (inches), Wetland Hydrology Present? Yes fl Saturation Present? Yes ❑ No © Depth (inches). No (includes capillary hinge) Describe Recorded Data (stream gauge, monitoring well, aerial photos: previous inspections). if available Hydrology Remarks. Slight depression pordstremains saturated long enough to produce wetland indicators, evidenced by Water -stained leaves and dominance of bare ground. US Army Corps of Engineers EarthView Environmental Inc Midwest Region Wetland Determination Data Form - Midwest Region Project/Site: ShiveCR-003 Cole Property Wetland Delineation City/County Johnson Date: 10124/2013 Applicant/Owner: Shive-Hattey State: Iowa Sample Point I cu------ Investigator(s): EarthView Environmental Inc. (C.Eicke, R. Stamer) Section. Township. Range Section 3, Township 79N, Range 0 Landform (hillslope, terrace, etc.)'. hilislope Local relief (concave; convex, none): convex Slope (%) 9-14% Latitude(cid): 41.682786752 Longitude(dd):-91.5384600432 Datum NAD 1983 UTM Zone 15N Sal Map Unit Name: 163G Fayette sik loam Are climatic / hydrologic conditions on the site typical for this time of year? Yes 0 No ❑ (If no, explain in Remarks.) Are Vegetation ❑ Soil [] or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? F/I No ❑ Are Vegetation ❑ Soil ❑ or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? ❑ Is the Sampled Area Wetland ❑ wetland Type Hydric Soil present? Remarks: Wetland Hydrology present? ❑ within a Wetland? Non-WetlandRJ Upland Data Point representative of uplands surrounding wetlands on the eastern portion of the project area. Vegetation Dominance Test worksheet: Number f Dominant Species That Are OBL. FACW, OR FAC: 4 (A) Total Number of Dominant Species Across All Strata: 9 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 44% (A/B) Absolute Dominant Tree Stratum: Plot sm: Witri Common Name % Cover Species? Status 1 Quercus rubs Northern red oak 90 _ i YES FACU 2 g 4. CATALPA BIGNONIOIDES ;Prunus serotina Common catalpa Wild black cherry 10 NO 5 NO I FACU FACU -__.--ar 0 —� — 5 I 0 Sapling/Shrub Stratum 1. ^cer saccharum 2 lRubus alleghenlensis 3. ICeltis occidentalis 4 Lonicera japonica 5 IRibes cynosbati Herbaceous Stratum: 1 Sanicula odoreta 2 lEupatorlum purpureum i 3. 1i 4. 5. 6., 7 8 9 Vine Stratum: 1, 2. Plot sMradus Common Name 105 —=Total Cover - _ ----- Sugar maple-----_---� r 15 YES Sim nacrccerry 7 ,I YES Japanese Honeysuckle 7 YES Priddy gooseberry 7 YFS ve Plot e611radus Common Name 43 =Total Corer -- —ro_ — clustered blade-snakeot 5 NO Purple Joe-pye-weed 7 � NO 0 a 0 0 i-- F:::07 0 Plot we 3M radr:nmmnn Name ve us a =Total Cor Par thenods sus gvinquefo(ia Virginia creeper 5 rYES I� Smilax hisp Ida (Greenbrier YE .S .L Remarks: (Include photo numbers here or on a separate sheet) 1 7 = Toial corer Shagbark hickory (Carya ovate) has a sapling/shrub stratum of 7% absolute cover. Prevalence Index worksheet: Total % Cover of: Remarks: (Include photo numbers here or on a separate sheet) 1 7 = Toial corer Shagbark hickory (Carya ovate) has a sapling/shrub stratum of 7% absolute cover. Prevalence Index worksheet: Total % Cover of: _ Multiply by: OBL species: -_ 0 z 1 0 FACW species. 0 x 2 FAC species: 22 x 3 66 FACU species: 139 x 4 656 UPL species. 0 x 5 0 ` �(B Column Totals- 161 (A) 622 Prevalence Index = B/A = 3.86 Hydrophytic Vegetation Indicators: ❑ Dominance Testis >50% ❑ Prevalence Index is 53.0' ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separatesheet) ❑ Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydric soil and watland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Yes ❑ Present? No ❑p US Army Corps of Engineers EarthView Environmental Inc I Midwest Region Soils I Sample Point Cu Profile Description. (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth _ _ .__ _Matrix. __ __ Rgd4x Features_ (inches) Color (moist) % Color (moist) % Type' Loe Texture Remarks. 0-3 19YR 313 1 3-12 2.5Y 6t4 'Type. C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. °Location- PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑ Histosol (At) ❑Sandy Gleyed Matrix (S4) Indicators for Problematic Hydric Soils' ❑ Histic Epipedon (A2) [-]Sandy Redox (S5) ❑Coast Praise Redox (A16} Black Histic A3 ❑ ( ) Sr ❑ ripped Matrix (S6) ❑ Iron -Manganese Masses (F12) ❑Hydrogen Sulfide (A4) ❑ Loamy Mucky Mineral (F1) ❑Other (Explain in Remarks) ❑ Stratified Lay" (A5) ❑ Loamy Gleyed Matrix (F2) ❑2 cm Muck (A1g) ❑ Depleted Matrix (F3) ❑Depleted Below Dark Surface (At 1) []Redox Dark Surface (F6) 'Indicators yucvegetation ❑Thick Dark Surface (Al2) ❑Depleted Dark Surface (F7) and wetland hydrology must be present, by rology ❑Sandy Mucky Mineral (S1) Redox Depressions (F8) unless disturbed or problematic. ❑ 5 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Yes ❑ Type: Depth (inches). Hydric Soil Present? No OV Soil Remarks' NIM Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required, check all that apply) Secondary Indicators (minimum of two required) Surface Water (Al) ❑ Weter-Stained Leaves (89) ffSurfaces Soil Cracks (B6) ❑ High Water Table (A2) ❑Aquatic Fauna (1313) ❑ Drainage Patterns (610) ❑Saturated in Upper 12" (A3) ❑True Aquatic Plants (B14) ❑Dry -Season Water Table (C2) ❑ Water Marks (81) []Hydrogen Sulfide Odor (Cl) ❑ Crayfish Burrows (CB) ❑Sediment Deposits (B2) ❑Oxidized Rhizospheres on Living Roots (C3) []Saturation Visible on Aerial imagery (C9) ❑ Drift Deposits (B3) ❑ Presence of Reduced Iron (C4) ❑ Stunted or Stressed Plants (D1) ❑Algal Mat or Crust (84) ❑ Recent Iron Reduction in Tilled Soils (CB) ❑Geomorphic Position (132) ❑ Iron Deposits (65) ❑Thin Muck Surface (C7) ❑ FAC-Neutral Test (D5) ❑ Inundation Visible on Aerial Imagery (87 ❑Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (68) ❑Other (Explain in Remarks) Field Observations: Surface Water Present Yes ❑ No R Depth (inches) Water Table Present? Yes ❑ No © Depth (inches) Wetland Hydrology Present? Yes Saturation Present? Yes No © Depth (inches) No (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well; aerial photos; previous inspections), if available Hydrology Remarks. NIM US Army Corps of Engineers EarthView Environmental Inc Midwest Region --Wetland Determination Data Form -Midwest Region ---- ProlecVSite: ShiveCR-003 Cole Property Wetland Delineation City/County: Johnson Date: 1029/2013 .- Applicant/Omer. Shiva -flattery State. Iowa Sample Point C- Investigator(s): EanhNiew Environmental LLC (C.Eicke) l-2- Landform (hdlslope, terrace, etc.): hillslope Local relief (concave, convex, none): convex Slope (%) Latitude(dd): 41.6830195384 Longitude(dd):-9L5470421446 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name. 163G Fayette silt loam Are climatic I hydrologic conditions on the site typical for this time of year? Yes ® No ❑ (If no, explain in Remarks,) Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? ® No ❑ Are Vegetation [] Soil ❑ or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc, Hydrophytic Vegetation present? ❑ Hydric Soil present? ❑ Is the Sampled Area wetland ❑ wetland Type Remarks: Wetland Hydrology present? ❑ within a Wetland? Non -Wetland ❑d Upland Data Point representative of uplands surrounding wetlands on the western portion of the project area. Vegetation Absolute Dominant Tree Stratum: - aia sup, a reaus 3o Common Name % Cover Species? Status Dominance Test worksheet: i ,Acersaccharum b Sugar maple 8D YES FACU Number of Dominant Species 2 iQuercus albs While oak 60 i�"-•---'--' YES I FACU That Are OBL, FACW, OR FAC. 2 (A) 3 Tilia americans Basswood, American linden 5 �NO . 1 FACU Total Number of Dominant Species Across All Strata: 7 (B) 5. 0 1 Percent of Dominant Species That Are _..a_, __ 01 FACW, or FAC: 29% (AID) Sapling/Shrub Stratum. plat siza t6nredius Common Name --745—=Total Cover 1 Ater saccharum Sugar maple Lo� YES 2lLonicera japonica Japanese Honeysudde YES 3. fB RERE BERISTHUNBERGII Japanese barberry —5 11 NO 4, ROSA MULTIFLORA Multigore rose 5 NO 5 Quercus alba White oak 5 NG = Herbaceous Stratum: Plot am sitratlme Common Name 36 Total Cover 1. ;GLECHOMA HEDERACEA Creeping Charlie, ground iv 40 'r YES 2 iElymus� virginicus Virginia wild rye 10 YES 3.--------.------- 0 .� 4, ' 0 5. 0 S. j 0 0 9 0 10i-- 0 = Vine Stratum: Plot am edos radius Common Name 50 Taal Cover 1 Toxicodendron radicans negundo , Poison ivy 15 YES 2.1 11 F D i Remarks: (include photo numbers here or on a separate sheet) i _ 15 = Tout cover Prevalence Index workshem: Total %Cover of: Multiply by: OBI-spedes 0 x 1 0 FACW species: 10 x 2 20 FAC species: 15 x 3 45 FACU specter: 220 x 4 880 UPL species: 0 x5 _ 0 Column Totals 246 (A) 945 (B Prevalence Index = B/A = 386 Hydrophytic Vegetation Indicators: ❑ Dominance Test is >50% ❑ Prevalence Index is <_3 01 ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ Problematic Hydrophybe Vegetation' (Explain) 'indicators of hydric sod and wetland hydrology must be present, unless disturbed or problematic Hydrophytic Vegetation Yes ❑ Present? No ❑O US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils I Sample Pant CU_2 Profile Description: (Desenbe to the depth needed to docurnent the indicator or confirm the absence of indicators ) Depth -- _..- Matrix -- (inches) Color (moist) % 0-3 10YR 4/1 3-12 10YR 5t6 12-16 10YR 5M _..Redoxfeatum_ _.. Color (moist) % Type' Loc' Texture Remarks. sit poor light ail all 'Type: C=Concentration_D=Depletion. RM=Reduced Matrix, CS=Covered or Coaled Sand Grains. 2Location" PL=Pore D_ r.kig, M=Matnx Hydric Sall Indicators: [Histosol (Al) ❑ Histic Epipedon (A2) [ Black Histic (A3) ❑Hydrogen Sulfide (A4) ❑Stratified Layers (A5) [ 2 cm Muck (A10) ❑Depleted Below Dark Surface (All) ❑Thick Dark Surface (Al2) ❑Sandy Mucky Mineral (S1) [5 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Type: Soil Remarks - NIM Hydrology Wetland Hydrology Indicators: [ Sandy Gleyed Matrix (S4) ❑ Sandy Redox (S5) [Stripped Matrix (S6) ❑Loamy Mucky Mineral(Ft) []Loamy Gleyed Matrix (F2) []Depleted Matrix (F3) [ Redox Dark Surface (F6) [ Depleted Dark Surface (F7) [ Redox Depressions (F8) Depth (!riches): Primary Indicators (minimum of one Is required, check all that apply) Indicators for Problematic Hydnc Soils' ❑Coast Prairie Redox (A16) ❑Iron -Manganese Masses (1712) []Other (Explain in Remarks) 'Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic. []Surface Water (At) [-]Water-Stained Leaves (89) ❑ High Water Table (A2) []Aquatic Fauna (B13) [Saturated in Upper 12" (A3) ❑True Aquatic Plants (1314) ❑Water Marks (B1) [Hydrogen Sulfide Odor (Ci) []Sediment Deposits (B2) []Oxidized Rhizospheres on Living Roots (C3) [_]Drift Deposits (B3) []Presence of Reduced Iron (C4) ❑Algal Mat or Crust (B4) ❑Recent Iron Reduction in Tilled Soils (C6) ❑ Iron Deposits (B5) [Thin Muds Surface (C7) ❑ Inundation Visible on Aerial Imagery (B7 []Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (138) []Other (Explain in Remarks) Hydric Soil Present? Yes ❑ No Secondary Indicators (minimum of two required) [Siafsce Soil Cracks (86) ❑ Drainage Patterns (B10) [ Dry -Season Water Table (C2) ❑Crayfish Burrows (C8) [Saturation Visible on Aerial Imagery (C9) ❑Stunted or Stressed Plains (DI) ❑Geomorphic Position (02) [ FAC-Neutral Test (D5) Field Observations: Surface Water Present Yes ❑ No W Depth (inches) Water Table Present? Yes ❑ No © Depth (inches). Wetland Hydrology Present? Saturation Present? Yes ❑ No ® Depth (inches). (includes capillary fringe) Describe Recorded Data (stream gauge. monitoring well aenal photos, previous inspections), if available Hydrology Remarks NIM Yes ❑ No US Army Corps of Engineers EarthView Environmental Inc. Midwest Region r & Endangered Species Survey Cole Property Iowa City, Iowa Prepared 1 to avaaffla 1 1 i July, 2016 EVE PROJECT M NDS-001 Prepared by: Reid Stamer Restoration Ecologist, PWS EarthView Environmental, Inc. 310 Second St. Coralville, Iowa 52241 Phone: 319-358-2542 Fax: 319-358-2562 Email: ReidCcbeveinc.consulting TABLE OF CONTENTS Contents 1.0 Executive Summary 2.0 Wetlands ..................... 2.1 Methodology.....................................................................................................................................................................................5 2.2 Existing Wetlands...........................................................................................................................................................................5 2.3 Wetland Determinations.......................................................................................................... ---- a 2.4 Wetland Functions and Values.................................................................................................................................................. B 3.0 Threatened and Endangered Species 3.1 Methodology.....................................................................................................................................................................................9 3.2 Summary of Habitat.......................................................................................................................................................................9 3.2.1 Early -Successional Forest...................................................................................................................................................9 3.2.2 Mid -Successional Forest......................................................................................................................................................9 3.2.3 Late -Successional Forest..................................................................................................................................................10 3.3 Federal Listed Threatened or Endangered Species.......................................................................................................10 3.4 State Listed Threatened or Endangered............................................................................................................................10 4.0 Regulatory Review...........................................................................................................................................................................11 5.0 Conclusions.........................................................................................................................................................................................11 References...................................................................................................................................................................................................13 Appendix A: USGS 7.5 Minute Quadrangle Map(1:24,000)...................................................................................................14 AppendixB: Soils Map............................................................................................................................................................................15 AppendixC: Habitat Types...................................................................................................................................................................16 AppendixD: Site Photos........................................................................................................................................................................17 Appendix E: IDNR Environmental Review Letter....................................................................................................................... 21 Appendix F: Threatened & Endangered Species List, Johnson County, IA.......................................................................22 Appendix G: Wetland Delineation Data Sheets............................................................................................................................23 Wetland Delineation and T&E Survey - Cole Property (Part II), Iowa City, Iowa Page 4 EarthView, Environmental, Inc. July 2015 1.0 Executive Summary EarthView Environmental Inc., (EVE) was contracted by North Dubuque Street LLC (NDS) to complete a wetland delineation and threatened and endangered (T/E) species survey within a 10 acre parcel in Iowa City, Johnson County, Iowa (Figure 1). The project is located in the Northeast quarter of Section 4, Township 79 North, Range 06 West. This project is an addition to a previous study conducted on 60 acres adjacent to and within the vicinity of the current study (EVE, 2013). The previous project found approximately 1.25 acres of forested floodplain and side -hill seep wetlands, as well as habitat for the federally listed Indiana Bat (Myotissodalis) and Northern Long -Eared Bat (Myotisseptentrionalis). The current 10 acre survey found an additional 0.07 acres of wet prairie seep wetland, which is a continuation of the previously delineated wetland C-5 (EVE, 2013). Similar to the preceding survey, roosting habitat for the federally listed Indiana Bat and Northern Long -Eared Bat is present within the parts of wooded areas of the parcel. In addition, Green Dragon (Arisaema draconitum) was identified within the project area. This plant is considered relatively rare and is an indicator that the native flora is intact. As such, there is a higher potential for several state -listed T/E. 2.0 Wetlands 2.1 Methodology Field analysis was completed on 7/5/2016 using the routine onsite determination method defined in the U.S. Army Corps of Engineers Wetland Delineation Manual (Environmental Laboratory, 1987) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Midwest Region (USAGE, 2010). Delineation data points and wetland boundaries were recorded across the site using a Trimble Geo-XH GPS unit. Associated shapefiles are available upon request. 2.2 Existing Wetlands No National Wetland Inventory wetlands are mapped within the immediate project vicinity, however, using the above methodology, one wetland was delineated, labeled NDS-03 (Figure 2). The delineated wetland is a continuation of the previously delineated wetland C-5, a wet prairie seep (EVE, 2013). This area has been partially filled due to a severe head -cut to the northeast. D� W A,•,R Nn eFnbHW Y N '. PmJect Boundary-2016 W =P"d8owdmy-2M ** A separate area, near the north end of the project, Figure 1: Project Location was identified and determined to be upland with temporary and artificial development of hydrophytic vegetation. Placement of a spoil pile at this location has caused surface water to collect and cattails (hydrophytic vegetation) have become established here. SSURGO soil data mapping indicate this area is a Fayette Silt Loam with 0% hydric presence, however, soils observed during field investigation are practically impenetrable due to the high amount of gravel within the compacted fill material, and could not be penetrated for investigation of hydric soil indicators. Similarly situated areas adjacent to the spoil pile are all upland. It is evident that the presence of hydrophytic plants in Wetland Delineation and T&E Survey - Cole Property (Part II), Iowa City, Iowa Page 5 EarthView Environmental, Inc. July 2015 this small area is directly the result of the placement of impermeable fill material. This has allowed for temporary ponding or saturation in an otherwise upland area, a result of ongoing construction activities. Wetland Delineation and ME Survey- Cole Property (Part II), Iowa City, Iowa Page 6 EarthView Environmental, Inc. July 2015 L a.; r s i GEM 0 14A, r IJ?.��iIY.XJ =}�i L47Ci�rnkl r 2.3 Wetland Determinations Wetland NDS-03: Partially Filled Wet Prairie 0.07 acres Data Point NDS-03 Photo 7 (Appendix D) Location: Wetland NDS-03 is located on the western edge of the 10 acre parcel and is contiguous with wetland C-5 (EVE, 2013) to the southwest. The wetland area can be described as a flat, broad valley with an actively head -cutting gully to the northeast, which is actively depositing sediment within the wetland. Dominant Vegetation: Vegetation is relatively sparse and dominated by opportunistic species, undoubtedly due to the sediment influx from the adjacent headcut. The Dominance Test and Prevalence Index are met throughout the wetland. Herbaceous stratum: • Canadian Clea.„weed (Piles pumila) - FACW • Garlic -Mustard (Alliaria petiolate) - FAC • Canadian Honewort (Cryptotaenia canadensis) - FAC • Jack -in -the -Pulpit (Arisaema triphyllum) - FACW Hydric Soil Indicator: (173) - Depleted Matrix Hydrology: Wetland hydrology is achieved through a combination of surface flow, as well as subsurface seepage (explained in detail on Page 9 of the 2013 Delineation Report). Primary Indicators: (A3) - Saturated in Upper 12", (132) - Sediment Deposits Secondary Indicators: (1310) - Drainage Patterns, (D2) - Geomorphic Position, (D5) - FAC-Neutral Test Adjacent Uplands: The wetland boundary is generally defined by the toe of the slope, with uplands located on relatively steep hillslopes. Vegetation in the sampled upland area meets the Dominance Test, although it is dominated exclusively by FAC and FACU species. The canopy is dominated by Common Hackberry (Celtis occidentalis) and Bitter -Nut Hickory (Carya cordlformis), while the shrub layer is dominated by Eastern Prickly Gooseberry (Ribes cynosbati), Rambler Rose (Rosa multiflora), and Japanese Honeysuckle (Lonicera japonica). The herbaceous layer is dominated by Jumpseed (Persicaria virginiana), Garlic Mustard (Alliaria petiolata), and Canadian Honewort (Cryptotaenia canadensis). Soils are non-hydric and lack redox features throughout. Soils are very dark grayish brown (10YR 3/2) for the top 4-inches, with dark yellowish brown (10YR 4/4) from 4 to 20-inches. No wetland hydrology indicators are met. 2.4 Wetland Functions and Values Wetland functions and values were calculated using MnRAM 3.4. Wetland NDS-03 can be categorized as a moderate quality depressional/tributary that primarily discharges groundwater, as evidenced by the seep. The following functions are present within the wetland area: • Maintenance of the hydrologic regime • Flood/stormwater/attenuation • Downstream water quality • Maintenance of wetland water quality • Maintenance of wildlife habitat • Aesthetic/recreation/education/cultural Wetland Delineation and T&E Survey - Cole Property (Part II), Iowa City, Iowa Page S EarthView Environmental, Inc. July 2015 3.0 Threatened and Endangered Species 3.1 Methodology A site survey was conducted in conjunction with the wetland delineation on 7/5/2016. The entire project area was walked to identify areas of elevated diversity, remnant, or mature habitat. The northwestern corner of the site was quickly identified as a highly disturbed area containing stockpiled fill material, with minimal possibility of rare species presence. Notable habitat areas include three forested areas, distinguished by tree stand age and dominant vegetation, as well as a grassed corridor. Habitat areas were approximated using current and historic air photos, dating back as far as the 1930's (Appendix C). Species assemblages were surveyed in -field. The delineated wetland (NDS-03) is a seep that is primarily fed by groundwater, which is an uncommon wetland type within this part of Johnson County and would typically have the potential for rare species. However, due to an influx of sediment from an adjacent headcut, T/E species presence is unlikely. A thorough description of this area is available in Section 2.3 and Appendix G, datasheet NDS-03. 3.2 Summary of Habitat 3.2.1 Early -Successional Forest Approximately two-thirds of 6 total acres of woodland can be classified as early -successional forest, defined as any tree stand under 40 years old (Iowa Department of Natural Resources, 2010). Within the project area these early -successional areas were likely historically managed for either pasture or hay production, prior to reforestation sometime in the 1980's. Dominant canopy species include, American Elm (Ulmus americana), Honey Locust (Gleditsia triacanthos), Black Locust (Robinia pseudoacacia), Black Walnut Uuglans nigra), Box Elder (Acer negundo), Bitternut Hickory (Carya cordiformis), and Black Cherry (Prunus nigra). The understory is dominated by Jumpseed (Persicaria virginiana), Garlic Mustard (Alliaria petiolata), Stinging Nettle (Urtica dioica), as well as a variety of other common woodland plant species. Several dead elm trees with peeling bark and/or cavities are present in the southern half of the early -successional area east of the grassed corridor. 3.2.2 Mid -Successional Forest Mid -stage forests range from 41 to 80 years in age (IDNR, 2010), though those present within the project tend to be in the latter age group. These medium -age woodlands can be further divided based on the quality of the woodland. The forested area west of the grassed corridor can be categorized as a moderate quality woodland. Dominant canopy species include, White Oak (Quercus alba), Bitternut Hickory (Carya cordiformis), Black Walnut Uuglans cinerea), Black Cherry (Prunus nigra), with American Linden (Tilia americana), Sugar Maple (Acer saccharum) and Japanese Honeysuckle (Lonicera japonica) in the understory. Herbaceous species include, Garlic Mustard (Alliarla petiolata), Virginia Creeper (Parthenocissus quinquefolia), Jack -in -the -Pulpit (Arfsaema triphyllum), and Clustered Snakeroot (Sanicula gregaria). The remaining 1.8 acres of mid -successional forest east of the grassed corridor can be classified as "high quality" and merits special consideration. This area encompasses two ravines near the southern edge of the parcel, dominated by White Oak (Quercus albs) and Shagbark Hickory (Carya ovata), with a minor component of Black Walnut Uuglans cinerea), Black Cherry (Prunus nigra), and American Linden (Tilia americana). Several snags with loose bark and/or cavities are also present within this area. Herbaceous species include, Canada Germander (Teucrium canadense), Virginia Creeper (Parthenocissus quinquefolia), Jack -in -the -Pulpit (Arisoema triphyllum), Clustered Snakeroot (Soniculagregaria), and a variety of other Wetland Delineation and T&E Survey - Cole Property (Part II), Iowa City, Iowa Page 9 EarthView Environmental, Inc. July 2015 woodland species. Of special note, this area hosts a healthy population of Green Dragon (Arisaema dracontium) , a relatively rare plant that is an indication that the original woodland flora is intact (Hilty, 2016). The presence of this indicator species, in combination with a mature oak -hickory canopy stipulates a higher potential for other rare or T/E species. 3.2.3 Late -Successional Forest The late stage woodland is over 81 years old, located west of the grassed corridor. The stand is dominated by shade tolerant trees and shrubs such as, American Linden (Tilia americana), Sugar Maple (Acersaccharum), Black Cherry (Prunus nigra), and Japanese Honeysuckle (Lonicera japonica), although Cottonwood (Populus deltoides) and Elm species (Ulmus ssp.) are also present Herbaceous species include, Garlic Mustard (Alliaria petiolata), Virginia Creeper (Parthenocissus quinquefolia), Jack -in -the -Pulpit (Arisaema triphyllum), Clustered Snakeroot (Sanicula gregaria), and Wingstem (Verbesina alternifolia). The northern edge of the woodland has been drastically altered by the placement of fill material, as well as a very large headcut that is depositing sediment into wetland NDS-03. 3.2.4 Grassed Corridor A utility easement bisects the parcel from the northeast to the southwest. The center 30-Feet of the easement has been kept mowed short, leaving approximately 10-feet on each side that has filled in with a variety of fairly opportunistic species, such as Canadian Thistle (Cirsium arvense), Reed Canary Grass (Phalaris arundinacea), and Goldenrod (Solidago ssp.). Because this area is continually disturbed by easement clearing it is unlikely that any T/E species would be present, although this area may be used as foraging habitat for flying predators. 3.3 Federal Listed Threatened or Endangered Species EVE accessed and reviewed the U.S. Fish and Wildlife Service (USFWS) Threatened and Endangered Species Website in June of 2016 (USFWS, 2016). Eight (8) federally -listed threatened, endangered, candidate, or otherwise protected species are known to occur in Johnson County, Iowa, including: Haliaeetus leucocephalus, Lampsilis higginsii, Myotis sodalis, Myotis septentrionalis, Lespedeza leptostachya, Platanthera leucophaea, Platanthera praeclara, and Sistrurus catenatus. Of these species, potential habitat is present for the endangered Indiana Bat (Myotis sodalis) and the Northern Long -Eared Bat (Myotis septentrionalis) within the project area. More specifically, summer roosting habitat is present within the southeast quadrant of the 10 acre parcel (Appendix Q. Roost trees in this area are primarily dead snags ranging from 6-36" DBH with loose/peeling bark, crevices, and/or cavities. Shagbark hickories in various stages of development are also present in this area. Additionally, the woodlands within the project area meet the other criteria for summer roosting habitat: they are within'h mile of a permanent water source, contain foraging habitat (i.e. upland and bottomland forests, wooded edges, open corridors), and are directly adjacent to other mature woodlands containing suitable roosting habitat (EVE, 2013). Furthermore, other woodland areas noted within the project area, while not providing summer roosting habitat, may be utilized by protected Myotis species for foraging habitat The federally protected Bald Eagle (Haliaeetus leucocephalus) could be present in this area due to proximity with the Iowa River; however, no nests were noted or are currently known to be present in the project area. 3.4 State Listed Threatened or Endangered A Request for Environmental Review was sent to the Iowa Department of Natural Resources (IDNR) on 6/27/2016 with a response issued on 7/1/2016, noting "no -site specific records that would be impacted by this project," however, "if listed species or rare communities are found during the planning or construction phases, additional studies and/or mitigation may be required." The Review also noted that the Indiana Bat and Northern Long -Eared Bat "may occur in the area of this project" (Appendix E). Wetland Delineation and T&E Survey- Cole Property (Part II), Iowa City, Iowa Page 10 EarthView Environmental, Inc. July 2015 Additionally, EVE accessed the IDNR Natural Areas Inventory in June 2016; thirty-two (32) state -listed T/E species are known to occur in Johnson County, Iowa. Of these, there is a moderate to high potential for five (5) species. Four of these species are woodland plants that would be most likely to occur in the high quality mid -successional forest. Potential habitat for the Barn Owl (7, vto alba) consists of trees with cavities and coincides with the mapped Myotis ssp. habitat (Appendix C) No individuals were identified by EVE or are otherwise known to exist within the project area. See Appendix F for a preliminary analysis of potential species presence. 4.0 Regulatory Review The U.S. Army Corps of Engineers regulates the discharge of dredged or fill materials into all regulated waters of the United States, including wetlands, in Section 404 of the Clean Water Act (USAEWES Environmental Laboratory;1987). The process of jurisdictional Determination, conducted by the U.S. Army Corps of Engineers, may determine that all or part of the wetlands delineated for this project are considered regulated. Based on the information provided, it appears this project may involve filling part of a wetland and therefore may require permits from the Corps of Engineers and the Iowa Department of Natural Resources prior to beginning work. The Corps of Engineers normally requires acquisition of a Section 404 permit and mitigation when any wetland impact is proposed. In general, there are two types of permits as described below. Nationwide Permits: A nationwide permit is generally the simplest form of the 404 permits. A wetland fill of 1/2 acre or less is permitted under a Nationwide Permit. This permit also requires preconstruction notification to the Corps for impacts to as little as 1/10 of an acre or less. Generally, this permit takes 30 to 45 days to obtain. Individual Permits, An individual permit requires a full public interest review. A Public Notice is distributed to all known interested persons. After evaluating comments and information received, a final decision on the application is made. The permit decision is generally based on the outcome of a public interest balancing process in which the benefits of the project are balanced against the detriments. A permit will be granted unless the proposal is found to be contrary to the public interest. Processing time usually takes 60 to 120 days unless a public hearing is required or an environmental statement must be prepared. During the permitting process for either type of permit, the Corps of Engineers requires that applicants first establish that impacts to wetlands cannot be avoided. Permit applicants then must demonstrate that reasonable efforts to minimize impacts to wetlands have been made in the design and construction plans. Having taken the first two steps, applicants then must provide a plan for compensation, usually through mitigation, for unavoidable impacts. In general, our experience has been that the Corps requires in -kind mitigation be done at a minimum ratio of one (1) to one (1) but often requires a compensation ratio of 1.5:1 to 2.5:1 (i.e., two and one-half acres of constructed wetland for every one acre of impact). For difficult/impossible to create wetlands such as bogs, fens, and seeps, the mitigation ration may be as high as 10:1. 5.0 Conclusions EarthView Environmental delineated 0.07 acres of wet prairie seep wetland within the project boundary. Additional wetlands are also present the immediate project vicinity (EVE, 2013). The U.S. Army Corps of Engineers may determine that all, or parts the wetlands within the areas delineated in 2013 and 2016 are jurisdictional and therefore regulated. Before any construction activities begin in these wetland areas, Wetland Delineation and ME Survey - Cole Property (Part II), Iowa City, Iowa Page it EarthView Environmental, Inc. July 2015 consultation with the U.S. Army Corps of Engineers and Iowa Department of Natural Resources is strongly recommended. Some of the forested areas within the project area contain rare plant communities, typical of remnant (pre - settlement) woodlands. These areas have a high potential for presence of several listed woodland plant species. Additionally, potential roosting habitat for both federally listed Myotis sso. is present within parts of the woodland. Before any construction activities begin in the woodland areas identified as "Potential Ivlyotis ssp. summer roosting habitat" in this report, consultation with the Iowa Department of Natural Resources and U.S. Fish and Wildlife Service is strongly recommended. This report has been prepared for the exclusive use of our client and forspecffc application to the project discussed. To the best of my knowledge the above statements, attachments, including those labeled and identified as enclosures, and all conclusions are true, accurate, and based on current environmental principles and science. No warranties, either expressed or implied, are intended or made. In the event that changes in the nature, design or location of the project as shown are planned, the conclusions and recommendations contained on this form shall not be considered valid unless Earth View Environmental, Inc. reviews the changes and either verifies or modifies the conclusions of this form in writing. This report has been prepared by. Reid Starner, Restoration Ecologist/PWS 7/29/2016 Wetland Delineation and ME Survey - Cole Property (Part 11), Iowa Clty, Iowa Page 12 EarthView Environmental, Inc. July 2015 References Callahan, E., R. Drobney, and R. Clawson. 1997. Selection of summer roosting sites by Indiana bats (Myotis sodalis) in Missouri. J. Mamm. EarthView Environmental Inc. (2013). Wetland Delineation and Threatened & Endangered Species Survey, Cole Property Wetland Delineation. Coralville, IA. Gardner, J., J. Hofmann and J. Garner. 1996. Summer distribution of the Federally endangered Indiana bat (Myotis sodalis) in Illinois. Transactions of the Illinois State Academy of Science. Hilty, J. (2016, January 11).Arisoema dracontium (Green Dragon). Retrieved from http://www.illinoiswildflowers.info/ Iowa Department of Natural Resources. (2016, June). Natural Areas Inventory. https://programs.iowadnr.gov/naturalareasinventory Iowa Department of Natural Resources. (2010, June). Iowa's Forests Today: An Assessment of the Issues and Strategies for Conserving and Maintaining Iowa's Forests MnRAM, 2010. Minnesota Routine Assessment Method (MnRAM) for Evaluating Wetland Function, Version 3.4 Beta. Minnesota Board of Water & Soil Resources. USAEWES Environmental Laboratory. 1987. Corps of Engineers Wetland Delineation Manual. Technical ReportY-87-1. U. S. Army Corps of Engineers (USACOE). 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Midwest Region, ed. J. S. Wakeley, R. W. Lichvar, and C. V. Noble. ERDC/EL TR-08-27. Vicksburg, MS: U.S. Army Engineer Research and Development Center. U.S. Fish and Wildlife Service. (2016, Jun) USFWS Midwest Region, County Distribution of Federally Threatened, Endangered, Proposed and Candidate Species, Iowa. http://www.fvvs.gov/midwest/endangered/lists/iowa-cty.html Wetland Delineation and T&E Survey - Cole Property (Part 11), Iowa City, Iowa Page 13 EarthView Environmental, Inc. July 2015 Appendix A: USGS 7.5 Minute Quadrangle Map (1:24,000) N Legend USGS 24,000 Topographic Map W E MDelineation Boundary - 2015 0 0.25 0.5 0.75 poeE�1 g ® Delineation Boundary - 2013 Miles EarthView Environmental Inc. 7/14/2016 USGS Map Courtesy: Iowa Geographic Map Server Wetland Delineation and ME Survey - Cole Property (Part II), Iowa City, Iowa Page 14 EarthView Environmental, Inc. July 2015 Appendix B: Soils Map N ® Delineation Boundary - 2013 1- 32% % E Delineation Boundary - 2016 33 - 65% HydrlcSoil Presence gg_gg% SSURGO Soils Data S 0% 100% Eanhview Environmental Inc. 7/M O16 SSURGO Soil Data Courtesy: httpJ/datagateway.nr s.usda.guv/ Wetland Delineation and ME Survey - Cole Property (Part 11), Iowa City, Iowa Page 15 EarthView Environmental, Inc. July 2015 Appendix C: Habitat Types Habitat Types ✓ Potential Myotis ssp. summer roosting habitat. r !y all, !✓ �� Delineation Boundary Habitat Types Late -Successional jlMetiand (2016) Early -Successional - Mid -Successional -� RoostingHabitat Grassed Corridor Mid -Successional (High Quality) EarthVlew Environmental Inc. 7/1412016 Wetland Delineation and ME Survey - Cole Property (Part II), Iowa City, Iowa Page 16 EardiView Environmental, Inc. July 2015 Appendix D: Site Photos Photo 1: Grassed Corridor Location: Near northeast corner Date: 7/5/2016 View from northeast Photo 2: Early -Successional Forest Location: Northeast Quadrant Date: 7/5/2016 View from north Photo 3: Ravine in High Quality Mid - Successional Forest Data Point NDS-03 Date: 7/5/2016 View from north Wetland Delineation and ME Survey - Cole Property (Part 11), Iowa City, Iowa Page 17 EarthView Environmental, Inc. July 2015 Photo 4: High Quality Mid -Successional Forest Data Point: NDS-03 Date: 7/5/2016 View from north Photo 5: Green Dragon (Arisaema dracontium) Location: High Quality Mid -Successional Forest Date: 7/5/2016 Photo 6: Habitat Tree Location: Southeast Quadrant Date: 7/5/2016 Wetland Delineation and T&E Survey - Cole Property (Part II), Iowa City, Iowa Page 18 EarthView Environmental, Inc. July 2015 � 4 1�1 4 ' � c Photo 10: Late•SuccessionalForest Data Point: NDS-04 Date: 7/5/2016 View from northeast Photo 11: Cattails Growing Near Spoil Pile Location: Northwest Quadrant Date: 7/5/2016 Wetland Delineation and ME Survey - Cole Property (Part II), Iowa City, Iowa Page 20 EarthView Environmental, Inc. July 2015 Appendix E: IDNR Environmental Review Letter Dear Mr. Stainer propose Forest virwv Dewelopoiem Iowa City Johnson County S&cdon 4, Township 79N, Range 06W Thank you for invitaw, Department comment tar the impact of this p roj'^,xi. The Department li, . searched for records of rare species and significant natural communities in the project area and found no site -specific records that would be impacted by this project. However, dtose reamds and data are not the result of thorough field surveys. If listed species or rare communities are found during the planning or construction phases, additional studies and/or mitigation may be required. If the construction plans change, the Department should be contacted for another review. The Indiana bat (Myor s sodolls), a state- and federally -endangered species, and the northern long-eared bat (Myods septentriunalls), a federally threatened species, have the potential to inhabit this area of the state and may occur in the area of this project'. Indiana bats are found in areas of mature upland forest and along wooded corridors of small streams. The bats forage (or insects beneath the canopy. Fernale Indiana bats form maternity colonies under [case tree hark Northern long-eared bats wend winter hibernating in caves and mines, called hibernacuia. During the summer, northern long-eared bats roost singly or a colonies undemeath bark in cavities or it crevices of both live trees and snags (dead trees) and may rum in structures such as old buildings, culverts, and bridges. The enclosed guideline; provide Information about the habitat requirements and 5urvvy methods for Indiana bat sun ime-r habitat. These guidelines may also be used for the northern long -tared bat. If it appears that you will disturb potential Indiana bat and/or northern long-eared bat summer habitat and seasonal tree removal guidelines cannot be met, we suggest that you contact the US Fish and Wildlife Service regarding this project The Rock Island Field office may be reached at (309) 757-58DO or 151147th Ave, Mallne IL 61265.7022. This letter is a record of reviews for protected species, rare natural communities, state lands and waters in the project area, including review by personnel representing state parka, preserves, recreation areas, fisheries and wildlife but does not include comment from the Environmental Services Division of this Department. This letter does not consbuna a permit Other permits may be required from the Department or either state or federal agencies before work begins on this project. Please reference the following DNR Environmental Review/Sovereign Land program tracjdng number assigned to this In oject in all future can respundence related to this projeci:1.3232. If you have questions about this letter or require further information, please contact me at 15151725-8464, SETH MOORE Sovereign Lands & Environmental Review Coordinator Iowa Department of Natural Resources 515.725.84641 seth.moore0dntlmwa.msv 502 E. 9th Street I Res Moines, IA 5D319-OD34 WWW.IDWADNR.GOV RAM teadirrg lowam in Caring for slur Maroml Resources. Wetland Delineation and T&E Survey — Cole Property (Part Il), Iowa City, Iowa Page 21 EarthView Environmental, Inc. July 2015 Appendix F: Threatened & Endangered Species List, Johnson County, IA Common Name Scientific Name Group State Status Federal Status Potential for Species Presence? Bald le aeatws lsuso BIRD S Protected Yea. low pominfial Ba;n Owl 7 fa albs BIRDS E Yes moderate potential Ki Rail RaUus e/e ns BIRDS E No, lack of habitat Northam Harrier Circus c Deus BIRDS E No lack of hank t Freckled Madtom Nct=s noctumus FISH E No lack of habitat Oran admiat Darter Etheostoma sWt&bffe FISH 7 No lack of habitat eu:terfi Mussel EUi ie Jitredaa FRESHWATER MUSSELS T No!ack of habitat Cree mussel S sus uMu/ahes FRESHWATER MUSSELS 7 No lack of habitat H' ins aYo (Peady Mussel Lam is h- - sU FRESHWATER MUSSELS E E No, lack of hab3at P'atci n mussel Tm is vmrucasa FRESHWATER MUSSELS E No, lack of habitat Pur Wa ck musale C Weiss tubercufehe FRESHWATER MUSSELS T No, lack of habitat Round Pi mussel Ptenroben>a sirrlm;la FRESHWATERMUSSELS E No, lack of habitat Sh ose mussel Flathobasus cyphyus FRESHWATER MUSSELS E No, lack of habitat Ye!!ow Sandshe11 Lamsda tares FRESHWATER MUSSELS E No, lack of habitat 8 sus Ski Problema byssys INSECTS T No, lack of habitat Indana betMicter soda rm MAMMALS E Yea high potential Nailarn Lek Flea Bat MAMMALS T Yes Inith Potential S Skunk S atones MAMMALS E No, lack of habitat PinaseMonakupe hypWithys PLANTS DICCTSI T Yes high andal Pink NLlkvwt a incarnate PLANTS DICOTS 7 No, lack of habitat Pmiie bush-dovat Lesicadaza AsioloslachyaPLANTS DICOTS T No lack of habitat Rkebuaon Aster Asterdumosaa PLANTS DICOTS E No. lack of habitat WerdaafMeedowrue n okcirem ravoknum PLANTS nICATS E Yes taw Potarmal ool Milkweed lam PLANTS CO - T Yes, lowWArtal Eastern Prairie Fd ad Orchid P/sanaraeleu haea PLAN73 MONOCOTS E T No lack of habitat O-ca! Lacias'-7os.a¢ orm& PLANTS MONOCOTS T Yes, high Potential Fats Green IXend AffiaoHiwrn Dare PLANTS MONOCOTS E . high potential S lad s SII C Urmre PLANTS MONOCOTS T No, lack of habitat -creases S laGara 7 Ras. lowpo tenlal Ikre-saved Panic Grass DiehantheJium flneanfollum PLANTS MONOCOTS T No, fact of habitat Wesam iris fri orchid Platenchera praeclare PLANTS MONOCOTS T No, lack of habitat Growmh Pia a�astum FLANfS IODOPKYTES E Yes - h William Oak Fem G cum feria PLANTS PTERIODOPHYTES T No, lack of habitat Slandi 's Turtle Em Wand i REPTILES T No. lack of habitat Common Moak Turtle Sfemothxus odoraWs REPTILES T No, lack of habitat Eastern Maesasauall Rattlesnake Slahurus uatenatus REPTILES E Candidate No lack of habitat oats Boz TuNe Temiticarre ornate REPTILES T No lack of habitat Categories of "Potential for Species Presence" are defined as follows: No, lack of habitat Suitable habitat is not present; the project area does not include, or the project activity does not affect, habitat types required for the species. This designation is generally associated with species requiring very specific habitat needs. Yes, low potential Preferred habitat is not present, but the possibility of occurrence cannot be ruled out. Disturbance, lack of diversity, high presence of invasive species, or other confounding environmental factors severely reduce the potential for presence. Ye; moderate potential Appropriate habitat may be present but is not otherwise protected; individuals of a species are not known to be present. Often, these species are rare but have general habitat requirements. Yes high potential Specifically protected, high quality, or otherwise rare, unique, or diverse habitat required by a species is present (mature woodland, remnant, seeps, fens, etc.) or there are documented occurrences of the species in the project vicinity. Wetland Delineation and ME Survey - Cole Property (Part II), Iowa City, Iowa Page 22 EarthView Environmental, Inc. July 2615 Appendix G: Wetland Delineation Data Sheets Wetland Delineation and ME Survey- Cole Property (Part 1I), Iowa City, Iowa Page 23 EarthView Environmental, Inc. July 2015 etland Determination Data Form - Midwest Regio Pro)ecVSde NDS-001 SenAces for Welland & Other Sensitive Arena for the City/County Iowa City Date, 7/5/2016 Applicarrt/Owner North Dubuque Street LLC State IA Sample Point Investigator(s) EerthView Environmental Inc. (R. Stamer) Section, Township. Range T79NRO6W04 Landrorm (Wislope terrace, etc.) ravine Local relief (concaveconvex, none) concave Slope (%) 2.5% LaMude(dd). 41.68238 Longdude(dd)-91.54407 DatumNAD 1983 UTM Zone 15N Sal Map Und Nerve Fayette sift loran, till plan, 25-40%slopes Are climatic / hydraogic conditions on the site typical for this time of year? Yes No ❑ (If no, explain in Remarks.) Are Vegetation ❑ Sal ❑ or Hydrology ❑ significantly disturbed? Are "Norma Cimumstances" present? © No ❑ Are Vegetation ❑ Sal ❑ or Hydrology ❑ naturally problematic? (If needed. explain any answers in Remarks) Summary of Findings - Attach site map showing sampling point locations, transects, important features, et Hydrophytic Vegetation present? Hydric Soil present? IS the Sampled Area Wetland �' Weiland type Wetland Hydrology present? 0 within a Wetland? Non -Wetland W Remadcs. Vegetation Tree Stratum 1,1 2. 3. 4. 5, 1. 2. 3. 4. 5 Plot aim 30a radius Absolute Dominant Common Name %Cover Species? Status a plingl3hrub Stratum: Plot sin iss red�us Common Name ---� -- =Total Cover C 0 F- 0 i 0 Herbaceous Stratum: 1. Piles] pumila 2. Alliaria petiolata 3 Cryptotaeria ca adi 4. Arisaerne triphytlum 5. 6. 7, 8. 9. Plot sae Sfi ratlfus Common Nerve d = TOW Carer Canadian Clearweed Oadic-Mustard 10 5 YES t YES Canadian Honewort Jack -in -the -Pulpit 5 5 r YES �4s 0 -- 0 0 0 Dominance Test workshe®t Number of Domnant Species That Are OBL. FACW. OR FAG 4 (A) Total Number of Dominant Species Across All Strata' 4 (B) Percent of Dominant Species That Are OBL, FACW, or FAQ 100% (A/B) Prevalence Index worksheets Total % Cover of Multiply by: OBL species. 0 x 1 = ^ FACW species: 15� x 2 = 30 FAC species. 10 x3= 30 FACU species: 0 x 4 = 0 _ UPL species' 0 x 5 = 0 Column Tolae. 25 (A) 60 (a Prevalence Index = B/A = - 240 Hydrophytic Vegetation Indicators: ® Dominance Test is =50% © Prevalence Index is s3.01 Morphological Adaptations' (Provide supporting data in Remarks a on a separate street) Problematic Hydrophytic Vegetation' (Explain) Vine Stratum: Plot sate 30a radsm Common Name 28 "Total cover 'Indicators of hydnc soil and wetland hydrology ...., must be present, unless disturbed or problematic. 2 0 Hydrophytic Vegetation Yes Remarks: (Include photo numbers here or on a separate sheet)-_..._0 =Total cover Present? No ❑ Most of the area Is unvagetatilad due to sediment build up; trees growing adjacent to, but not in low area where data point taken. US Army Caps of Engineers EarthVlew Environments] Inc. Midwest Region Soils Sample Point: NDS-Ol Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % TYW Lee Texture Remarks 0-2 10YR 3/1 sit 2-3 10YR 311 6o sit 10YR 411 40 3-7 10YR 516 sit 7-12+ 10YR 5f2 C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. Hydric Sal indicators! ❑Histosol (All ❑Histic Epipedon (A2) ❑Black Histic (A3) ❑ Hydrogen Sulfide (A4) ❑ Strafed Layers (A5) ❑2 cm Muck (A10) ❑Depleted Below Dark Surface (Al 1) ❑Thick Dark Surface (AM [-]Sandy Mucky Mineral (S1) ❑5 cm Mucky Peat or Peat ($3) []Sandy Gleyed Matra (S4) ❑Sandy Redox (S5) ❑SMpped Matrix (S6) []Loamy Mucky Mineral (F1) ❑ Loamy Gteyed Matra (F2) f-IDepleted Matrix (F3) ❑ Redox Dark Surface (F6) ❑ Depleted Dank Surface (F7) ❑Redox Depressions (F8) 'Location. PL=Polo Lining, M=Matrix. Indicators for Problematic Hydric Soils' Coast Prairie Redox (A16) ❑Iran -Manganese Masses (F12) Other (Explain in Remarks) 'Indicators of hydrophytic vegetation and wedand hydrology must be present, unless disturbed or problematic, Restrictive Layer (if observed): 1 yes Type Depth (inHdnc Soil Present? Noches): y No Wetland Hydrology Indicators: Primary Indicators (minimum of one is required, check all that apply) ❑Surface Water (At) ]Water-Stuned Leaves (B9) ❑ High Water Table (A2) Aquatic Fauna (B13) ❑Saturated in Upper 12" (A3) ❑True Aquatic Plants (B14) Water Marks (Bt) LjHydrogm Sulfide Odor (Cl) ❑Sediment Deposits (B2) ❑Oxidized Rhizospheres on LMng Roots (C3) FV]Dnft Deposits (B3) ❑Presence of Reduced Iron (C4) DAlgal Mat or Crust (B4) ❑Recent Iron Reduction in Tilled Soils (C6) ❑iron Deposits (B5) ❑Thin Muck Surface (C7) ❑Inundation Visible on Aerial Imagery (87) ❑Gauge orWell Data (D9) ❑ Sparsely Vegetated Concave Surface (B8) ❑Other (Explain in Remarks) Secondary Indicators (minimum of two required) ❑SLaface Sal Cracks (136) Sd Drainage Patterns (610) FDry-Season Water Table (C2) ❑Crayfish Burrows (C8) ❑Saturation Visible on Aerial Imagery (C9) ❑Stunted or Stressed Plants (D1) OGeo morphic Position (D2) OFAC-Neutral Test (D5) Field observations: I Surface Water Present? Yes _ No © Depth (inches): Water Table Present? Yes — No ® Depth (inches): Wetland Hydrology Present? Yes Saturation Present? Yes _ No © Depth (inches): No ❑ (includes capillary fringe) Descibe Recorded Data (stream gauge, monitoring well, renal photos, previous inspections), if available Hydrology Remarks. US Amty Corps of Engineers EarfhViuw Environmental Inc. Midwest Region Wetland Determination Data Form - Midwest Region ProlecbSite: NDS-D01 Services for Wetland & Other Sensitive Areas for the City/County: lava City Date. 715/2016 ApplicanbOwnel North Dubuque Street LLC State: IA Sample Point Invesbgator(s): EarthView Environmental Inc. (R. Stamer) Section, Township, Range. T79NR06W04 Landform (hilislope, terrace, etc.). hillslope Local relief (concave: convex, none). convex Slope (%) 5-9% Lalttude(dd). 41.68246 Longitude(dd):-91.54406 Datum: NAD 1983 UTM Zone 15N Sal Map Unit Name Fayette silt loam, III plain, 2540%slopes Are climatic! hydrologic conditions on the site typical for this time of yea? Yes ® No ❑ (If no: explain in Remarks) Are Vegetabon ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? © No ❑ Are Vegetation ❑ Sal ❑ or Hydrology ❑ naturally problematic? (If needed, explain any aneviers in Remarks) Summary of Findings - Attach site map showing sampling point locations, transacts, important features, et Hydrophytic Vegetation present? ❑ Hydric Soil present? ❑ Is the Sampled Area Wetland ❑ Welland Type, Remarks Wetland Hydrology present? ❑ within a Wetland? Non -Wetland RJ Vegetation Absolute Dominant Tree Stratum: Nix win 30rt mcim Common Name % Cover Species? Status Dommance Test worksheets Number of Dominant Species That Are OSL. FACW, OR FAC: 2 (A) --- --- Total Number of Dominant Species Across All Strata: 4 (B) -' 1 IQuercus alba Northern White Oak 25 YES j FACU 2- arya C cordi(ormis Bitter -Nut Hi Hickory 15 I YES j FACU 3_ Carya ovals Shag -Bark Hickory 10 k NO E ' FACU 4. Juglans nigra Black Walnut 10 NO i FACU 5. I I 0 �--- E Percent of Dominant Species I That Are OBL, FACW, or FAC. 5D% (A/B) Sapling/Shrub Stratum: HIM ema lssremus Common Name -- B9 .-Toml Comr 1. 0 2. 0 3, 0 4. 0 5. 0 = Herbaceous Stratum. Prot aua se remus Common Name p Total Cofer 1, rata Clustered Block-SnekeroW 20 YES 2. canadensls Canadian Ho newort 15 I YES 3 giniana rAnsaeffna Jumpseed 10 NO 4contium Greendragon 10 NO g. hyllum Jack -in -the -Pulpit 5 NO 8 Carex shodiana Shuts Sedge 5 rNO 7 8 10. Viola canadensis Streptopus lancedatus Canadian White Violet Lance -Leaf Twistedstalk 2 2 D NO-- I NO Vine Stratum: Plot... 3m mdus e9 =TOW Cofer Common Name 21 o 1- Remarks: (Include photo numbers here or on a sepaate aheet) ---a = Tonal Cowr US Army Corps of Engineers EarthView Environmental Inc. Prevalence Index worksherst: Total °% Cover of: Multiply by= OBL species — 0 x 1 = 0 FACW species: 20 x2= 40 FAC species: 47 x 3 = 141 FACU species 62 x4= 248 UPL species, D x 5 = 0 Column Totals: 129 (A) �429 (B Prevalence Index =61A= 3.33 Hydrophytic Vegetation Indicators: ❑ Dominance Testis >50% ❑ Prevalence Index is s3.01 ❑ Morphological Adaptabons' (Promde supporting data in Remarks u orn a separate sheet) ❑ Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydnc soil and wetland hydrology must be present, unless disturbed a prdilernaic. Hydrophytic Vegetation Yes ❑ Present? No 0 Midviest Region Soils sample Point: N�-I Profile Description: (Describe to the depth needed to document the indicator of confirm the absence of indicators ) Depth Matra Redox Features (inches) Color (moist) % Color (mast) % Type' Loc' Texture Remarks: 0-5 10YR 3!2 sit 5-12+ 10YR 4)3 sit 'Type. C=Concentration. D=Depletion, RM=Reduced Matrix, CS --Covered or Coated Sand Grains. 'Location. PL=Pore Lining, M=Matrb(, Hydric Sol] Indicators: 01-listosol (All Sandy G!eyed Matra (S4) Indicators for Problematic Hydric Sails' E] Histrc Epipedon (A2) Sandy Redox (S5) [DCoast arable Redox OBlack Histic (A3) Stdpped Matrix (S6) E]Iron-Marganese Masses (F12) OHydrogen Sulfide (A4) E]Loamy Mucky Mineral (171) DOther (Explain in Remarks) Strali ied Layers (AS) Loamy Gieyed Matnx (F2) 1-12 em Muck (A10) Depleted Matra (F3) [Depleted Below Dark Surface (Ail) E]Redox Dark Surface (176) *Indicators of hydrophytic vegetation and Thick Dark Surface (Al2) ❑ Depleted Dark Surface (F7) wedaid hydrology must be present, Sandy Mucky Mineral (S1) Redcar Depressions (F8) unless disturbed or problematic. ([J5 cm Mucky Peat or Peat (83) Restrictive Layer (if observed): Yes LJ Type: Depth (inches): Hydric Soil Present? No Sod Remarks: Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is requeed; check all that apply) Secondary Indicators (minimum of two required) Surface Water (Al) Water Stamed Leaves (B9) []Surface Sal Cracks (136) High Water Table (A2) OAquabc Fauna (1313) n Drainage Patterns (B10) OSaurated in Upper 12" (A3) True Aquatic Plants (B14) Dry -Season Water Table (C2) []Water Marks (B1) Hydrogen Sulfide Odor (Cl) []Crayfish Burrows (08) []Sediment Deposits (B2) [:]Oxd¢ed Rho ospheres an Living Roots (C3) I]Saturation Visible on Aerial Imagery (C9) Drift Deposits (83) Presence of Reduced Iron (C4) F-]Stumed or Stressed Plants lot) E]Algal Mat or Crust (134) Recent Iron Reduction in Tilled Solis (Ce) EjGeomorphic Position (02) Iran Deposits (B5) Thin Muck Surface (C7) [:]FAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (137) Gauge or Well Data (D9) Sparsely Vegetated Concave Surface (138) Other (Explain in Remarks) Field Observations: Surface Water Present? Yes No k Depth (inches): Water Table Present? Yes — No EVI Depth (inches): Wetland Hydrology Present? Yes Saturation Present? Yes J No RJ Depth (inches.) No (Includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available Hydrology Remarks US Army Corps of Engineers EarthView Environmenial Inc. Midwest Region etland Determination Data Form - Midwest Regio PrgecVStte NDS-001 Services for Welland & Other Sensitive Areas for the City/County: lava City Dates 7/512016 Applicant/Owner North Dubuque Street LLC State. IA Sample Pant NDS-03 Investigator(s) EarthView Environmental Inc. (R. Staniar) Section, Township, Range T79NR06W04 Landfam (tdlslope, terrace etc.) depression Local relief (concave, convex, none). concave Slope (%) 0-2% Latitude(dd). 41.68309 Longttude(dd)--91,54521 Datum. NAD 1983 UTM Zone 15N Sal Map Unit Nerve Fayette silt loam, till plain, 2640% slopes Are climatic/ hydro!ogic conditions on the site typical for this time of year? Yes ❑r• No [] (if no, explan in Remarks.) Are Vegetation ❑ Soil ❑ or Hydrology significantly disturbed? Are "Normal Circumstances" presets? © No Am Vegetation Soil ❑ or Hydrology naturally problematic? (if needed, explain any answers in Remarks.) Summary of Findings - Attach site map showing sampling point locations, transects, important features, et Hydrophytie Vegetation present? Hydnc Soil present? Is the Sampled Area Wetland ® Welland Type: Wetland Hydrology present? k within a Wetland? Non -Wetland [I wet praire seep Remarks Vegetation Tree Stratum: 1. 2 3, 4, 5. 1. 2. 3. 4. 5. Absolute Dominant Plot aim sore raolus Common Name %Cover Species? Status pling/Shrub Stratum. Moral. Est room0 =Total Covers Common Name — Herbaceous Stratum: 1, Persicaria hydropiper 2. JCryptotaenla canaden 3. Phalads amndlnaoea 4. Efymus vlrginicus 5. Plka pumita 6. 7. 8 9 10 0 0 0 IF 0 1 Ploisrza 5fi RCms 0 =Total Cow, Common Name Mild Water -Pepper 30 YES Canadian Honewot 20 YES Reed Canary Grass 5 N5 rginia Wild Rye 5 NO Canadian Clearweed 5 �(---N• U 0 J g }L-- D a = Vine Stratum: Pio:e� sea raoua Common Name as Total Cover 2L o Remarks- (Include photo numbers here men a separate sheet) _. ° =Total Corer Sparse vegetation in some areas due to sediment deposition; trees growing adjacent to, but not in wetland. Dominance Test worksheet: Number of Dominant Species That Are DEL, FACW; OR FAC. - 2 (A) Total Number of Dominant Species Across All Strata. 2 (B) Percent of Dominant Specks That Are 08L. FACW, or FAC: 100% (AB) Prevalence Index worksheet: Total % Cover of.- OBI -species. _ 30 FACW species. 15 FAC species 20 FACU species, 0 UPL species: 0 Column Totals: 65 a=A xl= 30 x2= 30 x3= 60 . x4= 0 x5= 0 (A) 120 (B Prevalence index= B/A = 186 Hydrophytie Vegetation Inc imtors: ® Dominance Testis >50% V Prevalence index is 43.0' Morphological Adaptations' (Provide supporting data in Remarks o on a separate sheet) ❑ Problematic Hydrophytie Vegetation' (Explain) 'Indicators of hydnc sail and wetland hydrology must be present, uniess disturbed or problematic. Hydrophytie Vegetation Yes Present? No US Army Corps of Engineers EarthView Ermronm ental Inc, Midwest Regtm Soils 1 Sample Point iVDS-03 Profile Description: (Describe to the depth needed to document tle indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Locr Texture Remarks. 0-5 10YR 4/3 30 sicl recent deposition with buried debris 2.5Y 511 70 5-10 10YR 5/2 40 recent deposition with buried debris 2.5Y 5/1 60 7.5YR 4/6 10 C M Sid 10-20 10YR 4/1 2.5YR 314 10 C PL slcl 10YR 316 5 C PL 'Type. C=Concentration. D=Deploion, RM=Reduced Matra, CS=Covered or Coated Sand Grans. 'Location' PL=Pore Lining, M=Matrix. Hydric Sol] Indicators: ❑Hlstosol (At) ❑Histic Epipedon (A2) []Black Histic (A3) ❑Hydrogen Suifde (A4) ❑Strafrfied Layers (AS) ❑2 cm Muck (A10) ❑OOPleted Blow Dark Surface (A11) ❑Thick Dark Surface (Al2) ❑Sandy Mucky Mineral (S1) ❑5 cm Mucky Pea or Peat (S3) ❑ Sandy Geyed Matrbt (S4) ❑ Sandy Redox (S5) []Stepped Matrix (S6) ❑Loamy Mucky Mineral(F1) ❑ Loamy Gleyed Matrix (F2) W Depleted Matrix (173) ❑Redox Dark Surface (F6) ❑Depleted Dark Surface (F7) ❑ Redox Depressions (F8) Indicators for Problematic Hyddc Soils' ❑Coast Prairie Redox (A16) ❑Iron -Manganese Masses (F12) [7]Other (Explain in Remarks) 'Indicaors of hydrophytic vegetation and welland hydrology must be present, unless disturbed or problematic. Restrictive Layer (If observed): Yes U Type: Depth (inches): Hydnc Soil Present? No ❑ M Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; chock all that apply) Secondary Indicators (minimum of two required) [-)Surface Was (Al) ❑Water -Stained Leaves (B9) ❑Surlace Soil Cracks (136) ❑High Water Table (A2) ❑Aquatic Fauna (613) © Drainage Patterns (B10) W Saturated in Upper 12" (A3) ❑True Aquatic Plants (B14) ❑ DrySeason Water Table (C2) ❑Water Marks (131) ❑Hydrogen Sulfide Odor (C7) ❑Crayfish Burrows (C8) QSedimerlt Deposits (132) ❑Obudized Rhaospheres on Living Roos (C3) ❑Saturation Visible on Aerial Imagery (C9) [-]Drift Deposits (63) ❑Presence of Reduced Iron (C4) ❑Stunted or Stressed Plants (DI) ❑Algal Mat or Crust (B4) ❑Recent Iron Reduction in Tilled Soils (CO) F,*]Geonorphic Position (D2) ❑Iron Deposits (B5) ❑Thin Muck Surface (C7) ©FAONeutral Test (D5) ❑ Inundation Visible on Aerial Imagery (137) ❑Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (Bit) ❑Other (Explan in Remarks) Field Observations: Surface Water Present? Yes No © Depth (inches): Water Table Present? Yes .J No ® Depth (inches): Wetland Hydrology Present? Yes Saturation Present? Yes © No ❑ Depth (inches)- 0 No ❑ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, renal photos. previous inspections), if available Hydrology Remarks US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Wetland Determination Data Form - Midwest Region ProlectlSite: NDS-001 Services for Weiland & Other Sensitive Areas for the CiWCounty. Iowa City Date: 7(512016 ApplicantlOwner. North Dubuque Street LLC State. IA Sample Pant: F NDS-04 Investigatorts). EarthVew EmAronmenta Inc. (R. Stamer) Section: Township, Range. T79NR06W04 Landfomn (isllslope, terrace: etc.)hillskipe Local relief (concave, convex; none): convex Slope (%) >14% Latitude(dd). 41.68323 Longkude(cid):-91.54527 Datum. NAD 1983 UTM Zone 16N Sal Map UnitNarne Fayette silt town, IN clan, 25.40%slopes Are climatic t hydrologic condi5cns on the site typical for this time of yeas Yes S6 No (if no, explain in Remarks ) Are Vegetation ❑ Sal El a Hydrology ❑ significantlydisturbed? Are"Normal Circumstances" present? W No [] Are Vegetation ❑ Sal 0 a Hydrology ❑ naturalEy problematic? (If needed, explain any answers in Remarks.) Summary of Findings - Attach site map showing sampling point locations, transects, important features, at Hydrophytic Vegetation present? ® Is the Sampled Area wetland n Wetland Type Hydric Soil present? ❑ Remarks Wetland Hydrology present? within a Wetland? Hon -Wetland ❑ Vegetation Dominance Test worksheet: Absolute Dominant Tree Stratum: Plot sea soft moue Common Name % Cover dies? Status 1 ICeitis occidentalis Common Hackberry 70 YES V FAC Number of Dominant Species That Are OBL FACW. OR FAC 5 (A) 2 Carya cdrdrfamis Bider -Nut Hickory 40 I YES FACU ....._— Tote m Number of Dominant Species Across AN Strata is) 3' ° ° --t L 4. Percent of Dormant Species That Are OBL, FACW; or FAC: 56% (A/B) 5- ' ° E Stratum. Plot sae 16it mdus 1. room cynceoau 2 Rosa mufti0oa 3. Lonicera japonica 4. 5. Herbaceous Stratum: PlO Sae "Win 110 ' Toml Comr Common Name ----- __ Prickly Gooseberry 15 f YES - Rose 10 F YES e Honeysuckle 10 �E9 0 ore = Toad Cower Common Name x1 20 YES ustard 20 YES m Honewot xf Black -Snakeroot Sedge YES Prevalence Index worksheets Total % Corer of: Multiply by OBL species. 0 ... x 1 = 0 FACW species r 4 x2= 8 FAC spew. 150 x 3 = 460 FACU species' 65 x 4 = 260 UPL species. 0 x 5 = 0 Column Totals. 219 (A) 718 (B Prevalence Index=B1A= 328 Hydrophyttc Vegetation Indicators: 2 LINO FACW ,� Dominance Testis >50% 2 FACW ❑ Prevalence Index is 53.0' Morphological Adaptations' (Provide 0 I ( supporting data In Remarks or on a 0 --�t separate sheet) Problematic Hydiophytic Vegetation' (Explain) = Vine Stratum: Pioi.%ore swtredius Cannon Name 80 Total Carer 2 Partheocissus quingirefdia ---� Virginia•Creeper ' YES FACU 0 I Remarks (include photo numbers here or on a sepe 'Indicators of hydnc sal and wrelland hydrology must be present, unless disturbed or problematic Hydrophytic Vegetation Yes Present? No ❑ US Army Caps of Engineers EarthView Environmental Inc. Midwest Region Soils Profile Description; (Describe to the depth needed to document the indicator o confirm the absence of rndtcators J Depth Matrix Redox Features (inches) Colo (mast) % Cola (mast) % TYW Loc2 Texture Remarks: 04 10YR 312 sit 4-20+ 10YR 414 sicl 'Type. C=Concentration, Hydric Soil Indicators: RM=Reduced Matrix. CS=Covered or Coated Sand Grains. 'Location PL=Pore []Histosd (Al) []Histic Epipedon (A2) []Black Histic (A3) []Hydrogen Sulfide (A4) Stratified Layers (A5) []2 cm Muck (At 0) ❑ Depleted Below Dark Surface (At 1) []Thick Dark Surface (Al2) []Sandy Mucky Mineral (S1) []5 cm Mucky Peat or Peat (S3) []Sandy Gleyed Matrx (S4) []Sandy Redox (S6) []Stripped Matrix (SS) []Loamy Mucky Mineral(F1) []Loarny Gleyed Matra (F2) [] Depleted Matrix (173) [] Redox Dark Surface (176) ❑ Depleted Dark Surface (F7) [] Redox Depressions (F8) Sample Point: NDS-64-1 Indicators for Problematic Hydre Sals' ❑ Coast Prairie Redox (A16) Iron -Manganese Masses (F12) []Other (Explain in Remarks) M=Matrix. 'Indicators of hydrophytrc vegetation and wetland hydrology must be present, unless disturbed or problematic. Restrictive Layer (if observed): Yes L-i Type. Depot (inches). Hydnc Soil Present? No W M Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required, check all that apply) []Surface Water (Al) E]WaterStaired Leaves (139) _.._......... ❑ High Water Table (A2) []Aquatic Fauna (B13) []Saturated in Upper 12" (A3) True Aquatic Plants (B14) []Water Marks (B1) []Hydrogen Sulfide Oda (Cl) []Sediment Deposits (B2) []Oxdized Rhizospheres on Living Roots (C3) []Deft Deposits (63) [] Presence of Reduced Iron (C4) []Algad Mat or Crust (84) []Recent Iran Reduction in Titled Soils (C6) []Iron Deposits (135) []Thin Muck Surface (C7) [] Inundation Visible on Aerial Imagery (67) [] Gauge or Well Data (D9) []Sparsely Vegetated Concave Surface (BS) ❑ Other (Explain in Remarks) Secondary Indicators (minimum of two required) []Surface Soil Cracks (B6) [] Drainage Patterns (B10) []DrySeason Water Table (C2) []Crayfish Burrows (C8) []Saturation Visible on Aerial Imagery (C9) []Stunted or Stressed Plants (D1) []Geomorphic Position (D2) []FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes No R1 Depth (inches): Water Table Present? Yes 1 No O Depth (inches): Wetland Hydrology Present? Saturation Present) Yes i[] No ® Depth (inches) (includes capillary fringe) Descnbe Recorded Data (stream gauge, monitoring well, aenal photos. previous inspections): if available Hydrology Remarks. —1 No US Army Caps of Engineers Earth Eri on uental Inc. Midwest Region CITY OF I OWA CITY �6, a -1 MEMORANDUM Date: June 29, 2017 To: Planning and Zoning Commisslo�} From: Eleanor M. Dukes, City Attomeyi` j " Re: North District Comprehensive PlanAmendment(Forest View) Taft Speedway Levee The following background is provided with respect to the correspondence you have received from the Idyliwild Homeowners Association. Assistance to tit!!^:rid Before discussing City Council's decision on whether to prod with a levee in 2012, its important to note what financial assistance the City had provided to the owners of Idyllwild condominium units and the Idyilwiki Condominium Homeowners Association following the 2008 flood. It is also helpful to understand why the City did not purchase the condominiums as part of the buyout process. Attached to this memorandum is my memorandum from the City Attorney to City Council dated October 18, 2012 that outlines this background. On January 6, 2009, the City entered into a Consultant Agmoment with Stanley Consultants, Inc. to provide initial estimates on a wide variety of flood mitigation and public infrastructure projects including flood protection options for the Parkview Terrace, Taft Speedway, and Idyllwild neighborhoods. In late spring of 2009, the State requested proposals for public infrastructure projects for flood repair and mitigation. At the July 27, 2009 work session, Council directed staff to apply for funds for the Taft Speedway levee. On July 29, 2009, the City submitted its application which included approximately $10.4 million (an estimate proved by Stanley Consultants, Inc.) for a levee along Taft Speedway. On November 6, 2009, the State notified the City that the levee project had not been awarded funding; the State was putting funds toward storm water and waste water projects. Subsequently the federal government appropriated additional funds for disasteNfiood relief efforts. On October 28, 2010, the State announced that the City was awarded nearly $16 million in the newly allocated federal CDBG funds (HUD funds to be administered by the State) for three levee projects: 1) $3.8 million for west side levee (to protect Bacullarrhatcher (now Cole) mobile home park): 2) $3.9 million for the east side levee (businesses south of Highway 6); and 3) $8 million for Taft Speedway Levee. On December 7, 2010 Council unanimously passed Resolution No. 10-513 accepting the CDBG grant for the Taft Speedway Levee. In February 2011, HUD requested that the City gather additional Information on the effects the levee would have on neighboring properties. This request came as the result of letters to Senator Grassley from property owners to the South of Taft Speedway asking that the CDBG grant for the Taft Speedway Levee be rescinded. Although the State did not rescind the grant, it did require additional analysis before the City could begin design of the levee. The State awarded the City a grant of $84,560 for the study. The State and HUD specifically requested that the study address the feasibility of the project, develop various flood protection alternatives, evaluate the impacts of the alternatives, and solicit and compile public comment. June 29, 2017 Page 2 In April 2011, the City issued a request for qualifications seeking a consultant. On August 2, 2011, the City Council in Resolution No. 11-262 voted to contract with HDR Engineering, Inc. (HDR) to perform a flood mitigation study assessing the need for a levee, identifying a range of flood mitigation alternatives, and Investigating the potential impacts of the alternatives. HDR presented the study to City Council at a work session on October 23, 2012. The study entailed a review of a series of options or 'alternatives," five of which were discarded early in the study and seven of which were presented to City Council. The power point is available on the City's websits for the work session of October 23, 2012 along with a transcription of the meeting. The HDR report is available on the City's webslte in the Information Packet of October 18, 2012. During the summer of 2012, HUD and State officials began to question whether the Taft Speedway levee was eligible for CDBG funds. In order for a project to be eligible for CDGB funding, the activity had to meet one of the three following national objectives: 1) benefit low to moderate income (LMI) persons; 2) prevent or eliminate slum or blight; or 3) meet an urgent need. While staff took the position that the urgent need criteria was satisfied, HUD was questioning If there was an urgent need four years after the flood. The levee did not meet either of the other two CDBG criteria At the City Council's work session on October 23, 2012, staff Informed Council of the recent telephone conversations regarding the urgent need criteria. The predicament for the City was that the State strongly indicated that it would not make a decision on whether the levee project met the urgent need criteria urtill a plan had been approved by the City Council. However, If the City Council approved a levee and if State/HUD determined that the project did not meet the urgent need criteria, the City might not have been able to put the funds to another City project. The State may have required the City to return the approximate $8 million in CDBG funds that had been slotted for Iowa City and make the funds available to other communities throughout the State. Staff thought that the City would be able to repurpose the funds to an "LMI project° such as west side levee or waste water treatment facility, but there was no guarantee. At the end of the October 23 work session, City Council directed staff to make a recommendation. A transcript of the work session is available on the City's web site. In the attached memo from Rick Fosse (Public Works Director) to Tom Markus (City Manager) dated November 20, 2012, staff recommended Alternate 7 in the HDR Report (the levee). The estimated cost of Alternate 7 was $8.1 million plus annual maintenance of $30,000. At the November 27, 2012 City Council meting, Council voted down a resolution approving Alternate 7 on a 5-2 vote and thereafter unanimously passed Resolution No. 12-509 directing staff not to proceed with any of the HDR alternatives but to begin preliminary design for re-routing off -site drainage from the northwest comer of Idyllwild. This project is in the City's current Capital Improvements Plan for construction In 2018. On December 5, 2012, the City requested that the funds that had boon set aside for the Taft Speedway levee be transferred to the wastewater treatment plant project. The state granted that request. Encl. Copies to: Geoff Fruin, City Manager City Council - � CITY OF tOWA criv MEMORANDUM DATE: WiliGin-D12 i O: CITY l_ U.'O NCl V Y.f4-..C` F^n,^..I,t: Eg+aAAOl; lit. DILKES, CITY ATTORNEY; - RE: 1"A' f SPEEDWAY VEVEE - WI.I_l++.' 0 .1 /in Council deli-Itas whether to ba iiid the Taft Spv?4 way levee'li is impartrnt,hat It have n ar-:orate iindersiandin9 of the- C; Z+a ations to assist the owners of the Idyllwild condominiums ^lnce the June 2Do8 flood. The purpcca of lihls merric Is to provide CounvIl with the baslc facts. Staff will LV available at your work session on O,i"er 23 to answer any quesWris you might have. In essenos, acquisition et the Idylhvlld property was not possible for two reasons: 1) the ownership strt:cture of the condominiums, and 2) the requirements of the fending sources. ldyilwild is one parcel of land containrl_ng 23, 4-unit struclvres ('2 condominium units) established by Declaralfon of Submission to Horizontal Property lRegirao ("neciaratlon"), the mechanism under Iowa iaw that allows the structures (condominium units) on tart iand to be sold/owned separately and the land to be owned In common by ail owners of the units. Irtythvild was developed by Idyllwild LUeveloprnent it, Inc;, End Is menaged by the ldylkvW ConricimInlum Homeowners Association. Each condominium unit owner owns tihe unit and a fractional shera (VIC 4) of the "common elemens," which Includes the land on which ihs units are erected. Al the time of the flood and currently only 23 of he 26 iorrr=unit buildings (92 of tha 104 units) provided for In the Declaration have been bulls. In .Tune 2008, the State notified the City that Hazard Mitigation Grant funding (°HMgGP°) would be avanable to acquire eligible properties. HMGP Is a federal program operated by FEMA to mitigate disasters. Properties are acquired, the structures are demolished and the Ian d cannot ba userj toe anything other than tureen spacer, In pergatuity, TYa Iowa Department of Homeland Sects tty adfilIPIstered the HMOP forFEMA. Staff notified Council of iho HMGP funding In a memo daied .Tune 28, 2008 from the City Manager and Director of PCD, and Council first discussed the buyout at the June 30, 2008 work session. Although much of the apecirics were net yet known, such as >rihet properlies would be eligible for tha buyout, staff sans aware that it needed to complete a Notice of Intern, ('NOI'). The NO1 is a document compluLad by a tool governmental entity stating! there is intprost In receiving HMGP funds to acquire propel —ties. The NO] riid not commit the City to ail I5tiGP bu}rout, but was a ore-requisIta to being wrisiderad for a buyvir;. At Its work session on June 30, 2008 Council dlrects-d staff to Premed with oomplet'ng a tVOI. ' CA ,AuZuct 23. 200b, Council pesek J Resolution No. OZI-20 aulho;tl.;g the City Manager to autimh 2 f+C Ilsting all properties that the City v,A?shad to ncqu$ra v4th H bfG1" funds, The NO.) included propert+Fs 'Affose owners had indicated they were intere;3ed En tlra buyout as well as ties;: Who w fa not and those who had not contacted City staff. Al hough 7frr lsllGP buycirt was voluntary, ZC7e, Gib) chose to bs suer-inolual„ro In s brnJiting the NOi in case vvin=a changed their mir : , Unless fhe pmpxty was on oho h101, it would nog La aiigible for the XMW Buyout. All Idyllwild condominium units vrere lia'ed on the NOI that was submitted to the State on Saptemb::r 12, 2008. Shortly. after the Nvl Wes submitted, the Uxtp notified the City that it could submit an HKIGP application by January 31, 2009. The application had to include a statement signed by the property owner confirming interest in selling to the City (Statement of Voluntary Acquisition). The property owner could subsequently decline to sell, but in order to be eligible and to be included In the application, the armor had to sign this form. In addition to the Statement of Voluntary Acquisition, the property had to meet FE M's costlbenefit test rBCK or benefit cost analysis). In order to be cost effective, the cost of acquisition must e�oe3d th3 future benefits. The BCA does not assess damage to a property, but uses a series of variabfi)s such as the first floor elevation and replacement mats to assess whether the benefits of purchasing the property exceed the costs of acquisition. The BCA Is determined using computer software that the City purchased from FEMA. As an alternative, a BCA waives' could be used. Under the BCA waiver, a prop,iriy had to t t^ in the 100-year flood plain and had to have had "substantial damage; defined as flood-reletad damage greater than Niy parcent (SM) of the pre4lood mari,et value �,f iim home. Of a0 the prope.` s that the City acquired, only one met the SCA teat; all others v,,ere eligible through the waiver. NescP#399 to say, the BCA test is not easy to meet dcxte of the Idyltnlld condominiums were included in the HMGP application that was approved by Council in Resolutlon No. 004 on January 6, 2009. Although mo-t of the condominium owners warted to sell to •Uwe City, the Declaration required that 100% of the owners had to approve the sale of the parcel of land. The City could not acquire just some of the condominium units In the buyout; It had to acquire all of them because it Is one parcel of land. Given that all the eondomtnlum owners eland not sign the Statement of Voluntary Acquisition, the property could not be included th the appMation. Gtren if all the owners had agreed to sell, the property I1kety would not have met the BCA test and not have Wen eligible for the BCA yr elver for tv'vo reasons. First, the Steta had taken the position that each building lied to be Li the 100-year float plain, and only three Ware. The remaining structures Trod vfirat are Bailed "°ratters of illep Revision° (LOMR) that had been Issued by F&iA bets;nesn IM. and 2002. In essence an LOMR takes a structure art of the 100 year flood plain due to the placement of fill. I have attached an August 12, 2008 memo to the City Council from Julie Tor&man, the City s food plain administrator, which explains this process in more detail. Second, the s IOI listed damages to g8 units of gWu*nataly $0 million and pre4lood value of approximately $$23 million. Thus, the 60% damage thret�hokl was not mat. The City manager informed Council that IdyHWld likely would not be edible for the HI GP buyout in a memo dated October 2, 2008. The City made offers to buy all properties contained in the HMGP application, which did not include the idyfiwild condominium units. The Declaration for idyilwiid Condominiums provides that 26 buildings will be constructed, but only 23 had been built in June 2008. In the summer of 2009, the City did offer to buy from idyllMid Development 11. Inc. the land in the 100-year flood plain where 2, 4-unft structures had yet to be conatnic3ed. The land on which the third one vas to be built is not In the 100-year flood plain. The reason for the offer was to ensure that no more units would be built In the 100-year flood plain. The ;ending source was through the Community Disaster Grant, a state grant with few restrictions on how it could be used. However, the offer was contingent on this area being removed from the condominium regime, which essentially is a lot split. Wdhout the area being removed from the condominium m4me, the City would have had an 81104 interest In the entire parcel of land and would be subject to assassmPnl for Association dues and expenses.. Idyllwild Development 11, Inc. was unable to nit this contingency because once again all of the unit owners did not agree. 2 'To date, aithough Idyilwild Development 11, inm has had diacmise)ons with staff about the lihrea remaining bvildit.g footprints, the City has not received an appiiculion for c b0ding permit. vyi-len constructed, cii buildings will need to be built ono -foot above the 500-y ar flood elayaJon, niarul,�sa cf ,�rhelhar the 'Tefi Iektee& is constructed. This Is the rasuit of Crdinanco IVo. 104414 (codfEad at City a+Oft S ;ci]on V-SJ) passed in the eftermath of the flood. Using the saris funding source, Community Disectar Grant, the City reimburs d the IdyllMild Condominium ; tomeovmars Aasov.ation for a sub. =air daf amount of hood-cola?ed wpansals, rrie CIl i proerldad $108,,0S5.35 far mold misigeffon In We u=if, to cover Via c,} ?hoe by to r.4 o a'ilcsn due to f • 3 ova cars not lY ying thQi.> floor° damn�e eaoeoamanY tecau �a m banimcruptcy or foreclosure. Tha Cin'l also paid $6.716.18 to cover thn winlerizallon cost of one of the five units and $15,200 for two flood studies conducted by the Association. i!!rithout the City's assistance, the Association would have assessed each owner 1PW4 ofznese costs ($132.011.e3 or $1,275 per unit miner). Addidone ly tie City administered and dispersed $1,239,596 in Federal and Slate Jurnpstmi funds to 53 oontioadnirm unit ownem for 4iapnirs. Council had decided at its G'ctolier 5, 2we work session that the City would not provide Jiurnys� aii housing rehabilkaWn funds to a homeowner who was eligible for the WMGP buyout and declined to sell, 'rhus, the idyl)wild condo)Nnium owners reeeiyee, Juntpstart housing rehabilitation funds because they were not eligible for Cite HIVIGA )uyuut. There was a second round of bu`iouts funded by the U.S. Department of Mousing and Urban Development (3cnni maj4 Disaster Block Grants (CDHG) and administered by tins pflwd Economic Development Authorfty. Evan Nall of the owners had voted to participate,, Ieyjh,�Al i could not have been part of the initial CDBG buyout application submitted in 2009 because the properties had to have been substantially damaged, a key ellgibfllty requirement. As discussed above, Idylhvil^d as a whole was not substantially damaged. in 2011. p operdes that were riot aub ,tsntia?4, damaged became eligible for the CUFIG buyout because the City was placing deed restrldJcns on the buyout properties. With that acid, lacy City 'Pas able to amuirs only a handful of homes that v�ar= not initially eligible because additionei CDBG fu.nos wore not available. 'The City could Only 'swap' properties, that is if an owner who was initaly eligible dectinpd the CDBG buyout, then those funds were available to btnr a property that initially was not eligibie. it is very unl:. ely that the State would h. M. pryyld J Jrw Civ; t,Vlth nporo)dmate y $23 mlMon to buy idyllwild eeren N.sit at the owners had agreed to snil when the State foosenod the Cf)BG buyout eligibility n:quVemerfts in 2011. :4Iftugh pie latter tiom sally Cline. President of Idyltivi'Id CondomlAIum 'Owners` Associstton, to Cky Council dated Septsrabor 24, 2012, is accA.lrade out the Imy point, namely that the City did not offer the City ra 3 buyou„ 4hr ro are some r7nlour discnepartae. a. For zxample, she references a met •ling +,ft the r rt, hangar an Sepi=tuber 29, 200I3, in which them was dt,c uselon about the Idyitwlld properties vaunt, removed from the 3401. ftitrever, given that 9hka City submitted the MOI on Sep�cmber 12, pit-tio aably the reference should be to the HM43F tri=ss!IrrtJon. In addition to mailing letters to all Idyit'!vitd ownar3 on July 23, MOB Inquiring about interest in tr'ta HMGP buyout, staff trxrte to thy: couriers of the tVM11ie homes on Tkrtt Speafvray, As with idyilr t)d, all twelve of fha Taft Speeds<y prop wflas v.%re psted on the NO:, th cn the tima came to subrn t the 1-040P application, tans owners of 103 (and the adjacent vacant lot), 1 1% 301, and 305 Taft Speedway e`r nod the Staternant of Voluntary Tmnsactlon and tvsre part of rho application for FfW1IGP fundhg. The c u V rs of 119 acid 305 subsequently decided not purticpate in the bunIcut, and the City acquired only 103 (and the vacant lot) end 301 W1 Speedway. Addlifonally, the City acquired 105 Tait Speadwey, which was not eligible for H;AGP funding as it did not meet the costlbenefit test, with Community Disaster Grant funding. In closing, I am attaching a memo from Jeff Davidson and Rick Fosse to City Council dated March 19, 20D9. In the memo, Jeff and Rids confirm the objectives that Council developed in late 2008 and early 20D9 regarding flood recovery strategy. At the Larch 23 work session, Council did not change the strategy outlined in their memo. Their memo and a myriad of other documents are still available on the City web site as staff made a concerted effort to post all flood -related documents. Please let me know If you have any questions. Ca Thomas M. Markus, City Manager Geoff Fruln, Ass L to the City Manager i+'u^.dan K. Karr, City Clerk Jeff Davidson, Planning Director Rick Fosse, Public Wodta Director David Purdy, Flood Recovery Sp3daliist Ron Knoche, City Engineer Julia Taliman, Flood Plain Administrator 4 r CITY OF IOWA CITY �r•:� #- MEMORANDUM Dots: November 20, 2012 To: Tam Markus, City Manager From: Rick Fosse, Public Works Director Phr RE: Taft Speedway Levee Decislon lobw1t�Slgn The November 27, 2012 ceundl agenda indudaa a ro"knion to define the preferred afietnative for the Tag Speedway levee Projsol Is The Capital Program contains three levee projects as part of the Gty's post 2008 flood mitigation prafeda. Of the three, the Taft Speedway Levee Pro�ect has ganraated conelderable discussion and debabs. because of titN, the National HUD Disaster Recovery Office, who adminlowns the $SM pram for this protect, required turdw study before finds would be committed to begin design. They asked tW the study spsolfically address the liaaslblRy of the project, develop various flood protection oitematHes, evaluate their impacts. and solicit and compile public comment. HDR wow hired to complete the study and related public input process. The findings of this atudv were presented at The October 23, 2012 Council Work Session. of solutl The HDR report iderdlitas a number of feasible options and asaodsted cast estimates. Based on HOR'a evaluations, they concluded that I! protection Is desked for a 1% annual dunce evernt, Alternate 7 beat nwafs the project prole. The estimated cost of AAKnmbs 7 Is $3.1U. They oleo carhduded that ti protection Is desired for Via 0.2% annual chanos avant, Alternate gA beat mesh the grafted goeta. The asthruted coat of Alternate DA, Is $13.1Mt. Or Own two The Herat modIfcare tion ra Was o afwrienkg the total length of the bv" pegs y moving a HDR eat report liabadc to the east side of Paftlaw Church. The ascend modification stabs to taroulbhg to oR•alte drainage that enhm the northwest comer of fhb Idyl 1d slte. This drainage would be routed Wong the wrest edge or the site directly to the Iowa River. HDR has recommended ,reroofing this drekwge to reduce pumping requirements for Irma, levee dmir"s. However k re worth noting that rerouting We drainage will reduce IdyiNifid's rfek of Hooding caused by iocalty heavy rains with or without the levee project. For this reason, viol recommends that this be considered even if we do not proceed with a larvae project. Flrhatrciar Iteoacf There are flnondal Impgptlona to thither outcome of This res6k&n. If we proceed with Attemate 7, the HDR report astinv1se that the annual cost to maintain this isvee system and pumpa will Do shout =,GOD, if wa do riot proceed with the project, A wiq be necessary to find onctlur imeens to prated access to the Peninsula end Mackinaw Vifiage neighborhoods. Than will also be future food fighting expenses for the IdyHw gd and Paficviaw Church ersas. Novemoer 20. 2012 Page 2 if the City procaede with a project, start mcommends Alterative 7 wttn the modifications noted above, tf the City does not pracaed with a project, staff recommende that we request the tunding agency to reaaalgn the gran) to one or more other Iowa City flood mitigation projects. Cc: Ron Knoche Jason Raichml Eleanor Dilkes Marian Karr Jeff Davidson David Purdy To: Planning & Zoning Commission Item: REZ17-00011/SUB17-0008 Stonebridge Estates, Part Ten Huntington and Thames STAFF REPORT Prepared by: Sarah Walz Date: July 6, 2017 Applicant: Arlington Development 1486 19t Avenue, Unit A Iowa City, IA 52240 Contact Person: Duane Musser 1917 S. Gilbert Iowa City, IA 52240 Phone: 319-351-8282 Requested Action: Preliminary Plat for a 7.9-acre subdivision. Rezoning from RS-8 to RM-12 for 1.59 acres within the subdivision. Purpose: To allow the development of Stone Bridge Estates Part 10 with a mix of single-family, duplex, and townhomes. Location: Thames Drive and Huntington Drive Size: 7.90 acres (subdivision) 1.59 acre (re -zoning) Existing Land Use and Zoning: Undeveloped (RS-8) Surrounding Land Use and Zoning: North: Single-family residential (County-R) South: Residential (RM-12) East: Agricultural (County-Ag) West: Undeveloped (OPD-5) Comprehensive Plan: Single-family residential Neighborhood Open Space District: Lower West Branch File Date: June 15, 2017 45 Day Limitation Period: July 31, 2017 SPECIAL INFORMATION: Public Utilities: Sanitary Sewer can be extended from neighboring Iowa City subdivisions on the west and south. OA Public Services: The City will provide Police and Fire protection, and refuse and recycling collection services. The transit route Eastside Express serves the proposed subdivision with a stop along Ashford Place. BACKGROUND INFORMATION: The subject property is located east of Stone Bridge Estates, Parts 7 and 8 and north of Windsor Ridge, Part 21. The property is bounded on its west by the south branch of Ralston Creek and by Taft Avenue to its east. Huntington Drive serves as the principal access from Court Street to the south. Additional access is provided from Thames Drive, which connects with Colchester to the west. Thames Drive will also connect with Taft Avenue to the east. At this time Taft Avenue is an unimproved, chip seal road. It is planned as a future north —south arterial street and may serve as a route to and from the industrial park and proposed eastside sports complex to the south. The applicant, Arlington Development, has requested a rezoning from Medium Density Single - Family Residential (RS-8) to Low Density Multi -Family (RM-12) zone to allow for townhomes on lot 147 of the proposed subdivision. The requested RM-12 zoning will allow development of approximately 8 townhome style multi -family units (two buildings with four units each) adjacent to an established multi -family zone in Windsor Ridge, Part 21. The applicant has provided elevations of the proposed buildings. Vehicle access to the units would be from a rear alley. In 2009, the property was zoned RS-8 with conditions pertaining to the future upgrade of Taft Avenue as well as minimum lot depths and a landscaped buffer for properties double -fronting along Taft Avenue. The rezoning also required a stub street abutting the single-family property to the north such that the Huntington Drive may be extended if the adjacent property is redeveloped in the future. The applicant has used the "Good Neighbor Policy"; a Good Neighbor Meeting took place on June 8. in response to concerns expressed by some neighbors, the applicant has amended the rezoning application to remove the request for RM-12 zoning on lots 148 to 152 located on the west side of Huntington Drive. RM-12 zoning is now only being requested for lot 147 located on the east side of Huntington Drive. ANALYSIS: Current Zoning: The Medium Density Single -Family Residential (RS-8) zone allows the development of small lot, single-family dwellings and provides flexibility for duplex development on corner lots that meet minimum lot area and width standards. Corner lots shown on the plat exceed the minimum 8,700 square foot standard for duplex development in the RS-8 zone. The remaining single family lots exceed the minimum 5,000 square foot standard —the smallest lot is 5,898 square feet. Lots on the west side of Huntington Drive are double fronting and are therefore required by code to be 125% of the minimum lot size (6,250 for single-family detached and 10,875 for duplexes) —all lots meet this standard. In addition, the conditional rezoning, approved in 2009, requires that lots fronting onto Taft Avenue be a minimum of 140 feet deep in order to accommodate a minimum 40-foot setback from the arterial street. All lots meet this standard and the plat shows the landscaped buffer required by the previous conditional zoning. Proposed Zoning: The purpose of the Low Density Multi -Family Residential (RM-12) zone is to provide for the development of high density, single-family housing and low density, multi -family PCC1Stall ReportsVez17-00011 eub17-00008 Monebridge wMOed1OA= 3 housing. This zone is intended to provide a diverse variety of housing options in neighborhoods throughout the city. Careful attention to site and building design is important to ensure that the various housing types are compatible with one another. The RM-12 zoning proposed for 1.59 acres (lot 147) at the southeast corner of the subdivision would allow for the development of multi- family housing adjacent to an existing RM-12 zone. The applicant is proposing attached single- family housing (townhomes), which are allowed with a minimum lot area of 3,000 square feet per unit. The applicant has submitted a concept and elevations for 2 buildings with 4 townhome units each. Compliance with Comprehensive Plan: The Northeast District Plan shows the area north of Thames Drive as appropriate for single-family housing. Large lots were proposed to allow space for a buffer to minimize noise and glare from traffic along Taft Avenue. To satisfy the conditional zoning requirements, the applicant addressed the concern regarding double -fronting lots by platting deeper lots with a substantial landscaped bugger located within a 40-foot setback from the road. The area proposed for the rezoning includes a rear alley with garages toward Taft Avenue; the 40-foot setback and landscaped buffer are retained. Staff recommends the same landscaping plan approved in 2009 continue to be required for consistency. Compatibility with neighborhood. The recently established neighborhood on the west side of the creek consists of single-family housing zoned Low Density Single -Family (RS-5). To the north is a single-family home on a large lot with County residential zoning. Property to the south (Windsor Ridge, Part 21) is a Low Density Multi -family (RM-12) zone and is already developed. Staff believes that zoning to allow townhomes on the east side of Huntington Drive can provide an appropriate transition from the multi -family to the south, which is oriented toward Taft Avenue. Duplex lots are proposed at the intersection of Huntington Drive and Thames Drive — duplex lots on corner properties are permitted under the existing RS-8 zoning. Environmentally Sensitive Areas: The property is adjacent to Stone Bridge, Parts 7 and 8, which encompass the South Branch of Ralston Creek along the eastern edge. The developer has provided a sensitive area site plan indicating the stream corridor and required stream buffer just outside the property. Access and street design: The main access to the subdivision will be provided from an extension of Huntington Drive, which connects to Court Street through Windsor Ridge Part 21 to the south. Thames Drive will provide additional access across the creek to Colchester to the west and Taft Avenue to the east. Once constructed, Thames Drive will provide the sole east west neighborhood connection to Taft Avenue between East Court Street and Lower West Branch Road —the two arterials are approximately one half mile apart with Thames equidistant between them. Section 15-3E-2K of the subdivision code states that "At the discretion of the City, subdivisions may be approved that access existing public streets that do not meet City standards, provided the subdivider contributes toward the future construction cost of bringing the segment of the subject public street that abuts the subject property to City standards." As stated above, Taft Avenue is currently an unimproved chip seal road, but is planned as a future arterial street. Therefore the subdivider of Stone Bridge Part 10 will be subject to the arterial street costs (12.5% of total construction cost) at the time of final plat. This percentage is included in the existing Conditional Zoning Agreement from when the property was rezoned in 2009, and P=Staff ReportV=17-00011 eub17-00008nanebridge Mr edl0.&C 4 should also be included in the legal papers for the subdivision. Because the proposed lots are small, a condition of the 2009 rezoning required the applicant to provide a detailed landscaping plan to buffer the development from the future arterial street, which may carry considerable truck traffic. The rezoning for the 1.59 acres on lot 47 should include the same condition for an enhanced buffer along Taft Avenue. The applicant has indicated the continuation of the buffer on the submitted plat. To provide for the future improvement of Taft Avenue, the prior RS-8 rezoning required the property owner to dedicate space for right-of-way and construction easements at the time of subdivision. Prior to the issuance of building permits, the property owner must also set aside funds to establish the landscape buffer along Taft Avenue. The buffer will be installed after the Taft Avenue is rebuilt. The same conditions should apply to the RM-12 rezoning The current concept plan shows Huntington Drive continuing north to allow adequate space for lots on the east side of Huntington to accommodate the buffer as well as usable back yard. A minimum 40-foot building setback is required along Taft Avenue. Within this setback a 20-foot landscaped buffer is required. The applicant has provided a concept indicating that the townhomes and rear alley can be accommodated without reducing the buffer area. No fences are allowed in the 20-foot buffer area; this prohibition must be made explicit in the subdivision papers. The proposed subdivision provides emergency vehicle turn -around at the end of Huntington where it abuts the single-family property to the north. Thames Drive includes an 8-foot sidewalk on the south side of the street to provide an adequate connection between the planned trail system and the neighborhood to the west of the creek. An easement along the east side of the creek, which was established with Stonebridge Estates, Part 7, will be vacated and relocated along the edge of Part 10 in order to move the trail back from the creek and buffer area. Neighborhood parkland or fees in lieu of: Open space dedication or fees in lieu of are addressed at the time of subdivision. Based on 1.59 acres of RM-12 zoning and 6.31 acres of RS- 8 zoning, the developer would be required to dedicate 0.58 acres of land. Fees in lieu of dedication would be appropriate given the lack of suitable open space on this property. Storm water management: The applicant will provide infrastructure to convey the storm water to the creek which carries the 100-year storm run-off to the public storm water management facility —Scott Park Detention Areas on the south branch of the Ralston Creek. No separate storm water management facility on the property is required. Infrastructure fees: The water main extension fee of $435 per acre will apply to this subdivision and should be noted in the legal papers at the time of final plat approval. No fees for sanitary sewer are required. As noted above, fees will also be collected for the improvement of Taft Avenue. STAFF RECOMMENDATION: Staff recommends that REZ17-00011, a rezoning of 1.59 acres from Medium Density Single Family (RS-8) zone to RM-12 Low Density Multi -family, for property PGMSIORepomsmz17-00011 sub17-00W8 eWnebridoeWffeded doc located on Huntington Drive, south of Thames be approved subject to a conditional zoning agreement requiring compliance with the following: 1. the developer is required to dedicate space along Taft Avenue for right-of-way and construction easements to allow the future improvement of the arterial street; 2. substantial conformance with the concept plan in regard to lot depths and street layout; and 3. substantial compliance with the landscaping plan dated 10-12-09 4. substantial compliance with the elevations submitted for two buildings consisting of 4 townhomes each. Staff recommends approval of SUB17-00008, a 22-lot, 7.9 acre preliminary plat located along Huntington Drive and Thames Drive. ATTACHMENTS: 1. Location Map 2. Preliminary Plat 3. Rezoning Exhibit 4. Elevations 5. 10/12/08 Landscape Plan 8. Summary Report of Good Neighbor Meeting Approved by: John Yapp, Develo ent servig&s Coordinator, Department of Neighborhood a d Development Services Pcolsmn RePgM1abozl7-0Wit eub17-0 8smebndgecorte dlOAOC u 3S3Atl'J�tll 3S-3Atl3A'd1?T • 4p �S� 2 SJjo V! r. co v \c m . w �"" N"Il"If75213A3 � V � � at C q pp En y o �n x 4'� 1d nwn' HS�1 E E „WHIlm,Ho j� _ _ N87lIH 9NIJ10N Q � G � E 17 T • O�'bJ G• w c�.i � QPKCVOH +� 7 • 1 ��15'�h�j� "� a�i C z nL Z h Uj WE Oi N ~/ t1 Ill 0 - CO Q � ~ O >U� F= LU U zw� U W(}O '00 Q� J a >- L1J zo J U) LU x a H gnu �I 31i' W CL mwQ Mid ml XQO. LU L 0 zU3v Inn Lu(D° m y ® ii wl i 8 � Gp / !! _ IIL -----UE —d — �..— f0 Nil! .Ic. III N -'"I: ► xa,� MAIM: �� M. � pv lA 1 >� I N LUG z ti Z pi �4 �� O a�, w 0� ¢ 3p^x�d W w d< j.q�¢Z ACV fIJJ g �Oy s` gd >r2 Gi d V m }Z Uj 1- w�U� S SS �s g ZQQm J W O0._? anueny wei aniJQ uopu1junH --__—__-1-------------- I — N W F w w F N w F � W o ? m o z N pW 7{iJ WW� uz �z4 ¢�N {)J Z oqZ W p - Wxx Wox _ Jp.M. JOv I I i� wp NO� Wxa wpf. Z N q Z N OWI ppu p- V K N W I p h N w a 0 a j � O ar N N Nz J- _Jr xx U �O a� J N m � Summary Report for •Me _lf_ � 1 CITY OF IOWA CITY Project Name: Stone Bridge Estates, Pan Ten project Location: Huntington & Thames Drive Meeting Date and Time: June 8, 2017 at 5:30pm Meeting Location: St. Patncks Church Names of Applicant Representatives attending: John Moreland Names of City Staff Representatives attending: Marcia Bollinger ! ,s Number of Neighbors Attending- Sign -in Attached? Yes X No General Comments received regarding project (attach additional sheets if necessary) - Concerns expressed regarding project (attach additional sheets if necessary) - Will there be any changes made to the proposal based on this input? If so, describe: u �a �'�{rL� Sr:� � ri � oaf( .{t G`''fGi x t^t : tng,! ,3'1 �� • Staff Representative Comments Initial concerns expressed included the multi -family rental causing instability to the neighborhood. Others suggested they were told all development to Soott Blvd. would be single family. The schedule for improvements to Taft and connection with Thames was also of interest as the need to access it by the new residents was important. Good Neighbor Meeting June Sth @ 5:30pm Stone Bridge Estates, Part Ten St. Patricks Church "JI MINUTES PLANNING AND ZONING COMMISSION JUNE 1, 2017 — 7:00 PM — FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT OTHERS PRESENT: PRELIMINARY Ann Freerks, Carolyn Dyer Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald Sara Hektoen, Bob Miklo, John Yapp Duane Musser, David Tokuhisa, Steve Long, Margarita Baltazar, Donna Davis, Maria Garcia, Marcel Lotado, Margarita Rodriquez, Juley Flores, Alberto Paris, Ivan Hall, Ginalie Swain, Brian DeCoster, Martha Kirby, Adam Pretorius, Kristin Wildensee, Laura Hawks, Debbie Heiken, Pat Heiken, Tim Conroy, Bob Kirby, Kurt Kimmerling, Terri Miller Chait, Dan McRoberts, Judy Joyce, Ed Cole Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING ITEM (REZ17-00009): Discussion of an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres from Rural Residential, RR-1, (4.16 acres) and Interim Development —Single Family Residential, ID-RS (17.61) acres to Single Family Residential (RS- 5) zone for property located north of Rohret Road, west of Lake Shore Drive. Miklo began the Staff Report showing a zoning map of the area in which the property is located, the surrounding areas within the city are zoned RS-5 Low Density Single Family. There is some Rural Residential, RR-1, zoning also in the neighborhood. There is a property to the south that is in the County, not the city, but it is also zoned residential. The existing Country Club Estates subdivisions were annexed and zoned residential a couple decades ago. Miklo pointed out an area of the annexation that was zoned Interim Development Residential (ID-RS) so it would allow agriculture uses until there was adequate infrastructure to allow development. Miklo said that the proposed zoning is the City's lowest density zone (RS-5) and allows up to five single family housing units per acre, corner lots are allowed to have duplexes and smaller lots are allowed if alleys are put in. Staff finds that this proposed zone does meet the Comprehensive Plan which shows single family and duplexes in this general location. The proposed zoning is similar to surrounding neighborhoods as well. The reason this area hasn't been rezoned and developed in the past is the lack of infrastructure. Sanitary sewer was improved with a lift station installed for Country Club Estates. Water service is also available to serve this area, but due to water pressure, Staff recommends that as part of a preliminary plat Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 2 of 24 application, the developer be required to complete a pressure analysis and if necessary install a booster pump to provide adequate water pressure. Miklo discussed the condition of Rohret Road, as seen in the photos it is not currently improved to City standards, so Staff is recommending as a condition of approval that the developer improve the road to the first street that will be developed in the subdivision. Additionally the developer would need to pay the City the cost of developing the rest of the street in the future. The applicant agrees to pay 50% of the cost of improving the street to the western city limits. The City and/or future private development to the south will be responsible for the other 50%. Staff recommends approval of REZ17-00009, an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres to Low Density Single Family Residential (RS-5) zone for property located north of Rohret Road, west of Lake Shore Drive, subject to a Conditional Zoning Agreement specifying: 1) Upon subdividing any of the property hereby rezoned the Developer shall enter into a subdivider's agreement with the City for the installation of Rohret Road as a public improvement to the first street that will serve the development (a point approximately 200' west of Lake Shore Drive); 2) Prior to the issuance of a building permit, the Developer shall pay 50% of the cost of improving Rohret Road to the western city limits as determined by the City Engineer; 3) As part of a preliminary plat application for any of the property hereby rezoned, the Developer shall complete a water pressure analysis and, if necessary, design and construct the water system to include a booster pump to provide adequate water pressure. Freerks commented on her surprise that the report didn't state the road would need to be improved across the whole development because that is something that is typically required. Miklo acknowledged there have been situations where the City has allowed subdivisions on unimproved roads, usually the zoning is already in place when that occurs, and that there is a formula in the Subdivision Code that allows the developer to pay a percentage of the developing of the street. Freerks asked if this area was currently in the streets capital improvement plan and Miklo stated it is not. Freerks stated her concern about the road not being fully developed at the time of the subdivision. Parsons asked about Rohret Road and if that area was all in the City. Miklo stated that it is not, the City line goes to approximately the center of the road and the other section is an easement in the County. Hensch asked if the road improvement is in the five-year plan for the County and Miklo replied that he didn't believe so. Hensch commented on the water pressure issue and presumes that this point is the furthest west Iowa City will grow since there is the water pressure issues. Miklo stated that technically the Iowa City growth area does go further west, as typically growth area is based on water shed areas that flow towards the wastewater treatment plant. Miklo noted that this is a unique situation in that the alignment of Highway 965 is just to the west of this area and to ensure that highway is in the City the City expanded the growth area even though it was outside the watershed. So if that area further to the west is to develop, there will need to be extensive infrastructure improvements. Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 3 of 24 Hensch asked about the issue of fire hydrant pressure. Miklo stated that the City is not aware there is a water pressure issue in this area, they are being proactive given the elevation of the property so that is why staff is recommending doing the water presure study. Parsons asked if Slothower Street is connected from Rohret Road to Melrose Avenue. Miklo stated it is not, there is a portion that road that has been abandoned and that would likely be redeveloped into some other road if the area was developed. Parsons noted it would be nice to have access to Melrose Avenue from these developments for people commuting via Highway 218. Signs asked about the OPD-5 area to the north. Miklo stated that the reason for that OPD-5 area is due to the wetlands in the larger subdivision and they were reducing the buffer so they went through sensitive areas rezoning to reduce the buffer. Freerks opened the public hearing. Duane Musser (MMS Consultants) stated that Taft Avenue, Herbert Hoover Highway, and American Legion Road are examples of where they have done developments up against County roads and have maintained the ditches until the City came through and did a City improvement project. Freerks commented that often there are issues with those examples. Freerks asked how many homes they plan for this development. Musser stated they have submitted a concept and preliminary plat that shows 80 units, all single-family. Hensch asked if the engineering analysis for the water pressure will include an assurance that there will be adequate water pressure for fire hydrants. Musser confirmed that yes that is one of the main requirements. He noted they completed the same exercise on Church Hills Parts 1, 2 & 3 and had to provide the same information before those plats were accepted. Parsons asked if there are examples elsewhere in the City where there was the need to add the booster pump. Musser is not aware of any in Iowa City, they have done some in other communities. Parsons asked if the cost of the booster pump and the study is upon the developer and Musser confirmed it will be the cost of the developer. David Tokuhisa (3305 Rohret Road SW) said he first wanted to thank Watts and MMS for working with the community to shift the future center line of Rohret Road to the north as to not take out the trees and encroach upon the property to the south which contains existing houses. Tokuhisa wanted these comments documented as they were presented by MMS when they briefed the neighborhood. Tokuhisa also noted the issue of the smaller lot housing, which will be on the edge of Rohret Road, and will be across the street from the largest lots in the area, which falls outside the City guidance for keeping like lots closer to similar sized houses. He stated they did a good job in avoiding putting the postage stamp lots next to the larger lots in the development but they completely forgot to take in account the houses across Rohret Road. The acreages in that part of the County run from 2 Yz to 6 acres in size. Tokuhisa suggested that the smaller lot homes be move to be along Slothower Road. Larger lots provide larger space for kids to play and therefore is less of an incentive to go wandering out across the street. Tokuhisa noted that front of these houses will front Rohret Road with an alley down the back and that concerns him, especially with respect to children, as the speeds along Rohret Road can be quite high. Planning and Zoning Commission June 1, 2017— Formal Meeting Page 4 of 24 Hensch asked what is the speed limit on that portion of Rohret Road. Tokuhisa said the County side is 45 mph and the City side is 35 mph but once the cars clear the school zone it seems to be a free for all. Freerks asked Musser if he could comment on the shifting of the center lane. Musser stated that at the Good Neighbor Meeting they did discuss the shifting. The right-of-way is currently 60 feet wide and Rohret Road in the City limits is 80 feet wide so the developer/applicant has agreed to make up the difference of the 80 completely on the north so if or whenever Rohret Road is improved the County people to the south don't have to dedicate any additional right-of- way and will maintain their current area. There was a lot of concerns about the trees, Musser stated he never promised or guaranteed that the trees would not be disturbed, there are currently no construction plans for that. At that time of construction, he is sure that all that can be done will be done to preserve the trees, the City Engineer has already confirmed that once a sidewalk is put in it will be a wide sidewalk on the north side and there will not be a sidewalk on the south side adjacent to the County homes. Musser noted that they did bring the preliminary plat to the Good Neighbor Meeting so everyone could see what was being proposed. Freerks asked about the homes that will front face Rohret Road and that there will need to be additional setbacks to accommodate the future right-of-way for Rohret Road improvements. Musser confirmed they are taking that into consideration with the setbacks. He noted the setbacks for those homes will be 40 feet and therefore have a larger front yard than the standard 25 foot setback. Signs asked if those homes will have alley entrances. Musser confirmed they would, noting that this is all a concept and preliminary plat all yet to be approved by Staff. Freerks asked Musser to continue to have conversations regarding lots sizes and other issues, those aren't items the Commission is making decisions on this evening but all concerns should be addressed. It can often be an issue when the County abuts the City and things are drastically different. Hensch asked if there were any other issues raised at the Good Neighbor Meeting, the Commission never received a report from that meeting. Miklo noted that the concerns addressed by the neighbors were mostly about earlier phases of the subdivision and some erosion control that needed to be addressed. There were the concerns addressed tonight about the size of the lots on Rohret Road and the improvement of Rohret Road. Musser added there was discussion of speed on the road. There is also a homeowners association for the swimming pool and tennis courts and if this new subdivision will join in. Musser stated there were about 12 or 14 people at the meeting. Freerks closed the public discussion. Hensch moved to approve REZ17-00009 an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres to Low Density Single Family Residential (RS-5) zone for property located north of Rohret Road, west of Lake Shore Drive, subject to a Conditional Zoning Agreement specifying: 1) Upon subdividing any of the property hereby rezoned the Developer shall enter into a subdivider's agreement with the City for the installation of Rohret Road as a public improvement to the first street that will serve the development (a point approximately 200' west of Lake Shore Drive); 2) Prior to the issuance of a building permit, the Developer shall pay 50% of the cost Planning and Zoning Commission June 1, 2017— Formal Meeting Page 5 of 24 of improving Rohret Road to the western city limits as determined by the City Engineer; 3) As part of a preliminary plat application for any of the property hereby rezoned, the Developer shall complete a water pressure analysis and, if necessary, design and construct the water system to include a booster pump to provide adequate water pressure. Theobald seconded the motion. Hensch agreed with Freerks on the concern that Rohret Road would not be completely developed with this project. Freerks asked about Commission input to capital improvements and perhaps this is a time to review the proposed capital improvements and add suggestions to present to Council. Signs agreed that it is a concern, potentially a middle ground would be to have the street paved fully through the final street connection. Freerks agreed with that idea. Theobald also agrees with the concerns regarding the street improvements and adding 80 additional homes to the area. Hensch asked if anyone was aware of the current traffic count on Rohret Road. Miklo does not have those numbers but could get them to the Commission by the next meeting. Parsons also stated a concern about approving this large of a development without improving the roads to accommodate all the traffic. Martin questioned the reason for deferring, noting that even if a conversation of adding road improvements to the Capital Plan doesn't necessary deal with the situation at present. Freerks stated she feels that this plan to build 80 homes and not improve the road is not in the best interest of the community. If the Commission defers, perhaps that can lead to a negotiation to at least extend the road improvements to the end of the final street of the proposed subdivision. Signs suggested deferring this item. Hensch withdrew the motion, in favor of deferring. Signs moved to defer REZ17-00009 until the next meeting. Theobald seconded the motion. Signs asked to see the preliminary plat and concept at the next meeting as well. Hensch also requested that the Good Neighbor Meeting minutes be distributed to the Commission. A vote was taken and the motion carried 6-1 (Martin dissenting). COMPREHENSIVE PLAN ITEM (CPA16-00005): A public hearing on an application for a Comprehensive Plan amendment to amend the North Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 6 of 24 District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. Yapp stated that North Dubuque, LLC owns approximately 70 acres of property west of Dubuque St, south of Interstate 80. The western portion of the property includes 1 single family home, the central portion- includes Forest View Mobile Home Park, and the eastern portion includes several other single family homes. The co -applicants, North Dubuque LLC and the Forest View Tenants Association, are requesting the adoption of a land use map and certain housing, transportation and design goals for the 70 acres. Yapp explained that with a Comprehensive Plan Amendment the Commission is tasked with two criteria: 1. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. 2. The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plans or other amendments thereto. Yapp showed a map of the existing North District Plan identifies the Forest View Mobile Home Park as 'multi -family residential,' and most of the remainder of the area as 'conservation design' and 'single-family/duplex residential.' The frontage along the west side of Dubuque St is identified as'Large lot/ Rural Residential.' Yapp showed a map of the applicant's proposed land use plan, for the central and southwest portions of the property, the Applicants have proposed amending the Map from 'conservation design' and 'single-family duplex residential' to Low -Medium Mixed Residential (8-13 units per acre). The south central portion of the property is proposed as the new neighborhood for residents of Forest View. For the northwest portion of the property, the applicants have proposed amending the Map from 'single-family duplex residential'to Multi -Family Residential (8-13 units peracre). The northern part of the property, the applicants have proposed amending the map from Multi -family residential (existing Forest View Mobile Home Park) to Highway/Neighborhood Commercial and the east portion is also to be Highway/Neighborhood Commercial. Yapp stated that the applicants' submitted a concept plan that reflects a future Forest View Neighborhood in the central section of the property, office and mixed -use development along the south side of Interstate 80 with hotels and a small market along the Dubuque St frontage. There then would be townhome development to Mackinaw Village transitioning at the northwest portion of the property to a retirement village, multi -family apartments, and multi -family condominiums. Yapp reviewed the Staff Report, noting that regarding the Land Use Map a Change in Circumstances for the area is that since the North District Plan was adopted in 2001, over 50C new homes have been constructed in the Peninsula, Elk Run condominiums and Mackinaw Village including a mix of single-family and multi -family housing. Those areas are largely built out at this time. Other uses have been established including the Thornberry Dog Park and commercial and office uses. The Interstate 80 / Dubuque Street interchange has been improved and the Dubuque Street elevation and Park Road bridge replacement project is underway. With regard to Public Interest, the proposed development would provide a second means of access to the Peninsula and Mackinaw neighborhoods. The homes in Forest View Mobile Home Park were constructed prior to the National Manufacturing Housing Construction and Safety Standards Act of 1974. Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 7 of 24 Yapp noted that the existing North District Plan has as a Housing Goal to maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes. It has a Commercial and Institutional Uses goals to enhance commercial diversity and activity by encouraging a business mix that provides goods and services to satisfy neighborhood needs. Focus commercial activity in existing nodes along major arterial streets and discourage strip commercial development. The applicants have submitted a Sensitive Areas Inventory map which Staff proposes adopting as part of any Comprehensive Plan Amendment. The map was prepared by Earthview Environmental, who conducted surveys of the property and delineated the wetlands. While this Inventory should be considered a broad and general, it does reflect general conformance with the City Sensitive Areas Ordinance. Yapp pointed out areas on the map that would be preserved (light brown color) and those areas that would be disturbed (green colored) and it would generally meet the requirement to preserve 50% woodlands for residential development. Yapp pointed out on the map an existing gas pipeline easement. The applicants' Sensitive Areas Inventory is more detailed than information in the current North District Plan. The current North District Plan emphasizes providing for parks, trails and open space, and conservation design. With regards to Housing Goals, the south central portion of the property will become a new neighborhood for residents of Forest View Mobile Home Park. The western portion of the proposed development will transition from the Mackinaw Village neighborhood, with townhomes transitioning to higher densities further north from Mackinaw Village. North of Flint Drive, the applicants state that senior living and other multi -family buildings are proposed. The North District Plan currently states to "Maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages". Regarding the Change in Circumstances, Yapp stated the majority of homes in Forest View Mobile Home Park were constructed prior to modern safety standards. The age, and ongoing maintenance needs of the mobile homes is becoming more of an issue. The near build -out of the Peninsula neighborhood and nearby infrastructure improvements do make the property more ripe for development than when the North District Plan was first adopted. Regarding Public Interest, recreating an affordable community as outlined in the proposed relocation plan is consistent with North District Plan and affordable housing goals. Yapp briefly outlined a proposed Relocation Plan that was included in the Commissioner's packets. All residents of Forest View Mobile Home Park who are residents on the day the Conditional Zoning Agreement is signed will receive relocation assistance. There are two types of replacement housing available, one type is single-family homes that the owner intends to construct and finance through low income housing tax credits with rents proposed at $310 per month and would increase at 2% per year. During the first 15 years tenants would accumulate equity on a principle of a loan amortized over 25 years. After 15 years, as proposed in the relocation plan, tenants would have the opportunity to purchase the home for an estimated price of $42,000. Alternatively they could continue to lease the home and cash out the equity. The second type of replacement housing is a cash assistance of $7,200 and is available to residents who are not income eligible to move into the housing tax credit project or to residents who chose to not move into the project. The owner is also proposing to provide all residents with advisory services which includes aid in paperwork, preparing to be homeowners, and moving Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 8 of 24 assistance. Staff does not recommend adopting the Relocation Plan as part of a Comprehensive Plan Amendment but does recommend adopting the material items into any future Conditional Zoning Agreements. Residential land uses are proposed at higher densities than the current North District Plan. The North District Plan goal of "providing opportunities for new housing development that complements existing neighborhoods ... " which Staff feels is important in terms of how the proposed development transitions from the existing neighborhoods. Staff recommends the following Housing goals: a) Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b) Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. Yapp continued by discussing the Neighborhood/Highway Commercial Use the North District Plan states "It is a policy in the Comprehensive Plan to create and maintain attractive entrances to Iowa City. Dubuque St has long been recognized for its scenic character, views of the Iowa River, and woodlands and open space transitioning into the Northside neighborhood and downtown Iowa City. Discouraging changes in land use that might result in the degradation of the scenic qualities of the corridor will also protect the Dubuque St corridor." The main change in circumstance is the growing population in the larger Peninsula neighborhood, and the professed need for neighborhood commercial to serve this population. Staff notes that the other change in circumstance which makes commercial development more feasible is the recent upgrades to the Dubuque St/ Interstate 80 Interchange. The North District Plan includes a goal to "focus commercial activity in existing nodes along major arterial streets". The City Council has adopted a Strategic Plan goal to 'Proactively seek opportunities to facilitate development of our interstate entryways in a manner consistent with this strategic plan". The North District Plan discourages changes in land use that would result in the degradation of the scenic qualities of the Dubuque St corridor. Staff recommends that any Comprehensive Plan amendment include as a goal the need for a Conditional Zoning Agreement to address maintaining the scenic qualities of the Dubuque St entranceway. Yapp then showed the conceptual images the applicant submitted showing the Dubuque Street entranceway, the proposed new intersection, and a proposed hotel. Regarding transportation a new public street is proposed (Forest View Drive) that would connect Dubuque Street to Algonquin Road as well as Laura Drive. The proposed alignment would provide a secondary access/egress from the Peninsula area, which was evacuated during the Flood of 2008 because the single access road, Foster Road, was flooded. So even though the homes in the Peninsula and Mackinaw neighborhoods were not flooded, Foster Road was flooded and that is the only access to that area. Forest View Drive is proposed to connect to Dubuque St with a new intersection, turn lanes and traffic signal. The applicant has submitted a preliminary traffic study which demonstrates a need for a traffic signal and turn lanes at the proposed intersection. The traffic study also supports the access to Dubuque Street primarily Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 9 of 24 due to the need to reduce traffic volumes at Foster Road and the need to distribute traffic. Yapp acknowledged that in the existing North District Plan it does call for a new east/west street from Laura Drive to the east side of the Mackinaw Village subdivision. The applicant is proposing something similar, but the new street would be along the south side of Interstate 80 and connect to Algonquin Road and have a new access to Dubuque Street. The North District Plan states "Development of this area has been limited due to the lack of adequate streets, water and sewer service". A Change in Circumstance is there is now a property owner willing to install the necessary infrastructure, in a slightly different road alignment than the North District Plan, and has proposed a new access point to Dubuque Street. Creation of new east -west road is identified in the current North District Plan. The new street will provide a secondary access and relieve the necessity to evacuate the larger Peninsula area during major flood events and better distribute traffic. The creation of a new signalized intersection with Dubuque St is consistent with general goals for safe, efficient intersections where traffic volumes support the need for signalization. In summary, Yapp stated the applicant's proposal does provide for: • The creation of replacement affordable housing and a commitment to the Forest View Relocation Plan; • Provision of a secondary access to the larger Peninsula neighborhood; • Creation of diverse housing types for a variety of households; • Providing commercial and office development opportunities at an existing highway interchange; and • A commitment to maintain the scenic qualities of the Dubuque St entranceway through conditional zoning agreements. Yapp noted the most significant changes to the current North District Plan include the introduction of commercial land uses west of the Dubuque St and south of Interstate 80, and the introduction of multi -family housing north and east of Mackinaw Village. Staff recommends approval of CPA16-00005 an addendum to the North District Plan, to: A. Adopt the land use map dated April 12, 2017 B. Adopt the Sensitive Areas Inventory dated April 5, 2017 C. Adopt the following goals: a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b. Housing Goal: Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 10 of 24 c. Commercial and Institutional Uses Goal: To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque Street must adhere to strict design guidelines imposed through a Conditional Zoning Agreement. Such design guidelines will address building facade and materials, sign placement, setbacks from the street, screening and tree preservation. d. Transportation Goal: Upon redevelopment of property west of Dubuque Street and south of Interstate 80, access to Dubuque Street for south -bound traffic north of Foster Road may be allowed provided that the access point/ intersection is designed to accommodate anticipated traffic volumes from the developing area west of Dubuque St, south of Interstate 80. Yapp also mentioned some public input has been received regarding stormwater management, and as part of this Comprehensive Plan Amendment, while the applicant has taken a preliminary look at stormwater management, it has not been designed into the concept plan shown tonight or that was received in the Commissioners' packets. Stormwater management will be required upon any development proposal. Hensch asked with other Comprehensive Plan Amendments done in the past has stormwater management ever been one of the goals. Yapp is not aware of any case where that has occurred because it is required according to City Ordinance at the time of development. Hektoen added that until an applicant has a project designed they do not go into that type of detail. Freerks understands that but also feels that it is in everyone's best interest to know that the outcome is achievable before a lot of other time and money gets placed into the project. Before she is comfortable making these changes to the Comprehensive Plan and giving it the green light, stormwater management is a question that needs an answer. Freerks opened the public hearing. Steve Long (HBK Engineering) is working with the owners/developers on this process. Long also introduced Jimmy Becker (Developer, Blackbird Investments), Margarita Baltazar (President of Forest View Tenants Association) and Rafael Morataya (Executive Director Center for Worker Justice) whom have also been working with Long on this proposal for over a year. Long represents Forest View and North Dubuque, LLC who are the owners of the land and consist of Kevin Munson (Iowa City), Jeff Maxwell, Ed and Cherri Cole and Justin Doyle (Blackbird Investments). Long stated this is a very long and complicated process. The Cole family owned Forest View Mobile Home Park for over 20 years and have had numerous people approach them to redevelop the area. Because they have lived in Forest View Mobile Home Park as well as owned it they know it really is a community in the true sense. It is an affordable place to live where neighbors help each other out. Cole passed on many offers until the right developer came along that would also care about the future of the residents. The team of North Dubuque, LLC was formed and immediately partnered with the residents. Long acknowledged in his 20 years of development/planning he has never seen an instance where the owner of the land came together as a co -applicant with the actual residents that are impacted. Long noted that the concept plan was a result of almost 18 months of collaboration between the owners, developers, HBK Engineering, Forest View Mobile Home residents, Center for Worker Justice, City Staff, environmental non -profits, and surrounding neighborhood residents. Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 11 of 24 Long began his presentation with Forest View Mobile Home Park, it was created in the 1940's and over 90% of the homes there were constructed prior to 1974, the majority are from the 1950's and 1960's. This is important to note because in 1974 the federal law changed regarding the construction standards of mobile homes. Additionally because this park has been around for 70 years, the sewer is under constant repair. The development team and the residents decided they really wanted to keep the residents together, and to remain a community. They worked hard to find a location nearby, there are 68 children from this community that ride the school bus each day and didn't want to disrupt that many children from Horace Mann. Long worked with a translator (Maria Hope) and personally visited 111 of the 122 occupied homes in Forest View and made sure everyone was aware of what was being proposed, had an input into what they wanted to see in the new neighborhood, and asked personal questions regarding income. The income piece was important because the program that is being proposed is call a 4% Tax Credit and there are income restrictions and requirements. Long stressed this is a tremendous opportunity as a path to home ownership and wanted to make sure all the residents were aware of that. Through the visits to the residents, they found that about 80% of the residents will qualify for this program, and even those that do not qualify will be accommodated through relocation programs. Margarita Baltazar (President of Forest View Tenants Association) is also a member of the Board of Directors for the Center for Workers Justice. This evening they are present here to support the continuation of this project. Before making her points in support of this project, she began by explaining a little bit on how they arrived at this point. It all began with rumors that the land had been sold and the uncertainty led them to investigate. They joined together and one of the institutions that has been their support helping as interpreters and intermediators in order to be able to communicate with people in the City and in all the meetings they have held in the center was the institution of Center for Worker Justice. When they confirmed that the land had been sold they began organize themselves. They knocked on doors and handed out flyers to have meetings. When they began knocking on doors there were initially some negative comments within and outside of their neighborhood. Divisions among people because people had different opinions and didn't believe they would be able to achieve change. However, the commitment to move forward and to preserve the neighborhood and determination to protect the neighborhood allowed them to join together and bring the developers to the table together with residents so they could all voice concerns and come up with a plan. That afternoon was the beginning of arriving at that same goal for everyone. Each month they have been meeting, planning, and seeing the changes in the project and plans. They informed all the neighbors and invited all to participate but above all respecting the people who think differently. And even now they continue to unite more people so they can be on the same team. This has been achieved with a lot of perseverance so they can have better living. Sometimes they have been very tired after lots of work but they have maintained unity within the meetings. Now this afternoon they are here to support the project and to ask for the Commissions support to achieve the dream of Forest View. The Commission is playing a very important role in the lives of many people and Baltazar thanked them for their attention. She understands there will be some changes, but feels they can achieve some good changes. She wants to step aside so other neighbors can give their points of view as well. Thank you. Donna Davis (1205 Laura Drive #95) stated her husband Fred and herself have lived in Forest View Mobile Home Park since 1985 which was even before the Cole family owned it. When they first moved there it was mostly a transient place with a lot of students living there in the few years they were in school and young families that were going onto a house. Originally that was their plan, to save money living cheaply in a trailer court so they could buy a house eventually. However, the housing situation in Iowa City never was affordable for them. When they originally Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 12 of 24 talked about developing the court and the plan was to move all the trailers back to the new development they were really concerned because they lives in one of those really old trailers and there is no way it is moving anywhere. They did not want to go back to apartment living and don't feel they want to go into senior housing yet (although they will want that later down the road) but they just didn't know what they would do. With this plan, they would achieve their dream of eventually owning a home. Davis cannot say enough about the people who worked with them on this, the Forest View Tenants Association, the developers, the landlord, everyone has just been fantastic. Davis asks that the Commission okay this plan because this is a neighborhood they really want to live in and people she wants to live with. Maria Garcia (1205 Laura Drive) has lived in the neighborhood for 17 years and her children grew up here. Her concern is that the trailers are very old and its effect on the health of children. There are children that show up with asthma because of the humidity in the houses/trailers that are very old. Garcia had traveled to Texas but her concern was her children didn't like Texas because they are accustomed to the schools here and to their friends. She thinks that if her children would move from this place it would bring a lot of trauma to them since they have become accustomed to living here in this neighborhood. In terms of transportation for her children they have transportation that comes right to Forest View and are assured they will arrive safely to school. In the years they have lived here they have lived peacefully and calmly without any problems. Garcia supports the development of the developers and this project Marcel Lotado (1205 Laura Drive) has lived in Forest View for 15 years and likes his community. Everyone speaks Spanish and he doesn't understand English. He hopes the dream of a new Forest View becomes a reality. His work is very close, he is only 10 minutes from his work, he can take his children to City Park, the library, and the public transportation that comes there is excellent when his car is not working. He supports the developers and the development and hopes for the Commission's support as well. Margarita Rodriquez (1205 Laura Drive) has lived in Forest View for over 27 years, moving there in 1990 from Texas to bring her family to live in a better life. Her kids went to school here, grew up here and she only works about 6.5 miles from Forest View. She is very grateful for this development here. She hopes the Commission decides to support it as well, it has been so much work and after 27 years she has the opportunity to own a home. Juley Flores (1205 Laura Drive) is also a resident of Forest View and agrees with the discussion points that the President of the Association has raised. She feels this is an extremely important project in part because of the kinds of people who live there, people like her who are low income. One of the advantages she has seen with the development project that is before the Commission today is that they are respecting the amount of rent they currently pay monthly. It is extremely affordable for them and allows them to have a quality of life and maintaining the quality of life is very important to them. The important needs of a human being are housing, education and quality of life and she feels all these things can be realized through the plan they are developing. It has impacts across the City in terms of having the potential to create good jobs. Really the final and most essential point she wants to make is that in this plan they can all win, they win in terms of the quality of life they can enjoy and you win in helping other human beings achieve better lives. Alberto Paris (1205 Laura Drive) stated he is one of the youngest living at Forest View as he has only been there for two years. He joined the association of residents of Forest View because of the great cause that this project represents. Because it is a community Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 13 of 24 development who's objective is to improve the quality of housing and beautify the community of Forest View. Just as the entrance to the City is one of the entrances to the City with the most traffic, keeping in mind as well fauna and ecological design of the area. In an integral way also including dealing with the extra traffic in that area with the construction of new entrances and exits. This project represents a very important part of what we call the American dream. To enrich the quality of life of residents by changing the mobile homes for houses with people's own property. In addition to having a commercial center that is only a few moments away from your housing. All of this automatically will raise the quality of life of this community. The unity and cooperation among the City authorities, developers, construction companies, and the neighbors of Forest View can make possible the realization of this project in this way benefiting the residents of Iowa City in this location by facilitating this cooperation of efforts. The social development for this community as well as for other communities across the State that find themselves in the same situation. In the history of the United States, Iowa has been a leader that has set the standard in the life of Americans through new concepts, technologies, and social influence for the national level. This urbanization project, by the association of Forest View represents one more of these changes. And also demonstrates the reason that this State has been called the heartland of the country. It is not because of its geographic situation, but because of the way the people here are that marks the social transcendence in the history of this country. Long stated those previous speakers were just a sampling of the over 350 people that live in Forest View and why the Cole family waited for the right development team for this project. Long noted that this representation of the new neighborhood is just a massing exercise, it is all just a concept. The homes are not mobile homes, they are modular homes on a permanent foundation. In New Orleans they are called shotgun style homes with a front porch and a front door. Although this is just a concept at this time, it is to fulfill not only the needs of the neighborhood but it is also an environmentally diverse area with a lot of sensitive areas especially along Dubuque Street. Long stated there is someone from Earthview Environmental if there are any questions. It is a high priority of the developers and the residents to maintain the beautiful entrance to Iowa City and do not want this to become like any other entrance in the United States that is just parking lots and Taco Johns (no offense to Taco Johns). Freerks asked about the concept drawing and if the trees shown are existing trees or new trees. She noted she has lots of questions and concerns, there has been a lot of discussion on the central portion but she wants to also discuss other areas of the plan such as traffic and environmental issues. Long acknowledged it is a complicated plan with lots of parts. In response to the tree question, it would be a combination of existing trees and new planted trees. The concept is really just to show that one will not be able to see the commercial area from Dubuque Street. The developers have talked with some potential occupants and they are fine with no signage or visibility, people use their smartphones to find places and there will be a blue sign on the interstate. Parsons asked if there would be any upgrade or improvement to Dubuque Street with the new intersection. Yapp stated there would need to be turn lanes added (north and south bound turn lanes). Freerks questioned the placement of the intersection on Dubuque Street and if City Engineers have been part of the discussions and noted the lack of space between the two intersections. Long said the Department of Transportation requires at least 600 feet from the off ramp before there is an intersection and this would be a little over 600 feet. He also noted they have one preliminary traffic study completed and after talking with City Staff they are updating Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 14 of 24 the traffic study but it does appear to warrant the traffic signal. Yapp added that the Engineering Department has reviewed this at a concept level. Long reiterated they have held lots of meetings regarding this project with Staff and Good Neighbor Meetings and a development meeting for discussion on what people wanted to see in this neighborhood, which is where the idea of a marketplace came up. Freerks asked if marketplace really meant gas station/convenience store and Long confirmed that is most likely. Ivan Hall (14 Idyllwild Court) stated the Idyllwild community is in Iowa City and was formed in 1992, there was a major flood in 2008, and he was a pre -flood owner and has dealt with 3 1/2 foot of water in his house. He feels the number one capacity this property ought to provide is for the low income housing. When Hall was at the community meeting he asked the developer if he would be so ready to support them if it were just about them and he replied no, it is about making money. Part of the things that have transgressed, there was a Taft study back in 2012, grants of aid given back to the State and Federal for Idyllwild. There was a stormwater management study that has recently been done and none of these things were acted upon. Hall would describe it as the can being kicked down the road. He stated the single most risk area in this discussion is the Idyllwild community which right now gets a discharge from the hill. Stormwater management is not just water it is the composition of what comes down. Hall feels there is too much desire to the property and recommends the City prioritize to number one low income housing, and then regular housing and the last thing to put there is service stations and hotels because the water will flood Idyllwild. Hall noted Freerks stated she would like to see a study done to assure this project is not over committing and will accomplish what it says it will. Hall mentioned the National Pollutant Discharge Elimination System, it is a federal program and Iowa City has a permit and every permit requires by law that you protect the communities and waterways without exception from stormwater issues which pollutants, insecticides, and all bad things, not just discharge. The rate of discharge could be the same as it is today, but if the composition of it is changed, it could be lethal. Hall reiterated he supports the low income housing and the City should make this area a center for that. He also noted it was disappointing the Idyllwild was not mentioned anywhere as a sensitive area for the stormwater management in the environmental paper that was written. In fact it stated there were no stormwater inputs at this time. That is crazy, a 400 page study for Taft, the Idyllwild stormwater management study both exist. There are topographic maps of the area, there is wetlands for the property, and there is the existing drainage that comes across the street. Freerks acknowledged appreciation for the topographical map that was sent to the Commission by the Idyllwild people. Hall showed a map of Idyllwild area, it is 92 homes the water that comes down the hill has nowhere else to go. He shared his displeasure that Idyllwild can't seem to get any support in the politics of Iowa City and can't get any support to protect the area. They have spent their own money to protect themselves and it seems like insult on misery but now there is an option in front of the Commission to use the MPS guidance that the engineers have, do the evaluation and then be able to make an informed decision. Hall stated he is a professional engineer, the topography, the wetlands, the stuff going on with Idyllwild can all be accomplished and still be able to support the low income housing they propose. Hall just feels the hotels and the gas station are too much. Hall stated he will petition to the Federal Government to the compliance and accuracy of the City's permit to do this development in an effort to protect himself. He noted that in the conversation there is concern about the Peninsula neighborhood and Foster Road flooding, if Foster Road floods, Idyllwild floods and they are not mentioned in the Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 15 of 24 report. The dog park gets more press in the report by Staff than Idyllwild does and that is unconscionable. Additionally Hall stated the proximity for the two intersections onto Dubuque Street will be too close and will create traffic backup. Hall has more comments and hopes he will get more opportunity to participate, noting that the permit expires in October and it will be reviewed and if the Federal Government has to redo it, it will cost the City big bucks. Freerks stated that this proposal is not an "us against them" situation, everyone has a dream of their home, where they live, issues they've dealt with (flooding, etc.). The devil is in the details and it is all about how it comes together and that is why the Commission will take time with this and not rush a decision. Ginalie Swain (1024 Woodlawn Ave) stated that in the summer of 1969 she drove into Iowa City for the first time and she still remembers vividly pulling off of 1-80 onto the long sweep of Dubuque Street with a few historic homes perched among the woods, the sparkling curve of the Iowa River, the emerald green of City Park and then the steep hill flanked by grand fraternity houses. Because of careful City planning the Dubuque Street entrance remains perhaps one of the loveliest entrances in any US town, most communities would give their eyetooth to have an entrance like that. It is safe from urban sprawl and is truly our front porch telling everyone that Iowa City is a special place. Tonight's applicants deserve incredible praise for diligent study of sensitive areas and thorough communication, transparency and planning for housing relocation. Nevertheless, because the Comprehensive Plan has long rightfully recognized the Dubuque Street entrance as deserving to be protected for its scenic qualities she urges special attention to the enormous change of introducing commercial use. First, one of the North District Planning principles for commercial use has been to "encourage a business mix that provides goods and services to satisfy neighborhood needs". Swain would venture that the proposed office park goes far beyond neighborhood needs. Second, the applicant's concept plan shows not one but two hotels which again seems well beyond neighborhood needs when there are hotels at the other 1-80 exits and in fact wouldn't we rather direct visitors to the hotels in our vibrant downtown or to the bed and breakfasts in the historic neighborhoods. Third, the applicant's plan to protect and retain the scenic quality (the hillsides and trees) yet the applicant also proposes to build two hotels where the very fact of hotels is for it to have signage and be seen by weary drivers pulling off the interstate at night. Swain recognizes the applicant's comments about finding the hotels by GPS and all that but she herself doesn't do that when traveling. She brings this up because she questions if it is an achievable outcome. Fourth, in terms of the new trees that would have to be planted along Dubuque Street, how many decades it will take for any of those to really mask the hotels. Five, would the western most hotel be visible from the ramp which is really part of Dubuque Street (once you are off the interstate). The concept plan shows green in front of that hotel and parking lot but it looks more like grass than trees. Six, regarding the so-called marketplace will signage and parking for that also be screened? Is that an achievable outcome? Seven, Swain has a question regarding residential woodlands, the applicant states that the concept plan is "based on approximately 50% residential woodland preservation" but under the amendment requested the residential zoning would become RM-12 which only requires 20% woodland retention. Swain questions if this means the applicant could alter plans down the road and retain only 20% rather than 50% of residential woodland. Finally, is it sufficient for the City to rely on a Conditional Zoning Agreement to protect the entrances scenic quality? Is there an agreement that truly has enough teeth and accountability to protect this most valuable community asset? Nearly a century ago in 1925 the City added land to City Park on the east side of the river because a gas station was planned to be built there. That early the City was already taking steps to protect the beauty of this entrance. Today we are entrusting our City's loveliest gateway to this applicant, who has indeed gone the extra mile in several aspects, nevertheless she urges the Commission to ask Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 16 of 24 for more accountability and more specifics regarding commercial use along this lovely gateway. Brian DeCoster (6 Knollwood Lane) lives in a small neighborhood consisting of only five homes between Laura Drive and Dubuque Street. Knollwood Lane was developed in the 1950's by an architect named Paulsen, and he was an understudy of Frank Lloyd Wright, and lived in West Branch. All the homes in DeCoster's neighborhood are very similar but unique. Each home was acquired either when the homeowner before them went into a retirement center or died, so it is fair to say everyone in that neighborhood expects to think of their home as their last home. DeCoster noted he has lived in his home for 18 years, the neighbor next door (George Gay) recently died and the people that bought his home have done some extensive remodeling and will be showcased on the Parade of Homes. 2 Knollwood Lane, owned by Amy and Gary, recently got a historic preservation award, as they had extensively renovated the home to the original look. 1 Knollwood Lane is undergoing extensive renovation at this time and DeCoster's home (with his wife Darcy and daughter Charlotte) has undergone a fair amount of renovation as well. It is a tight neighborhood, a good little community, it is historically significant. They are sandwiched in between Laura Drive and Dubuque Street and soon to be another street to the north and Foster Road. DeCoster cannot think of another neighborhood that is so tightly boxed in on all four sides. DeCoster noted the Commission might expect him to say he is opposing this development, but that is not necessarily the case. In his opinion he is not opposed just concerned that they maintain the neighborhood as it is. His concern is the gas station (any light pollution) and the hotel. DeCoster stated that the developer (Ed Cole) came to him about two years ago to speak with him and explained what he wanted to do. There has been good communication with Mr. Cole and Kevin Munson and it feels as if they are sincere. They say they will maintain 150 foot between DeCoster's neighborhood and the gas station. The gas station is a concern, but the developers have already agreed to flip the gas station 180 degrees so the gas pumps, canopies, lights and noise will face the north side. DeCoster understands it is too early to see what will actually happen as this is all just a proposal but he just wanted the Commission to know that he is concerned. For example, what kind of barrier will it be? Pine trees that will give protection all year? If pine trees, will a row of trees have to be removed so the pine trees can be planted? If pine trees are planted, how many years until they are mature and give protection? Perhaps an earth berm with trees on top of it. There are so many details, but he wants the Commission to know he lives in a very important neighborhood and it should be preserved. Another concern is the height of the hotel, will it be three stories or five? DeCoster reiterated that they have had good communication and hopes it will continue to be as good in the future. Bottom line is he doesn't want his neighborhood to be forgotten. Martha Kirby (400 Foster Road) first stated she has some family history with Forest View, her father and mother lived there when they were college students, her three oldest siblings were born there and her father used to fish out of the Iowa River to feed his family while he was an engineering student. Her husband and she bought their property on Foster Road in 2010. It had been vacant for about 4 years and they completely renovated property, even had to hook it up to City water. After all the work they put into their house, they are planning to spend many years there. Kirby stated the proposed neighborhood comes right up to the edge of her property and they are thrilled with what the development is doing. When they moved into the neighborhood Ed Cole was the first one to welcome them and he told them at some point he would be developing in the area and he would keep them up to date and he has done exactly that. Kirby stated they are thrilled with the plan, they are thrilled with the communication of the developers and are thrilled the people in this town are going to have homes. Kirby asks that the Commission take all of that into consideration and just as life changes, Comprehensive Plans need a new look. Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 17 of 24 Adam Pretorius (670 Walker Circle) both lives and owns a business in the Peninsula neighborhood and is not talking about the sensitivity of the residents but rather the upper Peninsula residents and neighborhoods. The Peninsula neighborhood a few years ago had a lot of concerns about a second access. In the 2008 flood there were about 35 residences today there are 350 residences Oust in the Peninsula). Construction of the Peninsula neighborhood will be done at the end of this year and at that time there will be 405 residences. Since there are about 2.5 people per residence that is 1000 people just in the Peninsula. That number will double when Mackinaw Village is added in, and that area is also nearing the completion of its construction. Pretorius stated that a few years ago the created what is called the "Second Way Access Committee" and it is comprised of residents from Peninsula, Mackinaw Village, Oakmont Estates, Elk Run, Lewis Place and the Elks Golf Course. They wrote a letter to the City and got some opinions on why there was the need for a second access. Pretorius stated the second access is so important, there are so many more people than were living in this area in the 2008 flood and they need a way out. He noted that when they contacted the City they were very responsive and wrote a letter in winter of 2016 with three ideas for a second access. The first idea was to raise Taft Speedway, which we now know has been exhausted because the City Council voted that down, the second idea wasn't a second access, but instead to raise the portion of Foster Road that floods along with Idyllwild, and the third idea is the new road that connects to Dubuque Street and goes into Mackinaw Village. That would be the only second access option that would exist in an emergency situation. Pretorius stated on behalf of himself and all the residents to encourage the second access that this proposed development provides. Kristin Wildensee (1710 Ridge Road) came forward to speak to the benefit of the trees, the 70 acre Forest View property is heavily wooded with large mature canopy trees. She absolutely appreciates and applauds the intentions of the developers to preserve approximately 50% of the woodland in the residential areas and to "make the wetlands and woodlands an asset to the commercial development areas". From what she has learned and understood so far is that many of the tall mature trees will remain. That being said, even with 50% retention of trees in the residential areas that means 50% could or will be lost. In the commercial areas that could be up to 90% of the trees lost according to the zoning designation. Trees are not merely aesthetic, they provide measureable, tangible ecosystem benefits to humans that we are choosing to trade, or let go of, when we destroy tree canopy development. For example, trees intercept storm water which can reduce flooding, the sequester carbon, they cool our living environments, provide wildlife habitat and food sources, reduce pollution, and prevent soil erosion. In addition, trees, especially large mature trees, like the ones at Forest View provide a link to nature which has been shown to have significant public health benefits for all ages (infants through older adults). Trees have been shown to increase personal safety security by reducing crime. All of these benefits can quantified, including a dollar value (there has been research done by a professor at the University of Washington that states having high quality nearby nature in communities could return annual savings of up to 11.7 billion dollars in avoided healthcare costs). While that is a national number, Wildensee is using it as an example to make the point that trees give us enormous amounts of tangible, measureable, economic benefits. She proposes that the public interest ecosystem benefits of the entire existing tree canopy on the Forest View land measured, quantified in dollars, so the citizens of Iowa City know what they have and understand what they are giving up or trading for the other alternative public interest benefits that this development will bring. Knowing what is traded will allow them to know what replacement will be needed. There can never be a replacement for the mature canopy trees that will be cut down in Forest View in our lifetimes. Even if a new tree was planted elsewhere for every large tree that was cut down, it would take decades to create what is already there. Wildensee also encourages that best practice management be used to build Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 18 of 24 among the trees as much as possible rather than clearing before building. The Wharton School of Business has done research that shows large mature canopy trees can increase home values by approximately 30% and other research shows that people will travel further and spend more money in retail areas that have tree canopy versus ones that do not. Widlensee applauds that is happening with the development yet encourages consideration of what we might be losing. Laura Hawks (1710 East College Street) is speaking on behalf of Project Green who was very thankful of being included in early discussions with the developer, Newman Munson, and HBK Engineering however they are not 100% supportive of all of the concepts. One area of concern is the commercial development along Dubuque Street and the Fairview Drive entry off Dubuque Street. Looking at the grades at that point there is a substantial rise so there will be quite a bit of grading involved in order to build a drive at that point. Project Green is requesting thorough review of the grades and to review any other alternatives for a point of entry or second exit from the Peninsula. Debbie Heiken (4 Knollwood Lane) reiterated what DeCoster said about them having a unique neighborhood and one they would like to maintain. When they moved to the neighborhood, they loved it and want to stay there until their next exit (whether it is the mortuary or nursing home). Heiken has no problem with the residential part of the development and feels they are doing wonderful things on that aspect. Her concern is the commercial part of the development. They have gone from a large lot, single-family dwelling zoning to a commercial zoning. To her that seems like a bit much. Her home is 100 feet from the proposed gas station, and when they thought that it was going to be a hotel they were horrified, but as a gas station they are completely devastated. Heiken noted her husband is a lung cancer survivor, he wasn't expected to live six months and he is now eighteen months cancer free. Therefore to introduce a gas station 100 feet from their home is absolutely appalling and like a death sentence. There are many reasons the commercial aspect needs to be reviewed, (the stormwater and everything else that has previously been mentioned). Heiken noted they have lived in their home for 22 years and never thought they would be living next to a gas station. She asks the Commission to think about how they would feel living 100 feet from a gas station when all the studies show that within 100 yards (300 feet) of a gas station one subjects themselves to increased health issues. She asks the Commission to keep their neighborhood in mind, and to think twice before changing it to a commercial area. Pat Heiken (4 Knollwood Lane) wanted to commend Ed Cole on being a considerate person and hopes he continues to consider others and how close that gas station will be placed to the houses. Cole is showing the golden rule, do unto others as you would do unto yourself, for the residents of Forest View. Heiken just requests the Cole not put a gas station any closer to Heiken's house than Cole would put near his own home. He understands the finances of development, but implores all to let him maintain the quality of life he has now in his home. Tim Conroy (1410 Foster Road) lives in the Peninsula neighborhood and wanted to echo what Pretorius said that the secondary access road with the amount of people that live in the area is paramount and the development team has had that need in their minds since day one. Conroy also wanted to echo the "good vibes' that have come out during this meeting, this development is a huge change to a substantial amount of land that has a tremendous amount of uniqueness. Conroy also echoed that those that are initiating this huge change have done the right thing by reaching out and not only talking to so many groups, but listening. The development team has key members of the community, a couple of people that actually live in the area, all who care Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 19 of 24 about this community. Conroy believes everything is going to work out for the best. Opening up the trailer park population to the rest of the neighborhood (right now Forest View is kind of isolated) is a huge plus and encourages a true large neighborhood feel. This type of development could have gone so many other ways, and not good ones, but this proposal shows respect to everyone and will meet approval of everybody. Conroy closed by saying that the development team from day one was committed to keeping the Forest View Mobile Home Park population together and in the area and that is the most admirable aspect of this development. So many times situations like this end in displacement and lack of creativity of fostering home ownership. This model could serve for many more developments to come. Bob Kirbv (400 Foster Road) has lived in his home for about seven years. He wanted to reiterate a couple of points that have come up this evening. First, the level of traffic that is now on Foster Road is greatly increased due to the Peninsula and Mackinaw Village so to have another road/access point would help alleviate the traffic. Kirby noted that since they moved into their home they have had to have a culvert replaced. Their land is 9+ acres in the 52 acre drainage area, and the new culvert that had to be put in is a 36 inch culvert. Kirby also noted the flooding in Idyllwild is a concern and is also a concern to his home due to the drainage that comes from the area, but Idyllwild flooded because the Iowa River flooded, not because of water coming down from the 52 acre drainage. It is important to keep aware of where the water is coming from and the area that is of concern, the valley, is being maintained primarily by trees, so it is important to see how much of that protected land will be maintained. Kurt Kimmerling (33 Trevose Place) which is in the Idyllwild community and he is representing the 92 owners as he is the president of the Board of Directors. They submitted a letter to the Commission regarding the drainage issues and wanted to reiterate some of the points. Idyllwild, a property of 20 or so acres located off of Foster Road. Our property is wedged between the Iowa River to our south and a mostly wooded and undeveloped hillside property to our north. Idyllwild was inundated during the Year 2008 Iowa River flood (and was abandoned for over a year). In 2016, we completed construction of a flood mitigation berm to prevent Iowa River flooding from impacting up to a so-called 100-year level. After many years of hard -work and significant expense to our ownership —about $6 million —we are again a thriving community. Within our property are two ponds that serve as detention ponds that accumulate and then slowly drain to the river stormwater runoff from the Idyllwild watershed that includes: • Idyllwild's property, • Foster Road's stormwater drainage system from Algonquin Road to Laura Drive, and • Approximately 110 acres of property that lies directly north of us. Flash flooding from a significant rainfall event over our watershed has been a subject of concern for years. Flash floods, unlike floods, are sudden events that offer little or no time to prepare for. They are dangerous and impossible to mitigate with temporary means like sandbags. Idyllwild's stormwater basins and drains are overwhelmed yearly and some flooding of street and lawns has occurred. In 2012, the City commissioned a project to consider the problem. The recently completed study, called the Idyllwild Stormwater Drainage Diversion project, highlights the problem through modelling rainfall events over the Idyllwild watershed and identifying deficiencies to the drainage infrastructure. A stormwater basin in the northeast corner of our property is of particular concern since it receives runoff from both Foster Road and the 110 acres to our north. The study demonstrates it has capacity issues. Our past experience confirms their findings as it has been overwhelmed many times and requires constant monitoring to clear debris from its inlet and exit pipes. The North Dubuque LLC property, about 70 acres, is located within the Idyllwild watershed. Any changes to the watershed create a great concern to us since Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 20 of 24 any alterations/development could subject us to stormwater flows that would overwhelm our existing basins, culverts, ponds, and recently completed flood prevention system designed and built to mitigate Iowa River flooding. We have reviewed all existing and available documentation concerning the North Dubuque development plans. There's a promise of improved housing for Forest View tenants and a road out for Peninsula residents when Foster Road is closed due to river flooding. But nowhere is there a specific mention of our Idyllwild neighborhood with regard to stormwater management of the watershed and the findings in the stormwater diversion drainage study. Questions about how future stormwater retention infrastructure inside the development will be designed and maintained must be answered. It's a major deficiency in their proposal and something that needs to be rectified before going forward with any amendments to Iowa City's Comprehensive Plan. Idyllwild Condominiums Owners Association suggests the following goals to be added for development: 1. Creation of a "stormwater district" operated by a board of stakeholders, namely City, Idyllwild, and North Dubuque LLC with follow-on to owners and associations within the future development. This district would be responsible for overseeing stormwater management within the Idyllwild watershed, ensuring infrastructure is maintained and funded. It only seems fair since Idyllwild's infrastructure is being asked to handle the water from other property that we are currently obligated to maintain. 2. Idyllwild having a seat during engineering of stormwater retention in the North Dubuque property. We have plenty of information about stormwater effects on Idyllwild given varying river levels. In other words, when the river is high, it doesn't drain as well as it should and water impacts them significantly. Most studies don't consider different water levels when they look at watershed drainage. 3. City guarantee the construction of the diversion system described in the Idyllwild Diversion Drainage study. Do not allow development in our watershed until the diversion system is built. 4. Funding of Idyllwild's plan for the phase 2 mitigation system within our community to handle flooding from significant rainfall events when high-water events occur on the Iowa River. Much of the water we must convey is from sources outside our property, and need help maintaining it. In the late 1980's early 1990's timeframe, a planning and zoning commission just like this one was considering a development along the Iowa River. One can image engineers and other "experts' facing the commission and expressing their assurances on developing the property. A manmade reservoir upstream would prevent against river flooding. Maybe a few protested or even cautioned against it. The commission approved development and the experts were proven wrong, Idyllwild experienced a catastrophic flood in Year 2008. You have a similar opportunity before you. Please listen to everyone and consider any North Dubuque Development carefully. Be suspicious of "expert" opinions and assurances on stormwater management. The future livelihood and maybe even the lives of 92 Idyllwild owners are in your hands. Terri Miller Chait (452 North 7th Avenue) is the president of the Idyllwild Development, the company that is responsible for building out the Idyllwild area of 92 units. In response to Mr. Kirby she wanted to state that rainfall does have a significant impact on the water in Idyllwild, it did flood in 2008 because of the river but during that flooding event there was a huge amount of rainfall coming down during that event every day. They were sandbagging in the rain. There was the drainage that was coming down from the 110 acres above them in addition to the river. Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 21 of 24 As they built the sandbag wall around Idyllwild the water was coming in from other drainage areas as well. She noted her disappointment that there is not some stormwater management plans built into this Forest View/Dubuque LLC development. She did meet with Ed Cole and some of his partners at an earlier time and did discuss the stormwater management. Therefore she was expecting that something pretty comprehensive would be included in the development regarding the water issues. With the increase in parking lots and buildings there is less area for the water to drain into the soil and it has caused a lot of drainage coming down the hill into the ponds and out to the river. There are many times when it overwhelms the easements and retention areas that are there. In 1991 when they worked with the City to develop Idyllwild it was never really anticipated that the Peninsula and all that development was going to happen and drain down the hill. Miller Chait acknowledged the Stormwater Drainage Diversion Study and hopes that it can be implemented before this new project would take place and in addition that the storm planning for this development be considered as part of dealing with the drainage at Idyllwild. Certainly the City would not want this project to do harm to the people that live below and asks the Commission for their consideration. Parsons asked if the stormwater issues is something that should be resolved at the zoning level or can it be part of the Comprehensive Plan. Freerks stated the Commission can consider it because it is a huge change. Hektoen said it is really at the time of subdivision is where the City requires proof of calculations, plans and address the stormwater management. At this conceptual level they have not yet gotten into the detail of their plans, and are not able to provide accurate measurements at this stage. Certainly stormwater is something the City is concerned about with development and do have Code provisions that impose requirements at other stages. Typically in a Comprehensive Plan the City does not require details. Freerks acknowledge that however stated with an area this steep and with woodlands they would want to make sure that change is discussed. Hektoen agreed conceptually, however Comprehensive Plans are stated broadly because it is meant to be a guideline. She wants the public to understand the process, they are just at the Comprehensive Plan stage, then there will be a rezoning where the City will impose conditions based on public needs created by the rezoning, and finally a subdivision process that will again come before the Commission and the Council. Freerks agreed and stated these are building blocks that they build upon so they want to make sure the right decisions are made and considerations are given at every stage. Hektoen reiterated that there are multiple layers and opportunities to refine things further as plans become more concrete and information is more accurate. She added there are public processes that occur at each of those stages. Dan McRoberts (1130 Church Street) teaches at Horace Mann and has worked with some of kids that live at Forest View and is concerned about some rumors he has heard about people having to prove ownership to be part of the relocation. He commends the work that has been done so far to build this plan up and hopes that the relocation plan prioritizes the goal of providing affordable, healthy, and safe places to live (with large trees) to all the residents of Forest View and not get weighed down by the details of how someone goes about proving their ownership of their current home. Brian DeCoster (6 Knollwood Lane) also discussed stormwater and the area north of Knollwood Lane where all the woods are mostly sheds onto the ditch on the east side of Laura Drive, goes down to Foster Road via the back of his property and under Knollwood Lane through a culvert underneath Foster Road. His lane soaks in quite a bit and the culvert gets quite full of silt. When he has called the City regarding this they note that it is his private lane and he is responsible for cleaning that out. His yard is not producing all the silt, there is a massive Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 22 of 24 amount of land north of him that drains down. It is an ongoing issue and the City should come clean it out. Kurt Kimmerling (33 Trevose Place) wanted to add that stormwater management is more than just engineering and calculations. He can take the Commission out right now to show them the basins that are silted up and full of debris from Foster Road (milkjugs, soccer balls, tarps) anything someone can throw into a storm sewer comes to Idyllwild and clogs those drains. Kimmerling confirmed what DeCoster said that calling the City to come get those storm drains cleared is a difficult feat and it is not something that happens often enough. So when discussing calculating the water off the acreage is going to drop from 4 cubic seconds to 5 cubic seconds it doesn't assume that these things are clogged up and won't drain. Idyllwild is bearing the cost of clearing these things and killing the weeds. As for this development, unless someone answers the question about diverting the water there will be more debris and more stuff and Idyllwild will have to continue to finance the problem. Ivan Hall (14 Idyllwild Court) wanted to reemphasize the MPDDS system, the Federal system, talk to the lawyer, he signed it, it is an agreement with the State and Federal Government and it takes precedent over protecting the communities and waterways and says in the planning as soon as possible to do that. Hall read from part of it "comply with efficient standards and provisions established under this section of the Clean Water Act within the time provided in the regulations and establish these standards and provisions or be prosecuted for not complying with the Study". Hall noted the whole purpose of getting this permit is where you can on your own solve the problems up front so you minimize the rework you have to do later. That is all he is trying to suggest, a system engineer can see the whole area is competing benefits and negative things going on. If you let the 1000 cars go by, they come up the road and all the water discharge from the cars comes down the hill that needs to be mapped in the study. There is nothing that says you have to wait on process to solve a smart question. He is asking the Commission to please do what is right. Judy Joyce (903 Walker Circle) is the owner of Earthview Environmental and worked on the sensitive area mapping. She has been working with the developer and HBK Engineering on some of the preliminary work on stormwater management, again at a very concept preliminary stage. They have discussed low impact development, stormwater management best practices, and will continue to evaluate things as they go through the process and will have more detail when they get things finalized. Freerks noted that if the orange area on the map is the sensitive areas and counted as bonus points (or bonus percentage) how is the water managed in that area without dealing with removal of trees. Joyce agreed that is a good question on how in the areas that are protected would they integrate stormwater management without impacting trees. Joyce said she can answer that question but also suggested if anyone wants to go on a field trip she can show areas where they have worked in ravines and tight spaces to make this work in unique and innovated ways. Ed Cole (1450 Laura Drive) is one of the owners and developer and wanted to thank everyone who spoke and noted it gives them a lot more to think about. Stormwater detention has been their biggest issue and are also keeping the safety of the kids in the neighborhood in mind. But he wants to assure everyone and the Idyllwild folks that stormwater detention is a priority and they are thinking about them. He wanted to state that this is a big project and they are very excited about it but there are a lot details to still be worked out. Freerks closed the public hearing. Planning and Zoning Commission June 1, 2017— Formal Meeting Page 23 of 24 Theobald moved to defer CPA16-00005 to the next meeting. Hensch seconded the motion. Yapp announced the next meeting will be June 15 at 7pm in this room. Freerks proposed the Commission hold a work session early next week, a work session is open to the public but no public comment is allowed. It is a chance for the Commission to ask Staff questions and discuss the questions. Her goal is for this to be something that no one will regret later and everyone can learn from and be used as a model to be implemented elsewhere. The time and agenda for the work session will be posted on the Iowa City website. Freerks reminded the Commission and public that the Commission does not discuss this or any item off record, only at open meetings and work sessions. Signs commented on how amazing this process has been and how rationale and reasonable everyone on all sides have been and is impressed by all in attendance this evening. A vote was taken and the motion for deferral carried 7-0. CONSIDERATION OF MEETING MINUTES: MAY 18, 2017 Hensch moved to approve the meeting minutes of May 18, 2017 with edits. Parsons seconded the motion. A vote was taken and the motion passed 7-0. PLANNING AND ZONING INFORMATION Freerks would like to look into why the Commission is not reviewing and having input on the capital improvements plan for the city. It is something the Commission used to do on a yearly basis. Signs also requested more information on the watershed study that was done for the work session. Martin noted she will be out of town for the next meeting on June 15 ADJOURNMENT: Hensch moved to adjourn. Martin seconded. A vote was taken and motion carried 7-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2016 -2017 8/4 9/1 11/17 12/1 12/15 1/19 2/2 3/2 3/16 416 (W.S.) 4120 4120 5/4 5/18 6/1 DYER, CAROLYN X X X X X X X X X X X X X O/E X FREERKS, ANN X X X X X X X X X O/E X X X X X HENSCH, MIKE X X X X X X X X X X X X X X X MARTIN, PHOEBE X X qx X O/E X X X X X X O/E O/E X X X PARSONS, MAX X X X X X X X O/E X X X X X X X SIGNS, MARK X X O/E X X X X X X X X X X X X THEOBALD, JODIE X X X X X X X X X X X X X X X KEY: X = Present O = Absent O/E = Absent/Excused — = Not a Member MINUTES PLANNING AND ZONING COMMISSION JUNE 7, 2017 — 5:15 PM — WORK SESSION EMMA HARVAT HALL — CITY HALL PRELIMINARY MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: Mike Hensch STAFF PRESENT: Sara Hektoen, Bob Miklo, Jason Reichart, John Yapp Freerks called the meeting to order at 5:15 PM. COMPREHENSIVE PLAN ITEM (CPA16-00005): Discussion of an application for a Comprehensive Plan amendment to amend the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. Reichart (City Engineer) gave an overview of the stormwater project. He began with a brief history, starting with the flood. In January 2009 the City hired Stanley Consultants to complete a feasibility study of flood mitigation projects around the City. There were some concerns from residents, which generated the Taft Speedway study. They looked at the feasibility and flood mitigation of Taft Speedway and Idyllwild areas. This study looked purely at river flooding and the Council chose to not move forward with Staff's recommendation of flood mitigation in that area but did choose to move forward on a recommendation from that study which led to the Idyllwild Drainage Diversion Study. That study essentially looked at drainage of the area north of Idyllwild which is approximately 78 acres. It also looks at rainfall events, runoff coming from those 78 acres into the Idyllwild area and how it impacts the existing storm sewer system. The study identifies deficiencies in the existing system and gives potential recommendations as how to address these deficiencies. In the study it states that in the undeveloped state there is a lot of runoff flowing through Idyllwild and recommends the diversion. Reichart believes the Staff recommendation will be the drainage swale along the road to allow the stormwater runoff to bypass Idyllwild but will still allow low -flow to go through the ponds to maintain water quality in the Idyllwild stormwater management area. Yapp asked when that project is funded. Reichart stated the project funding was provided in 2016 and they have $450,000 in the budget to move forward with the recommendations. They currently have a Request for Quotes out for design of the stormwater diversion project and then hope to begin construction in 2018. Freerks asked if Reichart could comment on how he feels this proposed development might affect the stormwater diversion plan. Reichart noted that in the study they did look at a conservative estimate of development to the north in the 78 acres and did cursory stormwater Planning and Zoning Commission June 7, 2017 — Informal Meeting Page 2 of 6 runoff counts. Without an actual plan or design there is no way to accurately measure that but they do state in the undeveloped state it would be four cubic feet per second flowing through. The City's stormwater management requirements have to limit that to 0.15 cubic feet per second so it would be a significant reduction. Reichart stated during the subdivision phase of development the applicant will have to submit all those counts and calculations to be reviewed and they must meet those stormwater requirements. He said the diversion will help, the applicant will only be required to manage the excess from a 100 year storm and the diversion will help with any excess runoff that may happen to enter Idyllwild in those larger storms. Martin asked for clarification on the undeveloped stage and Reichart stated undeveloped is how it exists today. Martin asked when any land is developed, does that make the water runoff harder to maintain or easier. Reichart said it depends, when they look at runoff, they base the calculations on the type and amount of ground cover, so the more permeable surface there is the more infiltration there will be, the more impermeable the more runoff. So if a development has a lot of roofs and pavement there will be more runoff that will need to be handled. Martin asked if the diversion would help that. Reichart said the diversion project is to help the situation in the present state as there are currently deficiencies identified. Signs stated he is understanding that the new development then would have to meet the requirement of a maximum of 0.15 cubic feet per second. Reichart confirmed that is correct. Freerks noted that Staff had passed along to the Commission a letter from some neighbors and a copy of the Idyllwild Drainage Diversion Study. She stated she wants to use this work session for the Commission to give Staff a list of question/concerns so Staff can prepare answers for the next meeting. Freerks began by asking her questions. 1. When the wetlands determination will come back from the Corps of Engineers. 2. With regards to the replacement housing, has the tax credit been secured? If not is there a backup plan? 3. She would like to see a map overlay of the sensitive areas and stormwater management area and would like more information on how those two things can overlap and how there can be credit for woodlands and have stormwater management in the same area. Would the woodland area need to be expanded in order to maintain the numbers at a 50% level. 4. She noted her concern about the Highway Commercial and having a gas station in the area. How will that really protect and enhance the District's unique characteristics along that corridor, which is a concern and requirement for that District. She added that perhaps instead of a 20% reserve of trees in that area it should be more like 50% to minimize the impact. Martin asked about the percentages, if the Commission requires the percentage to be higher and the developer takes the trees down anyway, what is the repercussion? Hektoen stated that would be stated a conditional zoning agreement for the correct impact, putting it in the Comprehensive Plan forecasts or sends a message that it is the goal but does not have the force of law. Freerks agreed however feels if it is mapped in the Comprehensive Plan as Highway Commercial a stipulation should be included. Martin commented that she felt the Commission discussed this same issues years back when they were doing some zoning at the Dodge Street exit and maintaining the unique Planning and Zoning Commission June 7, 2017 — Informal Meeting Page 3 of 6 characteristics of the area. Freerks stated it is in the Comprehensive Plan now, but if they amend the Comprehensive Plan the need to make sure they note the desire to protect and enhance to City's entrances. 5. With regards to traffic, Freerks asked if engineers looked at the proposed new intersection with Dubuque Street. Yapp noted that it is within regulations, and noted that again this is all at a Comprehensive Plan conceptual level. Freerks is concerned with Hancher and sporting events what the impact will be to add another light on Dubuque Street. Yapp noted the signals will all be interconnected (at the ramps, this intersection, and the intersection at Foster Road). Signs asked if there has been any discussion about connecting the new road into Foster Road rather than intersecting onto Dubuque Street, which is what is in the current Comprehensive Plan. Foster Road has been improved significantly. Yapp stated that upon full build -out, if this development happens, a second, separate, access to Dubuque Street is strongly recommended otherwise it would overload the Foster Road/Dubuque Street intersection. Yapp noted it is also important for distribution of traffic, to help balance those traffic volumes, especially as secondary access from the larger Peninsula area. 6. Freerks was curious about the grading along the new Dubuque Street interchange, and how much grading will be needed. It appears to be very steep there and possibility quite a bit of dirt will need to be removed to create that access point. 7. Freerks feels there needs to be more thought on the tree preservation, especially along the unique corridor the City wants to preserve. Theobald requested an inventory of what trees are in that location. Yapp noted the City typically does that in the public right-of-ways but not on private property, he would have to find out the Forestry Departments workload. Dyer asked how much of the property is public right-of-way. Yapp showed on the concept plan map a red line that shows approximately where the right-of-way is located. 8. In the discussion of entering Conditional Zoning Agreements in the future and controlling design Freerks would be interested to know what the applicant has in mind and examples of designs (materials, etc.). 9. She shared her concern regarding stormwater and how it travels and wants to make sure no greater harm will be done before making this big change in the Comprehensive Plan. The combination of maintaining woodlands and natural space along with stormwater management is difficult to see how it can be achieved. Dyer asked if the change in the Comprehensive Plan designate the desirable uses, like for a hotel or gas station. Yapp replied that the change in the Plan would be vaguer than that, the land use map would identify Highway Commercial/Neighborhood Commercial land uses and then the text of the Plan could be more specific about what is desirable or not desirable. Dyer stated her concern is a gas station in that location. She noted the two most recent gas stations (HyVee at north Dodge and Kum & Go on Riverside) are adjacent to residential and they are like beacons in the night. Signs shared his comments/observations noting that one of the basic challenges they as a community have to look at is where there is space left to grow. By looking at the map, this Planning and Zoning Commission June 7, 2017 — Informal Meeting Page 4 of 6 conflict of natural areas will happen in a lot of places. As a whole there needs to be a balance of how to grow and yet keep natural areas. He was taken aback in the Comprehensive Plan the desire to proactively develop interstate entryways to the community. Iowa City has two entryways (three if you count Herbert Hoover Highway) so there is a limit on where the development can happen. He struggles with all the development that is going on elsewhere and is concerned that they not scare away development opportunities in Iowa City. He believes everyone would agree the City needs to grow its tax base, especially as Federal and State resources continue to dwindle. Signs is very involved in affordable housing and trying to find places in Iowa City to put affordable housing is very difficult. So if this area can have affordable housing, some commercial, and be an attractive entryway how can that be accomplished. He noted he is a tree person and spent six years working at an environmental non-profit and likes to see trees and woodlands and natural areas. The struggle is the balance and emphasizes does need to be placed on the trees along Dubuque Street and the interstate entryway. Within the development it appears they have done a good job avoiding some of the major sensitive areas and ravines. Freerks doesn't see how the preservation of trees will be doable with the need for the stormwater retention area and therefore needs to be shown how the two can be achieved. Signs agreed but noted there are a lot of techniques that can be used beside just stormwater retention basins. Signs is frustrated about the conversation regarding the secondary access, and while it is a great idea it seems as if that should have been covered when the Peninsula was being developed. If it is so critical to have that secondary access, why wasn't it built at that time, rather than using that as a reason to support this project when this project should stand on its own. Parsons noted that perhaps the circumstances have changed because of the 2008 flood. Signs stated it is his understanding they talked about secondary access from the get -go, the plan was to put a bridge across over to Coralville but never seriously explored. Parsons noted that still wouldn't work because a bridge would likely be closed during a flood event as well. Yapp confirmed that a bridge across to Coralville was never seriously considered. Martin added that it was her understanding that after the flood the Peninsula was invited by the City to have a conversation about secondary access and they declined. Yapp doesn't believe that is correct, and best to just deal with what is happening now. Signs agreed and reiterate this is why what they as a Commission does now is so important to the impact of the future. Signs mentioned that specifically with the hotel and gas station, he knows the residents that live close by were not happy with living next to a gas station. Therefore it seems an easy thing would be to move the boutique hotel down to that are and have the gas station north of the access street. Signs also mentioned that at the last meeting a lot of attention was given to the relocation plan and wanted to say it appears to be an amazing product that the developer and the residents have worked through and resulted with and it doesn't negate any of the other issues that are needing to be resolved. Dyer agreed but noted it is likely the other aspects of the plan are necessary to be able to finance the low income housing relocation plan. Martin asked if this Comprehensive Plan Amendment happens is there a guarantee the relocation plan has to be implemented. Hektoen stated that is why the goals Staff Planning and Zoning Commission June 7, 2017 — Informal Meeting Page 5 of 6 recommended adding to the Comprehensive Plan are not as specific as just adopting the developers plan and incorporating it into the Plan. It again would be more relevant at the Conditional Zoning Agreement level. The relocation plan has been provide and Staff has extrapolated from it the material terms and added them to the draft of the recommendations for the Comprehensive Plan Amendment. Staff is not recommending that the relocation plan be incorporated into the Comprehensive Plan. Freerks noted that is why she asked what a backup plan would be if this relocation plan is not achieved. Freerks noted that she is honing in on finer points but also looking at this globally and how the pieces of the Plan come together. Signs asked if the requirements or specifications around the affordable housing piece be part of a Conditional Zoning Agreement. Yapp stated the Staff recommendation is it would have to be part of a Conditional Zoning Agreement as part of any first phase of development. Freerks stated she is not opposed to commercial along the interstate, but it is important to take caution with what is put there and where it is put and the effect on neighbors. Signs agreed but wants to make sure it won't end up as a Coral Ridge Avenue type exit. Miklo noted that it might be difficult to have all the questions answered and addressed by the next meeting so perhaps a discussion with the applicant to defer will be needed. Dyer noted that it seems that they are changing the Comprehensive Plan to accommodate changes of circumstances but the circumstances haven't already occurred. Signs agreed that one of the criteria for a reason to change the Comprehensive Plan is because there is an owner that wants to develop the area. Yapp agreed that is a factor. ADJOURNMENT: Parsons moved to adjourn. Martin seconded. A vote was taken and motion carried 6-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2016 -2017 9/1 10/6 10/20 11/17 12/1 12/15 1/19 2/2 3/2 3/16 416 (W.S.) 4120 4120 5/4 5/18 6/1 (W.S) 6/7 DYER, CAROLYN X X X X X X X X X X X X X X O/E X X FREERKS,ANN X X X X X X X X X X O/E X X X X X X HENSCH, MIKE X X X X X X X X X X X X X X X X O/E MARTIN, PHOEBE X X O/E X O/E X X X X X X O/E O/E X X X X PARSONS, MAX X X X X X X X X O/E X X X X X X X X SIGNS, MARK X X X O/E X X X X X X X X X X X X X THEOBALD, JODIE X X X X X X X X X X X X X X X X X KEY: X = Present O = Absent O/E = Absent/Excused — = Not a Member MINUTES PLANNING AND ZONING COMMISSION JUNE 15, 2017 — 7:00 PM — FORMAL MEETING EM MA J. HARVAT HALL, CITY HALL PRELIMINARY MEMBERS PRESENT: Ann Freerks, Carolyn Dyer Mike Hensch, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: Phoebe Martin, STAFF PRESENT: Sara Hektoen, John Yapp OTHERS PRESENT: Adam Hahn, Steve Long, Brian Boelk, Judy Joyce, Ivan Hall, Kurt Kimmerling, Jeffrey Maxwell, Laura Hawks RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 (Martin absent) the Commission recommends to approve REZ17-00009 an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres to Low Density Single Family Residential (RS-5) zone for property located north of Rohret Road, west of Lake Shore Drive, subject to a Conditional Zoning Agreement specifying: 1) Upon subdividing any of the property hereby rezoned the Developer shall enter into a subdivider's agreement with the City for the installation of Rohret Road as a public improvement to the first street that will serve the development (a point approximately 200' west of Lake Shore Drive); 2) Prior to the issuance of a building permit, the Developer shall pay 50% of the cost of improving Rohret Road to the western city limits as determined by the City Engineer; 3) As part of a preliminary plat application for any of the property hereby rezoned, the Developer shall complete a water pressure analysis and, if necessary, design and construct the water system to include a booster pump to provide adequate water pressure. By a vote of 6-0 (Martin absent) the Commission recommends adding Rohret Road improvements to the Capital Improvements Plan. CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING ITEM (REZ17-00009): Discussion of an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres from Rural Residential, RR-1, (4.16 acres) and Interim Development —Single Family Residential, ID-RS (17.61) acres to Single Family Residential (RS- 5) zone for property located north of Rohret Road, west of Lake Shore Drive. Planning and Zoning Commission June 15, 2017 — Formal Meeting Page 2 of 9 Yapp began by showing the location of the proposed rezoning on the far west side of Iowa City. Yapp said at the last meeting where this item was discussed the Commission questioned the improvements to Rohret Road and the Staff recommendation that Rohret Road be required to be improved to the first access point of the proposed development which would be approximately 200 feet to the west. Additionally the developer would be required to pay for 50% of the cost of improving the remainder of Rohret Road to the City limits. Yapp explained the rationale is that the properties on the south side of Rohret Road are unincorporated Johnson County and unlikely to be annexed in the foreseeable future. Rohret Road has a relatively low traffic volume, in 2011 there were 2400 vehicles per day and it has probably increased slightly since then due to residential development, but not significantly. Yapp also noted there will be no direct driveway access to Rohret Road. He explained that in other situations where there is an unimproved street that development is occurring off of the Subdivision Code allows the City to require the developer pay 12.5% of the cost of upgrading the street. In this case because it is a rezoning Staff is recommending a 50% contribution. Freerks stated that is similar to what the City has done in the past and Yapp confirmed it is what similar to what was required in the past for other developments. Freerks opened the public hearing. Adam Hahn (Watts Group) discussed the water pressure concerns that was also discussed at the last Commission meeting. In 2016 the Water Department conducted a hydrant test in that area and it reported the hydrants are at 36-37 pounds. Yapp noted that the water report will require more analysis. Hahn agreed and also noted that they feel they have contributed to Rohret Road as they have shifted the center line so that they will not affect the neighbors to the south when Rohret Road is widened. Yapp explained the water pressure issue, the flow tests ran on existing hydrants showed that water in the existing part of Country Club Estates is adequate. The further analysis that needs to be done is modeling the water usage of the new development and estimating if the pressure is still adequate. Staff believes it will be but needs to complete all the analysis before signing off. Hensch asked if the water pressure is not sufficient is it then contingent upon the developer to install or rectify the issues. Yapp confirmed. Freerks noted there are three Staff recommendations in the Report and asked if Staff still recommends all three. Yapp replied that Staff does. Freerks closed the public hearing Hensch moved to approve REZ17-00009 an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres to Low Density Single Family Residential (RS-5) zone for property located north of Rohret Road, west of Lake Shore Drive, subject to a Conditional Zoning Agreement specifying: 1) Upon subdividing any of the property hereby rezoned the Developer shall enter into a subdivider's agreement with the City for the installation of Rohret Road as a public improvement to the first street that will serve the development (a point approximately 200' west of Lake Shore Drive); Planning and Zoning Commission June 15, 2017 - Formal Meeting Page 3 of 9 2) Prior to the issuance of a building permit, the Developer shall pay 50% of the cost of improving Rohret Road to the western city limits as determined by the City Engineer; 3) As part of a preliminary plat application for any of the property hereby rezoned, the Developer shall complete a water pressure analysis and, if necessary, design and construct the water system to include a booster pump to provide adequate water pressure. Parsons seconded the motion. Freerks noted she is not against the development but thinks the standard of the road is important and agrees it is not the developers place to have to pay for 100% of the upgrade but does believe Rohret Road needs to be on the Capital Improvements Plan. Herbert Hoover Highway and Taft Avenue are both on the Capital Improvements Plan, they are unfunded, but at least on the Plan. She is interested in recommending to City Council that Rohret Road be added to the Capital Improvements Plan. She added that the improvements to Rohret Road might be more crucial as the smaller homes in the development will have their front yards facing Rohret Road. A vote was taken and the motion passed 6-0. Theobald moved to recommend adding Rohret Road improvements to the Capital Improvements Plan. Parsons seconded the motion. A vote was taken and the motion passed 6-0. COMPREHENSIVE PLAN ITEM (CPA16-00005): A public hearing on an application for a Comprehensive Plan amendment to amend the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. Theobald disclosed that she is part of a group that kayaks with Steve Long (from HBK Engineering) but feels she can be impartial and she and Long have not had any conversations about this item. Yapp began the Staff report showing an outline of the area proposed for the Comprehensive Plan Amendment and also the proposed land use map. He noted at the Commissions work session on June 7 they asked for additional information on this item. The applicant is ready to report the answers to the information requests however Staff has not had a chance to review the information in any detail. Yapp also noted the Commission received correspondence from the Idyllwild neighborhood but again Staff has not had time to fully review and react to that as well. Staff has no additional presentation for the Commission at this meeting but invites the Applicant the opportunity to review their materials. Freerks noted it is unlikely the Commission will act on this item this evening as they need to Planning and Zoning Commission June 15, 2017 — Formal Meeting Page 4 of 9 hear the information the Applicant has this evening and give Staff time to review all the new information. She explained that Comprehensive Plan Items can sometimes move slowly as a lot of information needs to be collected and reviewed. She stated they welcome public comment if there is something new and relevant to add (that wasn't discussed at the previous meeting) but wanted to warn the public that no decision would be made this evening. Freerks opened the public hearing. Steve Long (HBK Engineering) began by reiterating there was a good discussion at the June 1 meeting and the Commission heard from the Applicant and residents of the area. He has brought some of the team again to this meeting if there are questions about the wetlands, stormwater or road design. Freerks noted there was the list of questions that was presented at the work session on June 7 and will read through the information the Applicant has submitted to answer those questions and will be better prepared at the next meeting for follow-up questions. Brian Boelk (HBK Engineering) wanted to quickly give the Commission a little insight on one of the exhibits they will see in the packet of information they were given. He pointed to an aerial map of the Amendment and said it was based on the project limits of the development and what the Comprehensive Plan Amendment is addressing in itself and also on the Idyllwild Diversion Drainage report as done by Howard R. Green through the City of Iowa City. Jason Reichart also gave the Commission more information on that study during the work session. Boelk explained what they wanted to address was the comments from the Idyllwild memo in regards to the 110 acres of drainage coming down. The yellow line on the exhibit is the project limits as defined by North Dubuque LLC, the purple line is the drainage basin (watershed area) as defined by the Study by Howard R. Green which is defined as 78 acres (not 110). Therefore he asks the Commission to focus on the purple area within the yellow line because that is the area of the proposed future development that would be the area that would drain to the Idyllwild watershed drainage area. Boelk stated the cross -hatched blue portion is the preservation that they have already shown and denoted as preserved woodlands in its existing conditions. Additionally other trees in other areas of the development would also be preserved, but this cross -hatched blue area is definite preservation. The table on the bottom of the exhibit shows the 78 acres of watershed north of Foster Road and that 37 acres of it are in the Forest View development and 11 acres of that are preserved so that only leaves about 27 acres of watershed drainage area for the Idyllwild watershed that could be developed. The areas in the northwest corner and areas where the proposed hotel will be are not in the Idyllwild watershed drainage path. The black lines on the exhibit show the overlay conceptually proposed improvements. Freerks noted her concern about the woodlands and how the stormwater management can be maintained together. Judy Joyce (903 Walker Circle) is the owner of Earthview Environmental is working with the Team on the sensitive areas and the stormwater management and how to incorporate that stormwater management into the natural areas. In the packet distributed to the Commission this evening there is an exhibit with a bunch of different pictures of an area in Coralville where they have incorporated some of the stormwater BMPs directly into the woodlands. Joyce stated this is one of the practices they are looking at, the nice benefit to this practice is not only does it address stormwater management but also stabilizes ravines. So in developments where you Planning and Zoning Commission June 15, 2017 — Formal Meeting Page 5 of 9 can see ravines eroding and caving in with infrastructure (houses or garages) starting to fall into the ravines, this practice stabilizes the ravines so that won't happen. It will look very natural as it progresses throughout the years with native vegetation and incorporate into those woodland areas. Freerks asked if Joyce anticipates there would need to be tree removal in order to make this happen. Joyce explained that a lot time where the ravines are that is not where the best trees are, and likely the trees are falling into the ravines. Therefore there may be some tree removal but they would not be the higher quality trees that are usually away from the ravines. She added in this case they were able to incorporate the sanitary sewer which went up the ravine and they built the structure on top of where the sanitary sewer was. So they were in an area where the trees were already being removed for another purpose and were able to incorporate that in to minimize woodland impacts. Joyce added if they look at the wetlands delineation report it shows photos of the different wetland areas and the wetland area is in the low area in the center of the ravine. It looks like trees from the aerial but it is really overhang. Freerks asked if they have met with the Corp of Engineers. Joyce stated they did meet with them in March and walked the site and they gave preliminary indication that they were going to accept the wetland delineation, but until they actually know what they will be specifically impacting they do not review the permitting process. They are waiting to they know what they will be proposing for impacts. In the meantime they have requested a formal jurisdiction determination to be done and that should be complete in 30 days. Boelk added that looking at the future proposed use the area in which they would handle stormwater management would also be underground detention under parking lots and pavements. This would be similar to what was done at the HyVee on Dodge Street where there is piping and retaining water underneath the pavement. Ivan Hall (14 Idyllwild Court) stated he attended the Commission's work session and thought the conversation was outstanding but his concern was one of the main points was that the developer communicate and work with the surrounding communities so that when something came in there was a best attempt of reaching middle ground or full understanding. The Idyllwild neighborhood has not received anything, not even a phone call, which is disturbing for the neighborhood. There is development coming in and abandoning their community in a sense. Freerks noted the Commission did not receive the documents from the Applicant until this evening. Hall acknowledged that the Commission was handed something but there was no attempt to contact the Idyllwild neighborhood and they do have concerns. Hall stated he would like to have what was given to the Commission be made available to the public and that the Applicant should be made aware of the Commission's concern about better communication. Hall feels what the Applicant has worked on is necessary but Hall does not believe it is sufficient to meet the Commission's working session objectives. He also feels there needs to be more analytics and the choices and design criteria have to be sorted out. There is a way to model this and the Applicant has to take the time to do it and make sure they have the complete information. Lastly, Hall noted at the working session there was discussion about not taking down any trees along Dubuque Street and to protect those in a wide swath and don't impact the ditches. The current submittal doesn't reflect that design goal. Planning and Zoning Commission June 15, 2017 — Formal Meeting Page 6 of 9 Freerks noted that she has not had time to fully review the meeting minutes and feels those should go to City Council as preliminary so the Commission has time to review them in detail. Kurt Kimmerling (33 Trevose Place) is representing the Idyllwild Condominium Association noted they submitted yesterday a packet to the Commission. The purpose was to point out a couple of things that haven't been spoken about concerning their flood mitigation efforts which drive stormwater flow. They have built a 100 year plus 6 inch berm along Taft Speedway. That berm defends the Idyllwild property against a 100 year flood on the Iowa River. To defend that flood they have slew skates along the berm that they must shut when the river is high. That then creates a bit of a problem on the stormwater side, because then no stormwater above them can flow to the river through the Idyllwild property. This causes a lot of problems because they need to pump that water over the levee that they built into the river during those kinds of high river high rainfall conditions. The engineers say that occurs 0.2% of the time. With the current situation they need to pump about 3000 gallons per minute of water assuming a 100 year rainfall event over the 110 acres they drain above them. All of this assumes the conditions as they currently are, any changes contemplated by development to the north require Idyllwild to go back to their engineer (Hart Frederick of Tiffin, Iowa) and rework calculations that drive pump size, how it's powered and serviced during flood conditions. That will all be done at the expense of the Idyllwild Condominium Association. Kimmerling said they would also like to comment on questions and answers regarding reductions of stormwater runoff from undeveloped versus developed land. Those numbers speak to the rate of flow, not the volume. Developed lands necessitate the removal of trees and green space and adds impermeable services like parking lots, roofs, and streets. That creates more stormwater runoff, the water doesn't disappear unless it evaporates into the air so it has to go somewhere. In the case of all the land north, it comes through Idyllwild. Therefore Idyllwild will have to pump more water over longer periods of time during slew skate closure and necessities the development of different flood mitigation, different pump configurations and different fueling options to operate the pumps over a longer period of time. For more clarity on stormwater and mitigation on Idyllwild they suggest the Commission read the Taft Speedway Study that was completed in 2010 by the City of Iowa City and the Idyllwild Stormwater Drainage Diversion Project completed in 2016 by the City of Iowa City. In closing, Kimmerling noted that Zoning & Planning has some general goals in place and he is sure they want to improve the livability of citizens in Iowa City (like Idyllwild residents), he is sure they want to ensure their safety and security and he is sure they will make recommendations to City Council on how the North District development goes forward. Kimmerling requests they make recommendations that include Idyllwild's situation whatever that may be. It should include a diversion project, they need to be able to shunt water away from Idyllwild in certain conditions when there are high river conditions on the Iowa River and they have to shut their slew skates. He stated it will be impossible for Idyllwild to deal with this situation without some help on diversion projects, and perhaps even some help on things like pumping systems and pumping stations. Hektoen pointed out that in Mr. Kimmerling's correspondence that was sent to the Commission it stated that Council rejected the Taft Speedway Study and she noted there were a number of items Council did take into consideration when making their decision and she will provide the Commission with a memo summarizing those considerations. Jeffrey Maxwell (3011 Sierra Court) is part of the development team of North Dubuque, LLC and wants to acknowledge his appreciation for what Kimmerling and Hall are talking about and are Planning and Zoning Commission June 15, 2017 — Formal Meeting Page 7 of 9 concerned about. From the development team, Maxwell's role is as the ditch digger. He works with the City of Iowa City on a number of underground utility projects each year, he is not a civil engineer nor a geotechnical engineer, but would like to offer to both Hall and Kimmerling to be their liaison, as well as the Commission's or City Engineers. When the development team comes in wearing suits and ties it's important to remember there are other members who are the nuts & bolts of the team, Maxwell is the nuts & bolts. He is a community member that has the Forest View community as his number one priority as the Cole's have demonstrated their history and he is synchronized with their wishes. Maxwell has been a ditch digger in this community for 35 years and is very proud of this community and has every intention of being a good partner with not only the Forest View Community, but the City, his partners, and especially the neighbors. Maxwell stated he will become great friends with Hall and Kimmerling because when they have a question Maxwell will be happy to answer. This is the making of one of the most wonderful projects for Iowa City and are anxious to work with the neighbors and calm any concerns. Maxwell noted there has to be some caution, Boelk did a good job recognizing how many acres the North Dubuque LLC project will impact to specifically the Idyllwild area, it was a good graphic and very detailed. The one thing the development cannot do is be responsible for anything that has been prepared and calculated in the past. So understanding Howard R. Green's drainage plan, and their flood mitigation information that they have done for the City of Iowa City, the engineers will have to review that and determine if there are any weak links who is responsible for correcting them. Maxwell noted that what his team will do in Forest View may not be an answer to all the Idyllwild problems, the river has been there a long time, the flood wall, mitigation, the backflow prevention equipment that has been installed he is not privy to how that was all designed. Maxwell just wants to create an understanding with Kimmerling and Hall so they can relay to their community they will all move forward together cautiously and accurately. Freerks thanked Maxwell for working as a liaison and keep the conversational lines open. Laura Hawks (1710 East College Street) is a landscape architect in Iowa City and has worked since 1999 with Project Green. Hawks was hired in 1999 by Project Green to work on North Dubuque Street and at that time she worked very closely with the City Engineering Department to work out issues with erosion (mostly along the east side of Dubuque Street) and also to remove plant material that had been planted in the early 70's by Project Green. They also added new plant material that would harmonize with the existing parkway. During the steering committee meeting they came up with a couple added concerns (to add to the concerns that she spoke about on June 1). One concern is the intersection at North Dubuque leading into the new subdivision development. Another concern is the commercial development along the west side of North Dubuque. They are worried about more commercial development suddenly happening along the east side of North Dubuque and if that lighted and controlled intersection will open the door for additional commercial development. An added item is they wanted to be sure that Planning & Zoning Commission was aware of the fact that they have funded a lot of landscaping and maintenance of North Dubuque Street since the 70's. Since 2006 they have actually maintained that parkway all the way down to Park Road. Ivan Hall (14 Idyllwild Court) stated his appreciation for Maxwell to offer to be a liaison but Hall has the technical skills to deal with the design drivers and constraints. He noted they must be realistic on what the design discretion is moving forward. Technology is good and if technology works they will grab it, but Hall would like to be involved in the design, analytics, and trades and then they can all agree to disagree or they might find him helpful. If he were part of the team he could assist with system engineering. Idyllwild is very vested in this project and with the Taft Planning and Zoning Commission June 15, 2017 — Formal Meeting Page 8 of 9 Study there were lots of politics involved but no benefit other than the stormwater study that happened six or seven years later. If Idyllwild would endorse what the development team turns in it will save a step and bring the best information forward. Freerks closed the public hearing. Parsons moved to defer CPA16-00005 to the July 6, 2017 meeting. Theobald seconded the motion. Hensch is in favor of the deferral as it is very important for the Commissioners to have time to review all the materials that are trickling in and also get Staff's input. A vote was taken and the motion passed 6-0. CONSIDERATION OF MEETING MINUTES: JUNE 1 & JUNE 7, 2017 Signs moved to defer approval of the meeting minutes of June 1 & June 7 for further review. Theobald seconded the motion. A vote was taken and the motion passed 6-0. PLANNING AND ZONING INFORMATION: None. ADJOURNMENT: Parsons moved to adjourn. Theobald seconded. A vote was taken and motion carried 6-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2016 -2017 10/6 10/20 11/17 12/1 12/15 1/19 2/2 3/2 3/16 416 (W.S.) 4120 4120 5/4 5/18 6/1 S) 6/7 6/15 DYER, CAROLYN X X X X X X X X X X X X X O/E X X X FREERKS, ANN X X X X X X X X X O/E X X X X X X X HENSCH, MIKE X X X X X X X X X X X X X X X O/E X MARTIN, PHOEBE X O/E X O/E X X X X X X O/E O/E X X X X O/E PARSONS, MAX X X X X X X X O/E X X X X X X X X X SIGNS, MARK X X O/E X X X X X X X X X X X X X X THEOBALD, JODIE X X X X X X X X X X X X X X X X X KEY: X = Present O = Absent O/E = Absent/Excused — = Not a Member