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10-15-2020 Planning and Zoning Commission
PLANNING AND ZONING COMMISSION Thursday, October 15, 2020 Electronic Formal Meeting — 7:00 PM Zoom Meeting Platform Electronic Meeting (Pursuant to Iowa Code section 21.8) An electronic meeting is being held because a meeting in person is impossible or impractical due to concerns for the health and safety of Commission members, staff and the public presented by COVID-19. You can participate in the meeting and can comment on an agenda item by going to: https://zoom.us/meeting/register/tJOodOihrDssEtJb YLZwr5 13- iQgJxfBe to visit the Zoom meeting's registration page and submitting the required information. Once approved, you will receive an email message with a link to join the meeting. If you are asked for a meeting or webinar ID, enter the ID number found in the email. If you have no computer or smartphone, or a computer without a microphone, you can call in by phone by dialing (312) 626-6799 and entering the meeting ID 995 3192 0686 when prompted. Providing comment in person is not an option. Agenda: 1. Call to Order 2. Roll Call 3. Public Discussion of Any Item Not on the Agenda Comprehensive Plan Amendments 4. Case No. CPA20-0002 Applicant: K&F Properties, LLC Location: 219, 223, and 245 S. Riverside Court and 1191 2011 203, 205, 207, and 209 Myrtle Avenue A request to set a public hearing for November 5, 2020 on an application to amend the Downtown and Riverfront Crossings Master Plan, a component of the City's Comprehensive Plan, to expand the West Riverfront Subdistrict to include approximately 3.16 acres south of Myrtle Avenue, west of Riverside Drive, north of the Iowa Interstate Railroad, and east of Olive Street. Planning and Zoning Commission Meeting October 15, 2020 Land Development Items 5. Case No. REZ20-0001 Applicant: MMS Consultants, on behalf of Jon Harding Location: North of Camp Cardinal Boulevard, west of Camp Cardinal Road An application submitted for a Planned Development Overlay rezoning of approximately 3.18 acres of land from Neighborhood Public (P-1) zone to Community Commercial with a Planned Development Overlay (OPD/CC-2) zone. 6. Case No. VAC20-0001 Applicant: MMS Consultants, on behalf of Jon Harding Location: North of Camp Cardinal Boulevard, west of Gathering Place Lane An application submitted for a vacation of approximately 2,514 square feet of public right-of-way. 7. Case Nos. ANN20-0001 and REZ20-0002 Applicant: MMS Consultants Location: West of Highway 218 and south of Rohret Rd. An application submitted for an annexation and rezoning from County Residential (R) and County Urban Residential (RUA) to Interim Development —Single-Family Residential (ID-RS) zone for approximately 196.17 acres of land currently in unincorporated Johnson County. 8. Case No. VAC20-0002 Applicant: J+M Civil Design LLC Location: Within the western 10 feet of the St. Mathias Aly right-of-way, adjacent to parcel number 1002334001 An application for a vacation of approximately 1,444 square feet of public right-of-way. 9. Case No. REZ20-0008 Applicant: Jeff Clark Location: 400 N. Clinton Street and 112 E. Davenport Street An application for a rezoning from High Density Multi -Family Residential (RM-44) zone to Planned High Density Multi -Family Residential (PRM) zone for approximately 12,000 square feet. Planning and Zoning Commission Meeting October 15, 2020 Zoning Code Text Amendments 10. Case No. REZ20-0005 Minor Adjustments in the PRM Zone Bonus Provisions Ordinance Consideration of the Minor Adjustments in the PRM Zone Bonus Provisions Ordinance, which amends Title 14 Zoning to allow minor adjustments in Planned High Density Multi -Family Residential Zone (PRM) zones for new construction projects which involve preserving a separate historic structure. 11. Consideration of Meeting Minutes: October 1, 2020 12. Planning & Zoning Information 13.Adjournment If you will need disability -related accommodations to participate in this meeting, please contact Anne Russett, Urban Planning, at 319-356-5251 or anne-russett(cDiowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning & Zoning Commission Meetings Formal: November 5 / November 19 / December 5 Informal: Scheduled as needed. STAFF REPORT To: Planning and Zoning Commission Item: CPA20-0002 West Riverside GENERAL INFORMATION: Applicant: Contact Person: Property Owner(s): Requested Action: Purpose: Location: Location Map: Size: Prepared by: Kirk Lehmann, Associate Planner Date: October 15, 2020 Steve Long K&F Properties, LLC 220 SE 6th Street Suite 200 Des Moines, IA, 50309 319-621-3462 salidapartners@gmail.com Mark Seabold Shive-Hattery Architecture -Engineering 2839 Northgate Drive Iowa City, IA 52245 319-325-5350 mseabold@shive-hattery.com K&F Properties, LLC 220 SE 6th Street Suite 200 Des Moines, IA, 50309 To add properties to the West Riverfront Subdistrict of the Downtown & Riverfront Crossings Master Plan To develop a mixed -use project with housing, retail, hospitality and neighborhood services 219, 223, and 245 S. Riverside Court and 119, 2017 2033 2055 207, and 209 Myrtle Avenue I ■ FM ` F J - _ Aft 410 3.16 acres 1 Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: District Plan: File Date: BACKGROUND: Residential; High Density Multi -Family Residential Zone (RM-44) &Medium Density Single -Family Residential (RS-8) North: Institutional (Open Space &Parking); Institutional Public (P-2) East: Residential &Commercial; Riverfront Crossings, West Riverfront (RFC-WR) & Community Commercial (CC-2) South: Iowa Interstate Railroad &Residential; Riverfront Crossings, West Riverfront (RFC- WR), Riverfront Crossings, Orchard (RFC- 0), &Low Density Single -Family Residential with Planned Development Overlay (RS-5 OPD) West: Residential; Medium Density Single -Family Residential (RS-8) Residential 2-8 Dwelling Units Per Acre, Residential 8-16 Dwelling Units Per Acre, & Mixed Use Southwest District Plan: Single-Family/Duplex Residential, Medium to High Density Multi -Family, & Mixed Use August 13, 2020 K&F Properties, LLC owns approximately 3.16 acres of property located at 219, 223, and 245 S. Riverside Court and 119, 201, 2037 205, 207, and 209 Myrtle Ave. The owner is working with Shive-Hattery to prepare three applications to allow development of a mixed -use project with housing, retail, hospitality, and neighborhood service uses. This specific application (CPA20- 0002) proposes to amend the Comprehensive Plan by adding the subject properties to the West Riverfront Subdistrict of the Downtown and Riverfront Crossings Master Plan. Attachment 4 illustrates the proposed changes to the plan. The subject properties are included in the Southwest District of the Comprehensive Plan, which indicates the properties are primarily appropriate for Medium to High Density Multi -Family, specified as 8-16 Dwelling Units Per Acre. However, 209 Myrtle Avenue is shown as Single- Family/Duplex Residential, specified as 2-8 Dwelling Units Per Acre. The Riverfront Crossings Plan was more recently adopted but does not include the subject properties. The other concurrently submitted applications include a zoning map amendment (REZ20-0003), which would rezone properties the applicant owns from High Density Multi -Family Residential (RM-44), Community Commercial (CC-2), and Medium Density Single -Family Residential (RS-8) to Riverfront Crossings -West Riverfront (RFC-WR), and a zoning code text amendment (REZ20-0004), which would amend the West Riverfront subdistrict in the regulating plan map and would increase the maximum bonus height from five to seven stories 2 along the north side of the Iowa Interstate Railroad. Generally, the Comprehensive Plan Amendment must be approved for changes to the zoning and regulating plan maps to comply with the Comprehensive Plan. However, the bonus height zoning code text amendment does not require the Comprehensive Plan amendment to be approved. The applicant submitted concept plans showing development scenarios for the properties they own and a statement regarding the proposed amendment (Attachment 3). The concepts illustrate the potential character of development but are subject to change. The applicant has indicated that they intend to use the Good Neighbor Policy and hold a Good Neighbor Meeting prior to the public hearing. ANALYSIS: The Iowa City Comprehensive Plan serves as a land -use planning guide by illustrating and describing the location and configuration of appropriate land uses throughout the City, providing notification to the public regarding intended uses of land; and illustrating the long-range growth area limit for the City. Applicants may request an amendment to the City's Comprehensive Plan, to be considered by City Council after a recommendation by the Planning and Zoning Commission. Applicants for a comprehensive plan amendment must provide evidence that the request meets the approval criteria in Section 14-8D-3D. The comments of the applicant are found in the attachments. Staff comments on the criteria is as follows. 14-8D-3D Approval Criteria: Applications for a comprehensive plan amendment must include evidence that the following approval criteria are met: 1. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. When the Southwest District Plan was adopted in 2002, the land use scenario (Medium to High Density Multi -Family and Single-Family/Duplex Residential) was a way to create an appropriate transition from commercial uses along S. Riverside Drive to residential uses on Olive Street. The adoption of the Downtown and Riverfront Crossings Master Plan in 2013 was a significant policy departure by encouraging a more form -based development approach. The City implemented this change through the adoption of a form - based code which increased allowable densities while maintaining appropriate transitions through building height and bulk controls. Subsequently, two multi -family projects were developed under this code to the south of the subject properties, Riverview West and the Orchard Lofts. Staff believes the adoption of the master plan, and its implementation, constitute a change in circumstances for the subject area. In addition, ownership of the subject parcels has recently changed. K&F assembled the subject properties, along with those directly east on S. Riverfront Drive, from December 2019 through June 2020. Prior to that point, the subject properties were under four different owners, with a fifth owning the property along S. Riverside Drive. While some of this assemblage is currently within the West Riverfront subdistrict of the master plan, the subject properties are not. This recent unification of ownership presents redevelopment opportunities that did not previously exist. 41 2. The proposed amendment will be compatible with other policies or provisions of the comprehensive plan, including any district plans or other amendments thereto. The Roosevelt Subarea of the Southwest District Plan, which contains the subject properties, has several goals relevant to the proposed amendment. One of its primary goals is to provide an opportunity for all types of households to live close to the University and downtown, including singles, young families, university students and elderly populations. To this end, the plan encourages stabilizing single-family neighborhoods and developing high -quality multi -family housing that is compatible with surrounding neighborhoods. Its recommendations emphasize design standards to ensure new multi- family development is sensitive to the environment, topography, and neighborhood. Similarly, the plan encourages the development of attractive, mixed -use buildings which include commercial uses serving the needs of nearby residents. These goals reflect broader goals in the comprehensive plan, such as promoting compatible infill, preventing sprawl, enabling alternatives to commuting by car, providing a diverse community, and supporting the vitality of downtown. The City adopted the Downtown and Riverfront Crossings Master Plan to implement similar policies in the Riverfront Crossings District. Much of the master plan focuses on encouraging pedestrian -oriented, mixed -use development to enhances the urban fabric. This is achieved by mixing housing and commercial infill development and activating and improving streetscapes with pedestrian amenities. In the West Riverfront subdistrict, this is envisioned as occurring over time as commercial uses west of S. Riverside Drive take on a more pedestrian -friendly framework. Alternatively, they may transition to urban apartments and mixed -use development, with buildings at the corner and vehicular access behind to create a pedestrian -oriented street frontage. East of S. Riverside Drive, the master plan encourages utilizing river views with walkable commercial or niche residential uses, including townhouses or mid -rise condominium buildings. While the goals between these two plans generally align, some apparent differences must be reconciled. The Southwest District Plan notes to avoid concentrations of high -density multi -family zoning directly adjacent to low -density single-family zones to facilitate a transition between higher density uses on S. Riverside Drive and low -density residential neighborhoods to the west. It achieves this through its future land use map. Alternatively, the master plan encourages appropriate transitions through its regulating plan incorporated in the Zoning Code (City Code, Title 14). The West Riverfront subdistrict allows a base height of up to 4 stories with a 10-foot step back above the third floor on facades facing streets or single-family residential zones. The maximum height may be increased to five stories where not abutting a residential zone. While the strategies are different, they achieve the same ends of appropriately transitioning from lower to higher density uses. The Riverfront Crossing Form -Based Code also includes enhanced building, frontage, and design requirements, which further ensures a higher quality of design and supports both plans. To understand compatibility, the specific context is also relevant. The subject parcels currently contain 144 dwelling units, primarily in two- to three-story multi -family buildings but also in a few lower density properties. The Southwest District Plan Future Land Use Map designations of Single-Family/Duplex Residential, Medium to High Density Multi -Family, and Mixed Use reflect this situation. Surrounding properties include public uses to the north, commercial uses to the east, a railroad and high -density multi -family uses to the south, and some medium -density single-family uses to the west. 4 Expanding the West Riverfront subdistrict will increase the allowable density of the subject properties, but staff believes it maintains compatibility with single-family homes to the west in this case. Steep slopes create 50 feet of grade change between those homes and the subject parcels, and West Riverfront parcels abutting a residential zone can only have buildings up to four stories tall. As a result, the proposed buildings are expected to have a three-story exposure to the single-family homes, which is comparable to what would be allowed in the current zone if the properties were at the same grade. It is also only one story taller than the existing buildings, which maintains a similar context for homes to the west. In addition, redevelopment of the site meets other goals in the Southwest District and Riverfront Crossings plans. First, it allows for a more cohesive development with better circulation and a high -quality, pedestrian -oriented design. The proposed development also contains a mix of senior and market -rate housing, retail, hospitality and neighborhood service uses, organized around a central, pedestrian plaza. However, the traffic implications of the proposed concept are currently unknown. Staff has requested that the applicant provide a traffic analysis prior to the public hearing. For these reasons, staff finds that the requested Comprehensive Plan amendment to expand the West Riverfront subdistrict to include the subject properties in the Downtown and Riverfront Crossings Master Plan is compatible with the surrounding development and other policies in the Comprehensive Plan. However, implementing this proposed amendment requires amending the zoning code map and the regulating plan (to be considered under REZ20-0003 and REZ20-0004 respectively). STAFF RECOMMENDATION: Staff recommends that the Planning and Zoning Commission set a public hearing for November 5, 2020 on CPA20-0002, a proposed amendment to the Comprehensive Plan to add approximately 3.16 acres of property to the West Riverfront Subdistrict of the Downtown and Riverfront Crossings Master Plan located at 219, 223, and 245 S. Riverside Court and 119, 201, 203, 2055 207, and 209 Myrtle Ave. ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Applicant Submittal 4. Proposed Changes to the Downtown & Riverfront Crossings Master Plan Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services 5 wt v a -it. f4w m t'16 I -Ir-4ill 71- ML z a �'DR m 4 ■ =A LU rf -d ui cn SHIVEHATTERY ARC H I T E C T U R E+ E ! I NEERI N CPA20-0001 Applicant's statement — The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plans or other amendments thereto. Below verbiage included on page 16 of submitted document "Riverfront West Development requests that Iowa City's Comprehensive Plan be amended to extend the Riverfront Crossings District west in the area indicated above from the existing properties in the West Riverfront Subdistrict along Riverside Drive to the eastern property line of the residential properties located on Olive Street and 215/213 Myrtle Ave. The existing West Riverfront Subdistrict would be expanded west as part of this amendment. This expansion of the West Riverfront Subdistrict would redefine an existing RM-44 zoned area with existing apartment buildings and two converted/ leased single family residential houses. The properties to be included in the current RM-44 zoned area are 219, 223, and 245 S. Riverside Court and 119, 201, 2031 205, and 207 Myrtle Ave. This area also includes a single RS8 lot, 209 Myrtle Ave. Expanding the West Riverfront Subdistrict is appropriate for this site due to the over 50' of grade change. Because of this topography, which is atypical of the West Riverfront Subdistrict, the proposed height of the buildings will present a three-story exposure to the Olive Street residences. This is approximately a single story more than the existing apartments building located there now. This Comprehensive Plan Amendment would allow for a more cohesive development while still being sensitive to the neighborhood scale to the west." Neighboring Property Listing — file attached for property owners within 300 feet of the exterior limits of the properties involved in this application. Project 1191830 .sl 7 ive-hatter .com Q FM Cl) LLI FM z O LL LLI FM z LU am O J LU LU a V Q O W Q W J rVC z LU LU 0 0 rvC LU ry-� U- o O N CC W M z oc � o �Q C� z uw LU z z LU LU ry T❑ n t. 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II II a, II +',,Is rFr- - LA i------JI ,oudv rr--=�= _JJ L,`j,oildvo t,i7 4-0G t / All oe LS and ♦� E 4 ��� 4 i ow 'aa 3ols83nla N1nOS I 1� O I 4% .. s• �sT e s + I To: Planning and Zoning Commission Item: REZ20-0001 Harding Event Center GENERAL INFORMATION: Applicant: Property Owner: Requested Action: Purpose: Location: Location Map: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: STAFF REPORT Prepared by: Ray Heitner, Associate Planner Date: October 15, 2020 MMS Consultants 1917 S. Gilbert Street Iowa City, IA 52240 319-351-8282 I.stutzman@mmsconsultants.net Jon Harding 709 Normandy Dr Iowa City, IA 52246 Rezoning from Neighborhood Public (P-1) zone to Community Commercial with a Planned Development Overlay (OPD / CC-2) zone. To allow for the construction of 7,000 square foot building that would function as an event center for the community. Parcel #1112476001 (north of Camp Cardinal Blvd, west of Camp Cardinal Rd) 3.1 Acres Vacant (open space), Neighborhood Public (P-1) North: Vacant (open space), Interim Development, 2 Comprehensive Plan: District Plan: Neighborhood Open Space District: Public Meeting Notification: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: Research Park (ID -RP) East: Residential & Institutional; Low Density Multi -Family Residential (RM-12) &Low Density Single -Family Residential with Planned Development Overlay (OPD / RS- 5) South: Residential & Institutional; Low Density Multi -Family Residential (RM-1 2) & Neighborhood Public (P-1) West: Institutional; Institutional Public (P-2) General Commercial (as of 09/01/2020) n/a NW1 Property owners located within 300' of the project site received notification of the Planning and Zoning Commission public meeting. Rezoning signs were also posted on the site. 10/01 /2020 11 /14/2020 Jon Harding owns approximately 3.11 acres of property located at the corner of Camp Cardinal Boulevard and Camp Cardinal Road, across the street from 80 Gathering Place Lane. The owner hired MMS Consulting, the applicant, to prepare three applications to allow the development of a 7,000 square foot building that would function as a community event center on the north side of the property. A Comprehensive Plan Amendment to change the subject property's future land use designation from Public/Private Open Space to General Commercial was approved by the City Council on September 1, 2020. The subject application is for a rezoning from Neighborhood Public (P-1) to Community Commercial with a Planned Development Overlay (OPD / CC-2) zone. The applicant has applied for a vacation of 0.06 acres of city right-of-way located east of the subject property, on Camp Cardinal Road. Because the proposed development would disturb an existing wetland, a Level II Sensitive Areas Plan is required, which triggers a Planned Development Overlay zone (OPD) to accompany the proposed rezoning to Community Commercial (OPD/CC-2). The wetland is being disturbed to accommodate parking, access, and a utility easement for the proposed community event center. The applicant has utilized the Good Neighbor Policy by sending out letters to area neighbors on June 20, 2020. Staff has not received any public correspondence for the rezoning. ANALYSIS: Current Zoning: The purpose of the Neighborhood Public Zone (P-1) is to provide reference to public ownership and use of land. This zone serves a notice function to those owning or buying land in proximity to publicly owned land. Uses such as schools, parks, police and fire stations, and other civic buildings owned or otherwise controlled by the county, the city, the Iowa City community school district, or other governmental bodies for such uses are designated as P-1. These uses are subject 3 to certain development standards in order to create a consonant transition between public and private uses (14-2 F- 1 B-1). Proposed Zoning: The purpose of the community commercial zone (CC-2) is to provide for major business districts to serve a significant segment of the total community population. In addition to a variety of retail goods and services, these centers may typically feature a number of large traffic generators requiring access from major thoroughfares. While these centers are usually characterized by indoor operations, uses may have limited outdoor activities; provided, that outdoor operations are screened or buffered to remain compatible with surrounding uses (14-2C-1 F). General Planned Development Approval Criteria: Applications for Planned Development Rezonings are reviewed for compliance with the following standards according to Article 14-3A of the Iowa City Zoning Ordinance. 1. The density and design of the Planned Development will be compatible with and/or complementary to adjacent development in terms of land use, building mass and scale, relative amount of open space, traffic circulation and general layout. Den sit — Although the CC-2 zone allows multi -family uses through the special exception process, the proposed development, as seen in the proposed concept plan in attachment #3, does not contemplate residential uses. Land Uses Proposed — The proposed land use is for a community event center, intended to accommodate weddings, banquets, and other event oriented gatherings. An event facility is an allowable use by right as a Hospitality Oriented Retail use the CC-2 zone. Mass, Scale and General Layout— Attachments #4 and #7 show the building elevations and the Preliminary OPD and Sensitive Areas Plan. The elevations show the proposed event center building, which will be approximately 7,840 square feet in size. The OPD plan shows the general layout of the project site. An outdoor patio area is shown to the south of the proposed event center building for outdoor entertaining space. The patio area will be approximately 2,240 square feet in size. The applicant has also submitted an application for a vacation of 0.06 acres of City right-of-way along the west side of Camp Cardinal Road. Due to an existing cable TV utility line that runs beneath the area to be vacated and conveyed, staff is recommending that a condition of the rezoning be the provision of a 15' wide utility easement along the property's east side (as shown on attachment #5). The event center building will be required to conform to the City's Commercial Site Development Standards, which regulate issues pertaining to building design, vehicle circulation, landscaping, and screening. These items are typically reviewed at staff's Site Plan Review of the development. Open Space — The proposed OPD rezoning does contain a public open space requirement, since the rezoning does not involve a residentially zoned planned development. The proposed development intends to preserve approximately 1.26 as enhanced or forested wetland, or as a buffer for the wetland on site. Traffic Circulation — The proposed event center development would have a single vehicular access point onto Camp Cardinal Road, across from Gathering Place Lane. City transportation planning staff have identified this as a sufficient means of access. The OPD plan shows 100 parking spaces (the development would require 99 parking spaces) provided over four rows of parking, with 22' between parking rows. Despite the relatively high number of on -site parking that will be provided, due to the intermittent "event traffic" nature of occupancy at the event center, transportation planning staff does not anticipate that the proposed development will create a traffic nuisance in the area. Annualized DOT traffic counts for the Camp Cardinal Boulevard and Camp Cardinal Road intersection show an average daily traffic count of approximately 8,100 vehicles per day. Contributing traffic counts from Camp Cardinal Road are not currently available from the DOT but are thought to be very low. The proposed development will not change the low traffic volumes from Camp Cardinal Road to Camp Cardinal Boulevard. The majority of traffic from the proposed event center will occur during off-peak hours, similar to nearby St. Andrew's Presbyterian Church. Furthermore, transportation planning staff has indicated that the amount of trips generated from the proposed development will not be overwhelming. 2. The development will not overburden existing streets and utilities. The subject property can be serviced by both sanitary sewer and water, with both sanitary and water mains being accessed along the east side of Camp Cardinal Road, north and south of the intersection with Gathering Place Lane, respectively. Public Works has indicated that both sanitary sewer and water mains have sufficient capacity to accommodate the proposed development. Transportation Planning staff have indicated that Camp Cardinal Road has sufficient capacity to accommodate the projected "event traffic" that is expected to originate from the proposed event center. Staff recommends a condition of the rezoning that prior to issuance of building permits, payment of $5,000 towards the upgrading of approximately 25 feet of Camp Cardinal Road that is adjacent to the subject property that does not meet City standards is made. This amount is based off of Camp Cardinal Road being a collector street, and the applicant contributing 25% of the cost of the approximately 25 feet of road that needs to be improved to the north property line. The applicant has agreed to fulfill this condition. 3. The development will not adversely affect views, light and air, property values and privacy of neighboring properties any more than would a conventional development. The subject property is bounded by Highway 218 to the south and west, vacant open space land zoned Interim Development Research Park (ID -RP) to the north, and low density multi -family residential to the east, across from Camp Cardinal Road. Views from existing residences to the east will largely remain intact, with the exception of approximately 126' worth of construction along the Camp Cardinal Road frontage to accommodate the development's parking. Existing trees will be preserved to the south and west of the proposed parking lot, which will help buffer the event center building from view from Highway 218. The proposed event center will only be two stories in height and will not obstruct views or light that is not already obstructed by existing trees. Staff believes there is no reason to suggest that the proposed event center will affect surrounding property values. 4. The combination of land uses and building types and any variation from the underlying zoning requirements or from City street standards will be in the public interest, in harmony with the purposes of this Title, and with other building regulations of the City. The applicant has not requested any waivers to modify the underlying zoning requirements or City street standards. Compliance with the Comprehensive Plan: An amendment to the City's Future Land Use Map in the Comprehensive Plan for the subject property was approved by the City Council on September 1, 2020. The Comprehensive Plan amendment changed the designated future land use from Public/Private Open Space to General Commercial. 5 The rationale for designating the subject property as appropriate for General Commercial use was twofold. First, staff, the Planning and Zoning Commission and City Council all found that the dynamic of the surrounding area had changed from one of open space and preservation, to an evolving neighborhood with a mixture of residential, office, and church land uses. This dynamic has changed the character of the neighborhood and has opened the neighborhood for provision of more commercial services. It should also be noted that the property had originally been in the possession of Johnson County until 2012, when the County voted to dispose of the property. In 2014, the property was purchase by John Harding. Second, because commercial uses are less sensitive to highway noise, the Council found that a General Commercial designation would be appropriate for this location by buffering residential areas from Highway 218, while benefitting from the visibility and higher traffic counts at this location. Sensitive Areas Review: The applicant has applied for approval of a Sensitive Areas Development, a type of planned development. The purpose of the Sensitive Areas Ordinance is to permit and define the reasonable use of properties that contain sensitive environmental features and natural resources and allowing reasonable development while protecting these resources from damage. The following paragraphs describe the impact this development will have on the sensitive features of this site. Jurisdictional Wetlands- The purpose of regulating development in and around wetlands is to: 1. Preserve the unique and valuable attributes of wetlands as areas where storm water is naturally retained, thereby controlling the rate of runoff, improving water quality, recharging ground water resources, providing erosion control and lessening the effects of flooding; 2. Promote the preservation of habitat for plants, fish, reptiles, amphibians or other wildlife; 3. Minimize the impact of development activity on wetland areas; 4. Provide a greater degree of protection for many wetland areas above and beyond that provided by the federal and state government; and 5. Minimize the long-term environmental impact associated with the loss of wetlands. The City's Sensitive Areas Ordinance requires a 100 ft. buffer to be maintained between a regulated wetland and any development activity (14-51-6E-1). The Ordinance does allow for buffer averaging to be permitted where an increased buffer is deemed necessary or desirable to provide additional protection to one area of a wetland for aesthetic or environmental reasons. In this situation, the width of the required buffer around other areas of the wetland may be reduced by up to fifty percent (50%), but the area of the provided buffer must be equal to or greater than the total area of the 100 ft. buffer (14-51-6E-2). The applicant has proposed buffer averaging, which requires a level II sensitive areas review (14-51-6E-2). The averaged buffer will provide additional protection to wooded areas to the south and west of the proposed development. Furthermore, because Camp Cardinal Boulevard is an arterial street, access to the site can only be provided from Camp Cardinal Road. The access from Camp Cardinal Road, in addition to parking requirements and stormwater management, creates the need to have some degree of impact on the existing wetland. Attachment #6 from the applicant explains the need for some degree of wetland disturbance in more detail. Attachment #7 shows how the applicant proposed to utilize the averaged wetland buffer. The area of the averaged wetland buffer equals 52,015 square feet, which is greater than the 100 ft. buffer area of 50,725 square feet. The buffer will protect almost all the remaining property from future development, as it will help preserve wooded areas to the south and west of the proposed development. Table 1. below summarizes the proposed impacts to the wetland area. The existing wetland is comprised of approximately 25,415 square feet. Approximately 17% of the existing wetland will be disturbed, mostly to accommodate on -site parking for the development. The previously mentioned averaged wetland buffer area, overlaps about 12% of the existing wetland. The averaged wetland buffer applies to the remaining 71 % of the existing wetland that is either not directly impacted and No requiring mitigation, of that falls within the averaged buffer area. Table 1. Summary of Wetland Impacts Total Existing Disturbed Wetland (Mitigation Required Wetlands within Averaged Buffer Area Total Disturbed and within Buffer Area 25,415 sq ft 4,431 sq ft 3,065 sq ft 7,496 sq ft 100% 17% 12% 29% The applicant has obtained a wetland delineation report and an approval letter from the U.S. Army Corps of Engineers. Since the applicant proposed to disturb less than .10 acres of wetland area, the Corps does not require any mitigation for the proposed wetland disturbance. However, the City's Ordinance requires wetland mitigation plan for any property containing a regulated wetland. Pursuant to 14-51-6G of City Code, staff has required the applicant to provide mitigation for the proposed disturbance to the existing wetland. Staff feels that the applicant's statement from Attachment #6, explains the applicant's rationale why it is clearly demonstrated that avoiding and minimizing the impact on the wetland is unreasonable. Compensatory mitigation will be provided at a ratio of 3:1. This is the highest standard of wetland mitigation that is required by the City. The applicant has chosen the following means of mitigation: • Enhancement of .27 acres of remaining wetland areas located on the Harding Event Century Property, through a potential combination of invasive species management, forest and forest ecotone plantings, and herbaceous plantings. Additional details on the applicant's proposed Wetland Mitigation Plan can be found in Attachment #8. Stream Corridors - The purpose of regulating development in and around stream corridors is to: 1. 2. 3. 4. Preserve the value of stream corridors in providing floodwater conveyance and storage; Promote filtration of storm water runoff; Reduce stream bank erosion; and Protect and enhance wildlife habitat. The City's Sensitive Areas Ordinance requires the delineation of any stream corridor and its required natural buffer (14-51-7). The subject property contains a drainageway that does not have a delineated floodway, and therefore requires a 15' natural buffer between the stream corridor limits and any development activity. The stream corridor's location within the subject property is far enough south where it will not be impacted by any development taking place in the northern portion of the property. Steep, Critical, and Protected Slopes — The purpose of regulating development on and near steep slopes is to: 1. Promote safety in the design and construction of developments; 2. Minimize flooding, landslides and mudslides; 3. Minimize soil instability, erosion and downstream siltation; and 4. Preserve the scenic character of hillside areas, particularly wooded hillsides. The City's Sensitive Areas Ordinance requires a 2 ft. buffer for each foot of vertical rise of the protected slope, up to a maximum buffer of fifty feet (50') (14-51-8D-1). The buffer area is to be measured from the top, toe and sides of the protected slope. No development activity, including removal of trees and other vegetation, will be allowed within the buffer. The SADP contains 567 square feet of protected slopes, but no disturbance to protected slopes. The applicant is proposing to disturb 2% of critical slopes on the subject property to facilitate 7 construction of a parking lot on the subject property. The Ordinance allows for up to 35% of critical slopes to be disturbed (14-51-8E-4). The applicant's proposal for disturbance of critical slopes falls within this limitation. Development activities are allowed in areas containing altered protected slopes. The proposed SADP is showing disturbance to 87% of altered protected slopes, mostly in the eastern portion of the proposed parking lot. PROPOSED CONDITIONS: 1. Prior to the issuance of building permits, provision of a 15' wide utility easement along the property's east side. 2. Prior to issuance of building permits, payment of $5,000 towards the upgrading of approximately 25 feet of Camp Cardinal Road that is adjacent to the subject property that does not meet City standards is made. This amount is based off of Camp Cardinal Road being a collector street, and the applicant contributing 25% of the cost of the approximately 25 feet of road that needs to be improved to the north property line. NEXT STFPS- Upon recommendation of approval of the rezoning from the Planning and Zoning Commission, the item will proceed to City Council for consideration. The applicant will be required to submit a Final Sensitive Areas Development Plan and Site Plan, both of which will be reviewed administrative by staff before receiving building permits. STAFF RECOMMENDATION: Staff recommends approval of REZ20-0001, a proposal to rezone approximately 3.1 acres of property located at the corner of Camp Cardinal Blvd and Camp Cardinal Road, across the street from 80 Gathering Place Ln. from Neighborhood Public (P-1) to Community Commercial with a Planned District Overlay (OPD/CC-2) ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Concept Plan 4. Building Elevations 5. Vacation Plat 6. Statement of Wetland Avoidance and Minimization 7. Preliminary OPD and Sensitive Areas Plan 8. Wetland Mitigation Plan 9. 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Furthermore, the entrance is not currently aligned with the current intersection of Camp Cardinal Road and Gather Place, per City preferences, requiring shifting to the south and associated wetland impacts. Satisfying parking requirements, per city code, and stormwater management beneath the parking lot require a footprint in wetland areas due to available space and protected slope constraints. Several earlier site layout iterations included conventional stormwater management practices that resulted in loss of as much as 50% of the wetlands within the parcel. The proposed design minimized wetland loss to 16% of all wetlands by utilizing an underground stormwater management system to arrive at an absolute minimum wetland impact amount allowing for the proposed facility, required parking, stormwater management, and intersection approach. Additionally, wetland impacts are limited to the lowest quality wetland areas identified on the parcel. 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A W �. _ ui W 0 ry M� �U z �_� Jz � w EEO w �K w �U Wetland Mitigation Plan, Iowa City Sensitive Lands & Features Camp Cardinal Event Center Prepared for: Jon Harding Prepared by: I M P/11 Impact7G, Inc. 310 Second St. Coralville, Iowa 52241 Project #: Harding-001 September 30, 2020 Table of Contents 1.0 Executive Summary........................................................................................................................................................................ 2 2.0 Wetland Mitigation (City Code 14-51-6C)............................................................................................................................. 2 2.1 Wetlands Delineated....................................................................................................................................................... 3 2.2 Wetlands Disturbed, Buffer Averaging, & Construction Limits.................................................................... 4 2.3 Wetland Erosion & Equipment Protections.......................................................................................................... 5 2.4 Wetland Certification, State & Federal Permitting............................................................................................. 5 2.5 Wetland Buffer Reduction............................................................................................................................................ 5 2.6 Stormwater Management Plan................................................................................................................................... 5 3.0 Compensatory Mitigation Plan (City Code 14-51-6G)...................................................................................................... 5 3.1 Wetland Impact Value Assessment and Replacement Ratios........................................................................ 6 3.2 Buffer Averaging Justification..................................................................................................................................... 7 3.3 Mitigation Goals................................................................................................................................................................8 3.4 Mitigation Site Suitability Analysis........................................................................................................................... 9 3.5 Plant Lists............................................................................................................................................................................ 9 3.6 Monitoring Requirements..........................................................................................................................................11 Attachment A: Wetland Delineation Harding Property.........................................................................................................12 Attachment B: Section 404 Wetland Permit, # 2020-1098.................................................................................................13 Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 1 1.0 Executive Summary Construction of the Camp Cardinal Event Center in Iowa City, IA, will result in the permanent loss of 0.09 acre of emergent wetland area, and the temporary impact of 0.01 acre of emergent wetland area. City Code 14-51-6 of Iowa City requires wetland mitigation for the permanent wetland loss. Compensatory mitigation for this wetland area is proposed to be conducted onsite through enhancement of remaining wetland areas on the property. This wetland mitigation plan is proposed specifically to meet objectives of the Purpose of regulating development in and around wetlands in Iowa City, as specified in City Code 14-51-6A. Proposed mitigation efforts would preserve and enhance the wetland functions and values provided to the City, its residents, and the local environment through: • Preservation of existing natural stormwater retention, control of runoff, water quality improvement, ground water recharge and flood storage; • Preservation and improvement of habitat for plants, amphibians, and other wildlife; • Minimization of development impact on wetland areas through active preservation, enhancement, and management of the remaining wetland areas; • Protection of wetland areas above and beyond that of federal and state government requirements through implementation of this mitigation plan strictly and solely for the purposes of meeting City of Iowa City Code; and • Minimization of the long term environmental impact of wetland loss associated with this development, offset by increased biologic, hydrologic, and geochemical functionality of the remaining wetlands through increased species diversity and invasive species management. 2.0 Wetland Mitigation (City Code 14-Sl-6C) The following sections provide details of construction activities and impacts and provide reference to appropriate external documentation provided separately or as attachments to this document. Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 2 2.1 Wetlands Delineated Impact7G delineated a total of 0.63 acres of wetlands within the parcel and immediately adjacent, composed of 0.27 acre of forested wetland and 0.36 acre of emergent wetland. Please refer to Wetland Delineation Harding Property, 2019, (Attachment A) for more information. See Figure 1, below. The U.S. Army Corps of Engineers conducted a review of this delineation and provided acceptance through issuance of a Section 404 Wetland Permit, # 2020-1098 (Attachment B) for the proposed Event Center development. Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 3 2.2 Wetlands Disturbed, Buffer Averaging, & Construction Limits Wetlands Disturbed A total of 0.09 acre of emergent wetlands will be removed permanently. A temporary impact of 0.01 acre will occur through operation of construction equipment within emergent wetland areas directly adjacent to a retaining wall. Wetland Buffers For reference, buffer of remaining wetlands would equal 50,015 SF (1.15 acres). Buffer averaging at this location will result in 52,015 SF (1.19 acres) of buffer area. See OPD And Sensitive areas Plan for reference, and Figure 2, below. Construction Limits Operation, storage, or any other equipment or construction materials use, not directly intended to complete wetland mitigation activities as described herein, will be strictly prohibited from remaining (preserved) wetlands and buffer areas. The limits of construction activity (not pertaining to wetland mitigation) is illustrated on the OPD And Sensitive Areas Plan and Figure 2, below. Figure 2: "Wetlands" Preliminary Site Plan Excerpt SENSITIVE AREAS LEGEND CONSTRUCTION LIMITS WETLANDS ®TOTAL 25.415 SF ®WETLANDS (DISTURBED - MITIGATION REQUIRED) 4,431 SF (17%) ®WETLANDS (WITHIN AVERAGED BUFFER AREA) 3,065 SF (12%) TOTAL WETLANDS DISTURBED AND WITHIN BUFFER 7,496 SF (29%) WETLAND BUFFER (AVERAGED) 52.015 SF WETLAND BUFFER (ILLUSTRATIVE REFERENCE) 50.725 SF 15-FOOT STREAM CORRIDOR BUFFER 9,228 SF Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. MA M s CML ENGINEERS LAND PLANERS UINDSURVEYORS LANDSCAPE ARCHITECTS BY RCNNENTAL SPECIALISTS IB,r S. cnBrnT ST IOWA CITY. TOGA 52240 �S,BSstB2B2 .Nv.tMiSCMS unts nel SENSITIVE AREAS PLAN WETLANDS EVENT CENTER IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS. INC. 0e-25-2020 cam... t:8 5i ni xo 9744-004 Page 4 2.3 Wetland Erosion & Equipment Protections Prior to any other development activities, construction limits will be protected by silt fencing where possible and appropriate. Construction limits adjacent to wetland buffers and/or wetland areas will also be clearly marked with orange construction fencing. Please refer to the Camp Cardinal Event Center Stormwater Management Plan, prepared by MMS Consultants, for more erosion control details. 2.4 Wetland Certification, State & Federal Permitting The report, Wetland Delineation Harding Property, was prepared by Impact7G in 2019 and submitted to the U.S. Army Corps of Engineers in 2020. Receipt and acceptance of the findings in the wetland delineation is documented by means of a Section 404 Wetland Permit, # 2020-1098 (Attachment B). Section 404 Permit # 2020-1098 provides federal and state authorization for the wetland impacts proposed in association with Camp Cardinal Event Center construction activities provided all terms and conditions of Nationwide Permit (NWP) No. 39 are met. Wetland enhancements proposed herein will be conducted under NWP 27. 2.5 Wetland Buffer Reduction No wetland buffer reduction is requested. 2.6 Stormwater Management Plan Please refer to the Camp Cardinal Event Center Stormwater Management Plan, prepared by MMS Consultants, submitted separately. 3.0 Compensatory Mitigation Plan (City Code 14-Sl-6G) Compensatory mitigation for wetland loss as a result of construction of the Camp Cardinal Event Center includes preservation and management of all remaining wetlands within the parcel and enhancement of approximately 0.2 7 acre of emergent, non -forested wetland area. See Figure 3, below. The emergent wetland area is currently a monoculture of the invasive species reed canary grass (Phalaris arundinacea), and is proposed to be converted to a sedge meadow vegetative community, qualifying as enhancement (under city code 15-51-6) to a "diverse plant associations of infrequent occurrence". In addition, native shrubs would be established to provide forest ecotone areas and native tree species would be established along the wetland edge to increase the woody species diversity and habitat. Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 5 I Figure 3: Compensatory Mitigation Areas I Event Cente. ,li tetian a WNW=_- NEW::: n so ioo iso eel 200 i® I Ef 11'1`A"1 v G.Eicke - Impact7G In GeoE Wetland Mitigation Wetland Buffer Averaged 1.2 acres Emergent Wetland Enhancement ` ' Construction Area Limits IMPACT7G e•:v Forested Wetland Preservation 3.1 Wetland Impact Value Assessment and Replacement Ratios Wetland impacts proposed include permanent loss of 0.09 acre of emergent wetland and temporary disturbance of 0.01 acre of emergent wetland. Regarding relative size to the overall wetland, the proposed permanent wetland loss is reduced from previous site layouts to just under 0.1 acre of emergent wetland proposed to be lost. This wetland loss represents 16% of the total wetlands delineated onsite, a reduction of 34% from the earlier site layouts which included as much as 50% wetland loss, primarily for stormwater management. Wetland and buffer areas are maximized while providing for required parcel entry and parking requirements necessary for the desired facility. Regarding adverse impact on the overall wetland, it is reasonable to argue that there is no net adverse impact for the following reasons. • The wetlands are considered low quality, as rated by regional wetland Routine/Rapid Assessment Methodologies (Iowa & Minnesota). The wetland's vegetation is composed of 100% (monoculture) non-native and invasive reed canary grass (Phalaris arundinacea), which provides minimal wildlife habitat and no species diversity compared to emergent wetlands with a diverse native species assemblage. Due primarily to the small wetland size, poor ecological quality, and ecological conditions of its watershed, the lost wetland provides a minimal contribution to any hydrologic, Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 6 biogeochemical, or habitat functions to the local community and watershed that are not provided by those wetlands remaining onsite. • Relative to the quality of proposed wetlands lost, compensatory mitigation would, at a minimum, minimize any long term environmental impact of wetland loss associated with this development through increased biologic, hydrologic, and geochemical functionality of the remaining wetlands through increased species diversity and invasive species management. • This district of Iowa City is expected to continue to be developed. The perpetual conservation of the remaining wetlands will insure the provision of continued ecological functions into the future. • The perpetual conservation of the expansive, high quality buffer (as averaged) will protect those remaining wetlands from expected development pressures in the area. Replacement Ratios City Code 14-51-6, sections G1 and G2, outline standards by which wetlands should be mitigated at certain ratios or be considered "no build" areas. The proposed wetland impact areas do not fit any of the listed defining characteristics criteria for elevated mitigation ratios (2: 1 or 3:1) including: • presence of threatened and endangered species or their habitat; • presence within a regulated stream corridor; • the presence of diverse plant associations of infrequent occurrence or of regional importance; • forested wetlands; • standing water throughout the calendar year; or • migratory bird habitat of significance. Therefore, a mitigation ratio of 1:1 would be considered applicable in this circumstance. Furthermore, as stated in City Code, "If said wetland or the replacement habitat is enhanced so that it contains one or more of the defining characteristics listed in subsection G1 or G2 of this section, [listed above] the required replacement ratio may be reduced to 0.5:1." The wetland compensatory mitigation plan proposed herein is an enhancement of existing onsite wetlands from their current state. Enhancement includes one or more of the defining characteristics listed above, thus an appropriate replacement ratio in this circumstance is 0.5:1, equal to 0.045 acre of compensatory mitigation for 0.09 acre of wetland loss. Compensatory mitigation proposed below is an enhancement of 0.27 acres, equaling a replacement ration of 3:1. 3.2 Buffer Averaging justification Regarding the need for buffer averaging, there are clear environmental and aesthetic benefits, listed below • The proposed buffer averaging results in 4% greater total area than required minimums. • The buffer averaging includes areas of distinctly higher quality vegetation than those areas that would be included in a standard (not averaged) buffer. Averaging results in an increase in species richness due to the high quality assemblage of native upland and mesic tree, shrub and herbaceous species identified, including white oak and shagbark hickory species. • The upland species diversity is increased through averaging and provides habitat and food for aquatic wildlife in the preserved wetland. • Stream and wetland water temperature moderation will be preserved through direct shading and expanded shading of the upland watershed in areas that would otherwise be susceptible to future clearing or development. • Buffer averaging results in additional roots and down woody debris that slow water movement and increase stormwater infiltration, decreasing the frequency and intensity of downstream flooding. Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 7 • The resulting expanded buffer area provides aesthetic benefits to both the public and the developer. • The expanded buffer preserves woodlands that would be afforded no other protection, and that will continue to provide Camp Cardinal Road and pedestrians a wooded corridor along the entire length of the parcel. Additionally, the proposed event center will benefit directly from the established woodland landscape through screening of the view and noise of Camp Cardinal Road and Highway 218. 3.3 Mitigation Goals The proposed compensatory mitigation is composed of three specific goals for enhancement of the 0.27 acre emergent wetland area. Goals and associated benchmarks are described below. Required Required Proposed Proposed Wetland Impact Mitigation Compensatory Mitigation Compensatory Ratio Mitigation Area Ratio Mitigation Area 0.09 acre 0.5:1 0.045 acre 3:1 0.27 acre emergent enhancement I. Invasive species management through significant reduction of the presence of invasive species Phalaris arundinacea (reed canary grass, or RCG). Near 100% dominance in absolute cover of RCG in the entire emergent wetland area results in a loss of habitat and species richness throughout the wetland. Enhancement is proposed through removal of RCG through targeted chemical and mechanical means and replacement with native wetland species, preferably with a predominance of sedge and rush species, such as those with Carex, Scirpus and Juncus Genus. RCG cannot be eliminated due to its presences in the adjacent forested wetland area as well as upstream seed sources. Some RCG management in the preserved forested wetland area may be conducted to assist in meeting enhancement goals tied to the emergent area. Performance Benchmark Estimated Completion Date 1 —60% reduction of RCG in emergent enhancement area 10 15 2021 Year 1 • no more than 40% absolute cover 2 —90% reduction of RCG in emergent enhancement area 10 15 2022 Year 2 • no more than 10°/ absolute cover 0 II. Establish a diverse assemblage of native wetland species. Seeding and planting native species will be conducted and evaluated based on species richness/diversity and mean conservation of conservatism rating. Performance Benchmark Estimated Completion Date 3 25% cover by nativespecies 10 15 2022 Year 2 4 80% cover by nativespecies 10 15 2023 Year 3 5 Minimum 20 native wetland species established with a mean Coefficient of Conservatism of 3.5. 10/15/2025 (Year 5) Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 8 III. Establish forest and forest ecotone strata within the emergent area. Ecotone and forest enhancement will be accomplished through planting of wetland shrubs within the enhancement area and wetland or mesic tree species on sloped areas adjacent to wetlands. Performance Benchmark Estimated Completion Date 6 Native trees minimum 10 and shrubs minimum 8) planted. 10 15 2022 Year 2 7 Establishment of 8 native wetland shrubs within emergent enhancement areas. 10/15/2025 (Year 5) • Vigorously growing and fully leafed out after at least 1 full growing season from planting date. 8 Establishment of 10 native trees established within or adjacent to the wetland areas. 10/15/2025 (Year 5) • Vigorously growing and fully leafed out after at least 1 full growing season from planting date. 3.4 Mitigation Site Suitability Analysis The proposed compensatory mitigation involves enhancement of existing wetland areas that were identified as meeting wetland characteristics of soil, substrate and hydrology by Wetland Scientists in 2019. Please refer to the report completed by Impact7G titled, Wetland Delineation Harding Property, 2019, (Attachment A) for more information. 3.5 Plant Lists Wetland herbaceous seeding shall consist of native species of regional ecotype with a significant component of sedge and rush genus, such as Carex, Scirpus, Juncus, and Eleocharis. Seed mixes shall contain a minimum of 30 native species. The following is an example seed mix. Botanical Name (Common Name) % by wt. Acorus americanus (Sweet Flag) 0.69 Alisma subcordatum (Mud Plantain) 1.38 Ammannia coccinea (Scarlet Toothcup) 0.69 Asclepias incarnata (Rose Milkweed) 4.15 Bidens aristosa (Swamp Marigold) 1.38 Boltonia asteroides (False Aster) 0.9 Aster umbellatus (Flat -Topped Aster) 0.6 Eupatorium perfoliatum (Boneset) 0.69 Euthamia graminifolia (Grass -leaved Goldenrod) 1.38 Eutrochium maculatum (Joe Pye Weed) 0.69 Helenium autumnale (Sneezeweed) 1.38 Hibiscus laevis (Rose Mallow) 2.77 Iris versicolor (Northern Blue Flag) 3.46 Liatris pycnostachya (Prairie Blazing Star) 5.53 Lobelia siphilitica (Great Blue Lobelia) 1.73 Mimulus ringens (Monkey Flower) 0.3 Oligoneuron riddellii (Riddell's Goldenrod) 0.6 Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 9 Penthorum sedoides (Ditch Stonecrop) 1.38 Physostegia virginiana (Obedient Plant) 1.04 Pycnanthemum virginianum (Mountain Mint) 0.69 Ranunculus sceleratus (Annual Buttercup) 1.38 Sagittaria latifolia (Common Arrowhead) 0.75 Sparganium eurycarpum (Great Bur Reed) 11.15 Symphyotrichum novae-angliae (New England Aster) 1.21 Verbena hastata (Blue Vervain) 3.01 Vernonia fasciculata (Common Ironweed) 1.38 Total of WILDFLOWERS: 50.36% GRASSES, SEDGES & RUSHES Botanical Name (Common Name) % by wt. Bromus ciliatus (Fringed Brome) 20.48 Carex comosa (Bristly Sedge) 1.38 Carex cri n ita ( Fringed Sedge) 4.15 Carex hystericina (Porcupine Sedge) 3.01 Carex vulpinoidea (Brown Fox Sedge) 2.08 Eleocharis acicularis (Spike Rush) 1.38 Elymus virginicus (Virginia Wild Rye) 11.07 Glyceria grandis (Reed Manna Grass) 2.08 Scirpus atrovirens (Dark -green Bulrush) 0.69 Scirpus cyperinus (Wool Grass) 0.3 Scirpus validus (Great Bulrush) 1.51 Spartina pectinata (Cord Grass) 1.51 Totals of GRASSES, SEDGES & RUSHES: 49.64% Mitigation tree and shrub plantings shall consist of native species of regional ecotype. The following lists appropriate species examples and are selected for their habitat value and tolerance of environmental conditions noted at the proposed mitigation location. Due to the small area, no tree or shrub diversity requirement is recommended. Substitutions allowed providing for habitat value and site condition limitations are allowed if approved by a qualified wetland scientist. Shrub Species: Common name Species Name Buttonbush Ce halanthus occidentalis Rose mallow Hibiscus laevis -Elderberry Sambucus canadensis Tree Species: Common name Species Name Sycamore Platanus occidentalis Swamp White Oak Quercus bicolor Bur Oak Quercus macrocar a Pecan Cara illinoensis River Birch Betula ni ra Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 10 3.6 Monitoring Requirements Wetlands will be monitored by a qualified wetland scientist. Monitoring will occur during the growing season, at least 2 times annually, to assess the status of mitigation goals stated above. An annual report will be provided to the City of Iowa City by December 31St of each monitoring year, detailing the following: 1. Data on plant species diversity and the extent of plant cover established in the enhanced wetland; 2. Wildlife presence; 3. Data on water regimes, water chemistry, soil conditions and ground and surface water interactions; and 4. Proposed alterations or corrective measures to address deficiencies identified in the created or enhanced wetland, such as a failure to establish a vegetative cover or the presence of invasive or foreign species. Annual monitoring and reporting will be conducted for a minimum of 5 years. At the end of 5 years and/or when all Mitigation Goal Benchmarks are achieved, compensatory monitoring and reporting will cease upon concurrence of the City of Iowa City. This report has been prepared for the exclusive use of our client, and forspecific 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 Impact7G, Inc. reviews the changes and either verifies or modifies the conclusions of this form in writing. This report has been prepared by. �'..** 1 •% A ■ �xAEH e a � PC i t LU 9/ 3 0/ 2 0 2 0 Prepared by: Chant Eicke, PWS�F$S,ONAL�� Date Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 11 Attachment A: Wetland Delineation Harding Property Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Attachment A Attachment B: Section 404 Wetland Permit, # 2020-1098 Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Attachment B Wetland Delineation Harding Property Prepared for: Jon Harding 709 Normandy Dr. Iowa City, IA 52246 Prepared by: Impact7G, Inc. 310 Second St. Coralville, Iowa 52241 Project #: Harding-001 December 2, 2019 TABLE OF CONTENTS Contents 1.0 Executive Summary............................................................................................................................................................................ 2 1.1 Purpose &Need............................................................................................................................................................................... 2 1.2 Location.............................................................................................................................................................................................. 2 1.3 Summary Findings......................................................................................................................................................................... 2 2.0 Methodology: Delineation of Wetlands and Other Waters of the U.S............................................................................ 2 2.1 Wetlands............................................................................................................................................................................................. 2 2.2 Streams &Tributaries................................................................................................................................................................... 2 2.3 Ditches.................................................................................................................................................................................................2 3.0 Discussion of Findings....................................................................................................................................................................... 3 3.1 Current Conditions......................................................................................................................................................................... 3 3.2 Wetland Determinations............................................................................................................................................................. 3 3.3 Streams &Tributaries................................................................................................................................................................... 3 4.0 Regulatory Review.............................................................................................................................................................................. 4 5.0 Conclusions............................................................................................................................................................................................5 References...................................................................................................................................................................................................... 6 FigureA: Wetland Delineation Map.................................................................................................................................................... 7 FigureB: Location Map............................................................................................................................................................................. 8 Figure C: USGS Topo 7.5 Minute Quadrangle Map (1:24,000)................................................................................................. 9 Figure D: Soils and National Wetland Inventory (NWI) Map................................................................................................10 Figure E: FEMA National Flood Hazard Layer & IA Streams..................................................................................................11 AppendixA: Photos................................................................................................................................................................................. 12 Appendix B: Wetland Delineation Data Sheets............................................................................................................................15 Wetland Delineation Report Page 1 Impact7G, Inc. December 2019 1.0 Executive Summary 1.1 Purpose & Need Impact7G was contracted by Jon Harding to complete awetland delineation investigation for a proposed urban development. The intent of this wetland investigation is to document existing site conditions, at the time of delineation, as may be of consequence to any potential regulatory compliance needs. 1.2 Location Street Address: NW corner of Camp Cardinal Road and Camp Cardinal Boulevard Township: 79N Range: 07W Section: 12 Quarter: Southeast See Figure B for Location Map. 1.3 Summary Findings Impact7G delineated a total of 0.63 acres of wetlands within the project boundary, composed of 0.27 acre of forested wetland and 0.36 acre of emergent wetland. Potential jurisdiction of wetlands by state or federal agencies is not discussed in this report. 2.0 Methodology: Delineation of Wetlands and Other Waters of the U.S. 2.1 Wetlands Field analysis was completed 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 and associated shapefiles are available upon request. 2.2 Streams &Tributaries For the purposes of this report, streams &tributaries are characterized by having both a defined bed and bank, and an ordinary high water mark (OHWM). 2.3 Ditches Any areas identified as ditches within the project area were specifically designed and are maintained to promote roadway or other drainage. Ditches exhibiting wetland characteristics (hydrophytic vegetation, hydric soils, or wetland hydrology), that were constructed in upland areas are not identified as wetlands or other waters of the U.S. For the purposes of this report, ditches or portions of ditches meeting wetland characteristics that were likely constructed in pre-existing wetlands and/or intersect existing wetlands, or Wetland Delineation Report Page 2 Impact7G, Inc. December 2019 other waters of the U.S., are identified as wetlands. Furthermore, ditches are distinguished herein from streams or tributaries if they lack a defined bed and bank, ordinary high water mark, and perennial flow. 3.0 Discussion of Findings Wetland delineation fieldwork was completed on October 17, 2019 by: Chant Eicke, PWS, Certified Wetland Delineator 3.1 Current Conditions The investigation area consists of a forested hillside consisting of two converging drainageways, which slope down to a partially forested, topographically low basin, draining to the southeast via a road culvert. The lot is undeveloped except for an access road crossing a ravine (along the eastern property boundary that appears to have been placed in 2014 - 2015) and minor disturbances associated with tree removal activities. Based on the Weekly Palmer Drought Indices, long term conditions through the week of October 12 were extremely moist for this region of Iowa. Rainfall conditions on the day of the delineation and immediately preceding fieldwork were seasonally normal. US Fish and Wildlife Service National Wetland Inventory (NWI) mapping identifies an impoundment or pond which generally corresponds to the field delineated emergent wetland. SSURGO soil data indicates an area mapped as Water in the low -landscape areas, which also corresponds to wetlands identified during field investigation (Figure D). USGS 24,000 topographic mapping includes a blue line stream that is consistent with stream indicators identified during field investigations (Figure C). 3.2 Wetland Determinations Impact7G delineated 0.63 acre of emergent and forested wetlands within the investigation area. Emergent wetlands are characterized as reed canary grass -dominated low -landscape areas subj ect to frequent flooding and high water tables. Low-level impoundment of the wetland drainageway has been caused by installation of a culvert that drains under Camp Cardinal Road to the east. Floodplain forest areas are dominated by reed canary grass and black willow trees and are slightly higher and drier than emergent areas to the east. A stream flows through the forested wetland roughly following the northern toe of slope. Table 1: Delineated Wetland Areas (Cowardin Classification) Palustrine Wetland Class Total Acres Emergent 0.36 Forested 0.27 See also: Figure A: Wetland Delineation Map Appendix A: Photos Appendix B: Wetland Delineation Datasheets 3.3 Streams & Tributaries Cardinal Creek South Branch (USGS Topo Maps) is located within the project area and is illustrated on Figure A. The tributary enters the property through a culvert in the southwest and flows generally to the east before losing a defined bed and bank in the emergent wetland to the east. The emergent wetland drains through a Wetland Delineation Report Page 3 Impact7G, Inc. December 2019 culvert to the east, under Camp Cardinal Road. This stream is named on USGS topographic mapping and is included in the Stream Centerlines of Iowa dataset provided by Iowa GeoDATA. Within the project area, the tributary is described as follows: • 302 linear feet • 2.5 feet average width • 4 inch general depth • well connected with floodplain • silty substrate • perennial flow • functionally compromised due to the length of culverted portions of the waterway immediately upstream from the investigation area. Noted evidence of the OHWM include: a clear, natural line impressed on the bank; shelving; changes in the character of soil; destruction of terrestrial vegetation; and the presence of litter and debris. 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 (WATERS), including wetlands and streams, 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 WATERS delineated for this project are considered regulated. Based on the information provided, it appears this project may involve filling part of WATERS 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 WATERS 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. Wetland loss of 1/2 acre or less is typically permitted under a Nationwide Permit. Stream impacts of 3001inear feet or less are typically permitted under a Nationwide Permit. This permit often 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 WATERS cannot be avoided. Permit applicants then must demonstrate that reasonable efforts to minimize impacts to WATERS 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 may require 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) in some circumstances. Wetland Delineation Report Page 4 Impact7G, Inc. December 2019 5.0 Conclusions Impact7G delineated a total of 0.63 acres of wetlands within the investigation area, including 0.36 acres of forested wetland and 0.27 acre of emergent wetland. Cardinal Creek South Branch, a functionally compromised perennial tributary to Clear Creek, is also present within the investigation area. If proposed activities will impact these areas, consultation with the U.S. Army Corps of Engineers and the Iowa Department of Natural resources is strongly recommended. 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 Impact7G, Inc. reviews the changes and either verifies or modifies the conclusions of this form in writing. This report has been prepared by: "Pk. 12/2/2019 Prepared by: Chant Eicke, PWS Date Reviewed by: Will Downey, Environmental Specialist Wetland Delineation Report Page 5 Impact7G, Inc. December 2019 References Hurt, G.W. (ed.), 2006. Field Indicators of Hydric Soils in the United States, Version 6.0. USDA, NRCS, Baltimore, MD. USAEWES Environmental Laboratory, 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1. U. S. Army Corps of Engineers (USACE), 2005. Subject: Ordinary High Water Mark Identification. Regulatory Guidance Letter No. 05-05. Date: 12/7/2005. U. S. Army Corps of Engineers (USACE), 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Midwest Region. ERDC/EL TR-08-27. Vicksburg, MS: U.S. Army Engineer Research and Development Center. "Weekly Palmer Drought Indices." National Oceanic and Atmospheric Administration, US Department of Commerce, 3 October 2019, https://www.ncdc.noaa.gov/temp-and-precip/drought/weekly-palmers/ GIS & Mapping Layer Sources All field data shown on maps for wetlands, waterways, bat tree habitat, and data points field -collected and post -processed using ArcGIS by Impact7G Inc.. Aerial photography provided by Iowa GEODATA (ArcGIS Server) Source: https://geodata.iowa.gov/ Base -mapping data provided by Iowa GEODATA, including: • 2-foot contour lines • USGS 24,000 Topographic Mapping • National Wetland Inventory (NWI) mapping • Stream Centerlines in Iowa • Source: htT//geodata.iowa.gov/ Digital SSURGO Soils Data provided by USDA data gateway. Source: http://datagateway.nres.usda.gov/ Wetland Delineation Report Page 6 Impact7G, Inc. December 2019 U 1 < CIO LO' f'y I..L Y Li ra V v * {fil Qj fB W �f Q! - 0) { E 0 w LICU ❑ o .# ,+ < L .r + • 4.1 fj} LJ 44 E V) Cl) ru L H CIL U J 1 1 O . ; i- j LL C) C3 Q F � # *+ i r� f i 4-1 nO a4 1�1 O ct W r .U Q � � Ct U ct ^- 2W Figure B: Location Map MELROSE AVE 0 F- 0 Oro e60, Y Y C-1 nh � J ' r r 5 B LD 1a Cif A mDTy le d sw 0 0.1 0.2 0.3 0.4 Miles N Investigation Area I IMPACT7G' 15UT1 I w LU Ct Wetland Delineation Report Page 8 Impact7G, Inc. December 2019 Figure D: Soils and National Wetland Inventory (NWI) Map I M U Y P Mapunit Name M 163G Fayette .gilt loan, t 1l plain, 25 to 40 percent slopes M1631D2 Fayette silt Ioa m, ti II plain, 9 to 14 percent slopes, eroded 163F2 Fayette silt lea im, ti II plain, 18 to 25 percent slopes, eroded w Water SOC2 Clinton silt loan, 5 tD 9 percent slopes, eroded r ti 0% AMOK M16 F2 0 r P, a PUSFBI I M1 MG 0% �4ft FeethL Investigation Area Hydric Presence NCI 100% 66 - 99% M 1 6 1) 0% a 1A It 7 9B `5 100/0 Wetland Delineation Report Page 10 Impact7G, Inc. December 2019 [ I Tnvpgtin,--iflnn • t• fir. �.' S _•'� to ; ... s if -. 7 S` � J x w'. Y •4 ■ � + M1{1 {�r �•�� { z yI�•�i� •r �i 1 JNL .r r �� S%- J •-! 11155}ppp��l��} - I ' � ii' -� �J. •' r7 � . 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Sr Yf AN � � • : • p 'da� .14 n it 5, opt ✓' � 1 4:• JAL �' � i- • _ y. i;� '� �� ` r'..t -5 .:yr f+ tJLJ 1.3:.z - l #yr •f.� +.d.F !�``,t Y� r L � �V-��J Fr F .. � •�# � �' I � `'.. 5F�7�$ � �� • �` - �' � � � . 72 or e f •I � �a } { r: { .I � 1 • 3:. �M1�I I . f g =F 1p, ,, •i Photo 7: SW Culvert Outlet Date: 10/17/2019 Culvert that conveys the tributary into the Investigation Area, from under Camp Cardinal Boulevard and Highway 218. Inlet the tributary )n Area, under Wetland Delineation Report Page 14 Impact7G, Inc. December 2019 Appendix B: Wetland Delineation Data Sheets See Figure A: Wetland Delineation Map for data point locations. Wetland Delineation Report Page 1 S Impact7G, Inc. December 2019 ` ��etland Determination Data Form - Midwest Region Project/Site: Harding-001 Sensitive Areas Environmental Investigation City/County: Johnson Date: 10/17/2019 Applicant/Owner: Jon Harding Investigator(s): Impact7G Inc. (C. Eicke) Landform (hillslope, terrace, etc.): drainageway Slope (%) 0-2% Latitude(dd): 41.660346 Soil Map Unit Name: WATER State: IA Sample Point: E-1 Section, Township, Range: Section12, T79N, R07W Local relief (concave, convex, none): concave Longitude(dd):-91.599466 Datum NAD 1983 UTM Zone 15N 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? 0 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? 0 �/❑ Wetland Type: � Is the Sampled Area Wetland Hydric Soil present? 0 within a Wetland? Non -Wetland ❑ wet prairie Remarks: Wetland Hydrology present? 0 Reed canary grass -dominated marsh is mapped as WATER on SSURGO soils and Pond/Impoundment on National Wetland Inventory. Vegetation Tree Stratum: 1. 2. 3. 4. 5. Plot size: 30ft radius, DBH >: Common Name Sapling/Shrub Stratum: Plot size: 15' radius 1. 2. 3. 4. 5. Herbaceous Stratum: Plot size: 5' radius 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Phalaris arundinacea Common Name Common Name Reed Canary Grass Absolute Dominant % Cover Species? Status Dominance Test worksheet: 0 Number of Dominant Species That Are OBL, FACW, OR FAC: 1 (A) 0 0 Total Number of Dominant Species Across All Strata: 1 (B) 0 Percent of Dominant Species 0 J That Are OBL, FACW, or FAC: 100% (A/B) 0 = Total Cover Prevelance Index worksheet: O J o Total /o Cover of: Multiply by: 0 OBL species: 0 x 1 0 0 - 0 FACW species: 100 x 2 200 FAC species: 0 x 3 0 0 JFACU species: 0 x 4 0 0 = Total Cover UPL species: 0 x 5 0 100 YES J FACW _ Column Totals: 100 (A) 200 (B 0 0 Prevalence Index = B/A = 2.00 0 Hydrophytic Vegetation Indicators: 0 ❑V Dominance Test is >50% 0 0 Prevalence Index is <_3.0' 0 ❑ Morphological Adaptations' (Provide 0 supporting data in Remarks or on a separate sheet) 0 0 ❑ Problematic Hydrophytic Vegetation' (Explain) 100 = Total Cover Vine Stratum: Plot size: 30ft radius, > 1 m t Common Name 1. 0 2. 0 J Remarks: (Include photo numbers here or on a separate sheet) 0 _ = Total Cover 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Yes � Present? No ❑ US Army Corps of Engineers Impact7G, Inc. Midwest Region Soils 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, Loc2 Texture Remarks: 0-1 10YR 3/2 sil saturated 1-2 10YR 4/3 sil 2-18 10YR 4/1 7.5YR 4/6 20 C M sil Sample Point: E_ 1 depletions become more numerous with depth 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑ Histosol (Al) ❑ Sandy Gleyed Matrix (S4) Indicators for Problematic Hydric Soils3 ❑ Histic Epipedon (A2) ❑ Sandy Redox (S5) [:]Coast Prairie Redox (A16) ❑ Black Histic (A3) ❑Stripped Matrix (S6) ❑ Iron -Manganese Masses (F12) ❑ Hydrogen Sulfide (A4) ❑ Loamy Mucky Mineral (F1) ❑Other (Explain in Remarks) ❑ Stratified Layers (A5) ❑ Loamy Gleyed Matrix (F2) ❑ 2 cm Muck (A10) 0 Depleted Matrix (F3) ❑ Depleted Below Dark Surface (A11) ❑ 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 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Yes❑ Type: Depth (inches): Hydric Soil Present? No ❑ 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 (139) [-]Surface Soil Cracks (136) ❑ High Water Table (A2) ❑Aquatic Fauna (1313) 0 Drainage Patterns (1310) 0 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 (132) ❑ 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 (134) [:]Recent Iron Reduction in Tilled Soils (C6) 0 Geomorphic Position (D2) ❑ Iron Deposits (135) ❑ Thin Muck Surface (C7) 0 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 ❑�/ Depth (inches) Water Table Present? Yes ❑ Depth inches No 0 De : p (inches): Wetland H drolo Present? Yes Hydrology Saturation Present? Yes ❑�/ No ❑ Depth inches p (inches): De : 0 No ❑ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks: Areas of inundation to a 4" depth in adjacent areas. Located within a steep ravine with culvert that connects drainage areas to the north of an access roadway. The wetland area is impounded by the high elevation of a culvert that drains to the east and under Camp Cardinal Road. US Army Corps of Engineers Impact7G, Inc. Midwest Region ` ��etland Determination Data Form - Midwest Region Project/Site: Harding-001 Sensitive Areas Environmental Investigation City/County: Johnson Date: 10/17/2019 Applicant/Owner: Jon Harding State: IA Sample Point: Investigator(s): Impact7G Inc. (C. Eicke) Landform (hillslope, terrace, etc.): interfluve Slope (%) 0-2% Latitude(dd): 41.659949 Soil Map Unit Name: WATER F 1 - Section, Township, Range: Section12, T79N, R07W Local relief (concave, convex, none): concave Longitude(dd):-91.599824 Datum NAD 1983 UTM Zone 15N 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? 0 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? 0 �/❑ Wetland Type: � Is the Sampled Area Wetland Hydric Soil present? 0 within a Wetland? Non -Wetland ❑ floodplain forest Remarks: Wetland Hydrology present? 0 Forested floodplain along a stream tributary. Vegetation Tree Stratum: 1 Salix nigra 2. 3. 4. 5. Absolute Dominant Plot size: 30ft radius, DBH >: Common Name % Cover Species? Status 8�I_ YES I OBL J o o o 80 = Total Cover Sapling/Shrub Stratum: Plot size: 15' radius Common Name 1. 2. 3. 4. 5. 100 YES J FACW 2 NO FAC U 0 0 0 0 0 0 0 0 102 = Total Cover Vine Stratum: Plot size: 30ft radius, > 1 m t Common Name 1 Toxicodendron radicans Eastern Poison Ivy 10 YES 2. 0J Remarks: (Include photo numbers here or on a separate sheet) 10 _ = Total Cover 2 NO FAC 0 0 0 0 J 2 = Total Cover Herbaceous Stratum: Plot size: 5' radius Common Name 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Phalaris arundinacea Solidago canadensis Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, OR FAC: 3 (A) Total Number of Dominant Species Across All Strata: 3 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 100% (A/B) Prevelance Index worksheet: Total % Cover of: Multiply by: OBL species: 80 x 1 80 FACW species: 100 x 2 200 FAC species: 12 x 3 36 FACU species: 2 x 4 8 UPL species: 0 x 5 0 Column Totals: 194 (A) 324 (B Prevalence Index = B/A = 1.67 Hydrophytic Vegetation Indicators: ❑�/ Dominance Test is >50% ❑�/ Prevalence Index is <_3.0' ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Yes❑ Present? No ❑ US Army Corps of Engineers Impact7G, Inc. Midwest Region Soils 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, Loc2 Texture Remarks: 0-1 10YR 3/2 c M sil saturated 1-5 10YR 4/2 7.5YR 4/6 10 C M sil 5-14 10YR 4/1 5YR 4/6 20 C M sil Sample Point: F_ 1 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑ Histosol (Al) ❑ Sandy Gleyed Matrix (S4) Indicators for Problematic Hydric Soils3 ❑ Histic Epipedon (A2) ❑ Sandy Redox (S5) [:]Coast Prairie Redox (A16) ❑ Black Histic (A3) ❑Stripped Matrix (S6) ❑ Iron -Manganese Masses (F12) ❑ Hydrogen Sulfide (A4) ❑ Loamy Mucky Mineral (F1) ❑Other (Explain in Remarks) ❑ Stratified Layers (A5) ❑ Loamy Gleyed Matrix (F2) ❑ 2 cm Muck (A10) 0 Depleted Matrix (F3) ❑ Depleted Below Dark Surface (A11) ❑ 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 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Yes❑ Type: Depth (inches): Hydric Soil Present? No ❑ 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 (139) [-]Surface Soil Cracks (136) ❑ High Water Table (A2) ❑Aquatic Fauna (1313) 0 Drainage Patterns (1310) 0 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 (132) ❑ 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 (134) [:]Recent Iron Reduction in Tilled Soils (C6) 0 Geomorphic Position (D2) ❑ Iron Deposits (135) ❑ Thin Muck Surface (C7) 0 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 ❑�/ Depth (inches) Water Table Present? Yes ❑ Depth inches No 0 De : p (inches): Wetland H drolo Present? Yes Hydrology Saturation Present? Yes ❑�/ No ❑ Depth inches p (inches): De : 0 No ❑ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks: A stream channel enters the wetland from a culvert leading under Camp Cardinal Boulevard to the southwest. The wetland area is somewhat impounded by the high elevation of a culvert that drains the stream to the east and under Camp Cardinal Road. The forested area is slighly higher in elevation than the emergent area to the east (data poin E-1). US Army Corps of Engineers Impact7G, Inc. Midwest Region etland Determination Data Form - Midwest Region Project/Site: Harding-001 Sensitive Areas Environmental Investigation City/County: Johnson Date: 10/17/2019 Applicant/Owner: Jon Harding State: IA Sample Point: F-2 Investigator(s): Impact7G Inc. (C. Eicke) Section, Township, Range: Section12, T79N, R07W Landform (hillslope, terrace, etc.): hillslope Local relief (concave, convex, none): convex Slope (%) >14% Latitude(dd): 41.660081 Longitude(dd):-91.599818 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: Fayette silt loam, till plain, 25 to 40 percent slopes Are climatic / hydrologic conditions on the site typical for this time of year? Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are Vegetation ❑ Soil ❑ or Hydrology ❑ naturally problematic? Yes 0 No ❑ (If no, explain in Remarks.) Are "Normal Circumstances" present? 0 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? ❑ El Wetland Type: � Is the Sampled Area Wetland Hydric Soil present. ❑ within a Wetland? Non -Wetland Remarks: Wetland Hydrology present? ❑ Upland data point, upslope from all wetland areas. Vegetation Tree Stratum: 1 Ulmus rubra 2 Celtis occidentalis 3 Prunus serotina 4 Carya ovata 5 Quercus palustris Plot size: 30ft radius, DBH >: Common Name Slippery Elm Common Hackberry Black Cherry Shag -Bark Hickory Pin Oak Sapling/Shrub Stratum: Plot size: 15' radius 1. 2. 3. 4. 5. Common Name Amur Honeysuckle Shag -Bark Hickory American Plum Green Ash Burr Oak Herbaceous Stratum: Plot size: 5' radius 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Parthenocissus quinquefolia Actaea racemosa Lonicera maackii Smilax illinoensis Quercus macrocarpa Common Name Virginia -Creeper Black Bugbane Amur Honeysuckle Illinois Greenbrier Burr Oak Absolute Dominant % Cover Species? Status Dominance Test worksheet: 60 YES J FAC Number of Dominant Species That Are OBL, FACW, OR FAC: 2 (A) 40 YES FAC 20 NO FACU Total Number of Dominant Species Across All Strata: 5 (B) 10 NO FACU Percent of Dominant Species 5 NO FACW J ° That Are OBL, FACW, or FAC. 40 /° (A/B) 135 = Total Cover Prevelance Index worksheet: 30 YES UPL Total %Cover of: Multiply by: 5 NO FACU OBL species: 0 x 1 0 2 NO UPL 2 O I NFACW FACW species: 7 x 2 14 2 NO FAC J FAC species: 104 x 3 312 FACU species: 95 x 4 380 41 = Total Cover UPL species: 77 x 5 385 60 YES J FACU _ Column Totals: 283 (A) 1091 (B 25 YES UPL 15 NO UPL Prevalence Index = B/A = 3.86 5 NO UPL Hydrophytic Vegetation Indicators: 2 NO FAC ❑ Dominance Test is >50% 0 ❑ Prevalence Index is <_3.0' 0 ❑ Morphological Adaptations' (Provide 0 supporting data in Remarks or on a separate sheet) 0 0 ❑Problematic Hydrophytic Vegetation' (Explain) 107 = Total Cover Vine Stratum: Plot size: 30ft radius, > 1 m t Common Name 1. 0 2. 0J Remarks: (Include photo numbers here or on a separate sheet) 0 _ = Total Cover 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Yes ❑ Present? No❑ US Army Corps of Engineers Impact7G, Inc. Midwest Region Soils 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, Loc2 Texture Remarks: 0-3 10YR 3/2 sil dry 3-12 10YR 4/4 sil Sample Point: F-2 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑ Histosol (Al) ❑ Sandy Gleyed Matrix (S4) Indicators for Problematic Hydric Soils3 ❑ Histic Epipedon (A2) ❑ Sandy Redox (S5) ❑ Coast Prairie Redox (A16) ❑ Black Histic (A3) ❑Stripped Matrix (S6) ❑ Iron -Manganese Masses (F12) ❑ Hydrogen Sulfide (A4) ❑ Loamy Mucky Mineral (F1) ❑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 (F6) 3Indicators 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 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Yes ❑ Type: Depth (inches): Hydric Soil Present? No❑ 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 (139) [-]Surface Soil Cracks (136) ❑ High Water Table (A2) ❑Aquatic Fauna (1313) ❑ Drainage Patterns (1310) ❑ 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 (132) ❑ 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 (134) [:]Recent Iron Reduction in Tilled Soils (C6) ❑ Geomorphic Position (D2) ❑ Iron Deposits (135) ❑ 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 V Depth (inches) Water Table Present? Yes ❑ Depth inches No 0 De : p (inches): Wetland H drolo Present? Yes Hydrology El De : Saturation Present? Yes ❑ No ❑�/ Depth inches p (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 Impact7G, Inc. Midwest Region etland Determination Data Form - Midwest Region Project/Site: Harding-001 Sensitive Areas Environmental Investigation City/County: Johnson Date: 10/17/2019 Applicant/Owner: Jon Harding State: IA Sample Point: F-3 Investigator(s): Impact7G Inc. (C. Eicke) Section, Township, Range: Section12, T79N, R07W Landform (hillslope, terrace, etc.): interfluve Local relief (concave, convex, none): concave Slope (%) 0-2% Latitude(dd): 41.660165 Longitude(dd):-91.600271 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: Fayette silt loam, till plain, 25 to 40 percent slopes Are climatic / hydrologic conditions on the site typical for this time of year? Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are Vegetation ❑ Soil ❑ or Hydrology ❑ naturally problematic? Yes 0 No ❑ (If no, explain in Remarks.) Are "Normal Circumstances" present? 0 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? 0 �/❑ Wetland Type: � Is the Sampled Area Wetland Hydric Soil present? 0 within a Wetland? Non -Wetland ❑ floodplain forest Remarks: Wetland Hydrology present? 0 Vegetation Tree Stratum: 1 Ulmus rubra 2. 3. 4. 5. Plot size: 30ft radius, DBH >: Common Name Slippery Elm Sapling/Shrub Stratum: Plot size: 15' radius 1. 2. 3. 4. 5. Herbaceous Stratum: Plot size: 5' radius 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Phalaris arundinacea Impatiens capensis Persicaria hydropiper Persicaria virginiana Solidago canadensis Symphyotrichum lateriflorum Common Name Common Name Reed Canary Grass Spotted Touch -Me -Not Mild Water -Pepper Jumpseed Canadian Goldenrod Farewell -Summer Absolute Dominant % Cover Species? Status Dominance Test worksheet: 70 YES J FAC Number of Dominant Species 0 — That Are OBL, FACW, OR FAC: 3 (A) 0__ A Total Number of Dominant Species Across All Strata: 3 (B) 0 Percent of Dominant Species 0 J That Are OBL, FACW, or FAC: 100% (A/B) 70 = Total Cover Prevelance Index worksheet: O J o Total /o Cover of: Multiply by: 0 OBL species: 5 x 1 5 0 0 FACW species: 37 x 2 74 FAC species: 72 x 3 216 0 JFACU species: 2 x 4 8 0 = Total Cover UPL species: 0 x 5 0 20 YES J FACW — Column Totals: 116 (A) 303 (B 15 YES FACW 5 NO OBL Prevalence Index = B/A = 2.61 2 NO FAC Hydrophytic Vegetation Indicators: 2 NO FAC U ❑V Dominance Test is >50% 2 NO FACW ❑V Prevalence Index is <_3.0' 0 ❑ Morphological Adaptations' (Provide 0 supporting data in Remarks or on a separate sheet) 0 0 ❑ Problematic Hydrophytic Vegetation' (Explain) 46 =Total Cover Vine Stratum: Plot size: 30ft radius, > 1 m t Common Name 1. 0 2. 0 J Remarks: (Include photo numbers here or on a separate sheet) 0 _ = Total Cover 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Yes � Present? No ❑ US Army Corps of Engineers Impact7G, Inc. Midwest Region Soils 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, Loc2 Texture Remarks: 0-2 10YR 4/1 100 10YR 4/8 15 c M sil 2-4 10YR 4/2 100 10YR 4/8 15 C M sil 4-18 10YR 3/1 100 5YR 3/6 20 C PL sil very red 10YR 6/ 1 2 D M Sample Point: F-3 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑ Histosol (Al) ❑ Sandy Gleyed Matrix (S4) Indicators for Problematic Hydric Soils3 ❑ Histic Epipedon (A2) ❑ Sandy Redox (S5) [:]Coast Prairie Redox (A16) ❑ Black Histic (A3) ❑Stripped Matrix (S6) ❑ Iron -Manganese Masses (F12) ❑ Hydrogen Sulfide (A4) ❑ Loamy Mucky Mineral (F1) ❑Other (Explain in Remarks) ❑ Stratified Layers (A5) ❑ Loamy Gleyed Matrix (F2) ❑ 2 cm Muck (A10) 0 Depleted Matrix (F3) ❑ Depleted Below Dark Surface (A11) ❑ Redox Dark Surface (F6) 'indicators of hydrophytic vegetation [:]Thick Dark Surface (Al 2) ❑ Depleted Dark Surface (F7) and wetland hydrology must 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): Hydric Soil Present? No ❑ 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) 0 Water -Stained Leaves (139) [-]Surface Soil Cracks (136) ❑ High Water Table (A2) ❑Aquatic Fauna (1313) 0 Drainage Patterns (1310) 0 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 (132) ❑ 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 (134) [:]Recent Iron Reduction in Tilled Soils (C6) 0 Geomorphic Position (D2) ❑ Iron Deposits (135) ❑ Thin Muck Surface (C7) 0 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 ❑�/ Depth (inches) Water Table Present? Yes ❑ Depth inches No 0 De : p (inches): Wetland H drolo Present? Yes Hydrology p (inches): De : 611 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: US Army Corps of Engineers Impact7G, Inc. Midwest Region To: Planning & Zoning Commission Item: VAC20-0001 Harding Event Center GENERAL INFORMATION: Applicant: Requested Action: Purpose: Location: Location Map: STAFF REPORT Prepared by: Ray Heitner, Associate Planner Date: October 15, 2020 MMS Consultants 1917 S. Gilbert Street Iowa City, IA 52240 319-351-8282 I.stutzman@mmsconsultants.net Vacation of Camp Cardinal Road right-of- way To create adequate parking space for future development. Camp Cardinal Road right-of-way adjacent to Parcel #1112476001. GATHER rM J � s i Size: Approximately 2,815 square feet Existing Land Use and Zoning: Vacant (open space); Surrounding Land Use and Zoning: File Date: 45-Day Limitation: BACKGROUND INFORMATION: Neighborhood Public (P-1) North: Vacant (open space), Interim Development, Research Park (ID -RP) East: Residential; Low Density Single - Family Residential with Planned Development Overlay (RS-5 OPD) South: Residential &Institutional; Low Density Multi -Family Residential (RM-12) &Neighborhood Public (P- 1) West: Institutional; Institutional Public (P-2) June 25, 2020 The applicant, MMS Consultants, is applying for a vacation of 0.06 acres of City right-of-way located on Camp Cardinal Road, north of Camp Cardinal Boulevard and west of Gathering Place Lane. The applicant is working on behalf of Jon Harding, who owns the abutting property to the west of the subject vacation area. The owner hired MMS Consulting, the applicant, to prepare three applications (Comprehensive Plan Amendment CPA20-0001, OPD Rezoning REZ20-0001, and Vacation of right-of-way VAC20-0001) to allow the development of a 7,000 square foot building that would function as a community event center on the north side of the property. The conveyed right-of-way would allow the applicant to meet parking needs for the proposed development. ANAI YSIS- The following factors are to be considered in evaluating a vacation request: a) Impact on pedestrian and vehicular access and circulation; b) Impact on emergency and utility vehicle access and circulation; c) Impact on access of adjacent private properties; d) Desirability of right-of-way for access or circulation needs; e) Location of utilities and other easements or restrictions on the property; f) Any other relevant factors pertaining to the specific requested vacation. a) Vehicular and pedestrian circulation and access to private property: The subject right-of-way to be vacated currently has no use for vehicular or pedestrian circulation and does not contain any means of access to the property to the west. b) Emergency and utility and service access: Emergency service access to this right-of-way will not be diminished by this vacation. The resulting right-of-way on Camp Cardinal Road will be 66' wide, which meets the standard width requirement for a city collector street. c) Impact on access of adjacent private properties: Currently there is no formal means of access on the property to the west of the proposed vacation. The OPD plan for the development on the property to the west shows an access point onto Camp Cardinal Road, across from the existing Camp Cardinal Road access to Gathering Place Lane to the east. d) Desirability of right of way for access or circulation needs: The subject right-of-way currently provides no purpose for access or circulation needs. City transportation planning staff has indicated that there is no need for Camp Cardinal Road to obtain more right-of-way width than the proposed 66' width, as future widening of Camp Cardinal Road is unlikely. e) Location of utilities and other easements or restrictions on the property: The OPD plan for the proposed rezoning and development on the property to the west of the subject vacation will include a 15' wide utility easement. Currently, there is a cable TV utility line that runs beneath the eastern edge of the subject vacation area. The cable TV utility line will be located in the 15' wide utility easement. Staff is recommending that provision of the 15' wide public utility easement be a condition of the OPD rezoning for the property to the west. f) Any other relevant factors pertaining to the specific requested vacation: Staff has not found any other relevant factors pertaining to the specific requested vacation. The City Attorney's Office has reviewed the required purchase agreement from the applicant for this right-of- way area. The City Council will need to approve the submitted purchase agreement offer. Sl JMMARY- The subject right-of-way currently has no practical use. The owner of the property to the west intends to purchase this land from the City at fair market value and convert the right-of-way area into an access to the proposed event center's parking area. The conveyed right-of-way will also feature a utility easement. NEXT STEPS: Upon recommendation of approval by the Planning and Zoning Commission, the proposed vacation will be reviewed by the City Council. The City Council will not only discuss the vacation, but also the conveyance of this land. The applicant has offered fair market value for the vacation. STAFF RECOMMENDATION: Staff recommends the approval of VAC20-0001, a vacation 0.06 acres of the Camp Cardinal Road right-of-way north of Camp Cardinal Boulevard and west of Gathering Place Lane in Iowa City, IA. ATTACHMENTS: 1. Location Map 2. Vacation Exhibit Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services Cn cn cn cn cn O N ++ u1 Lu p U v) W Z>- w J Z_ Z W H Q N N N 00 � � E5 J-- U U :E:E 10 LU Q Loor) m c: wZD of 0_ cl U)Q U O C :3 Z cl W J Q (� � .� > m to C U¢ Q< J U Z U) O U)Lu �U z z rnQ � J � 0 W Z < 03: 0 Q� (.)z >jo � U ��Z LLQ U) O pz a JLLO a0 >: = U 3: me, 716 .. a O N U z c J O rn +O. 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E a,0°N E o +, y c ° +' 0 OLD >' 3 +' O Lo c An -0 m c0 -° L c 3 QO 41 3 ° _0 > 0 -c T,2 O a U >,>'>� wz ai 41 L L 1`(1'a� NJ W °� a� c W -0-2p o 2 c O a� O N Z (n U N V IE Ira a _=Q Z W Q= o co C3 W 00 = N y`, iiii�?8N3������������o��� o � Q � ¢oNw I LL] ¢ LLI o (o Q � � � � L'Lj A Lo o Z H H ����0 �W�N I z Q Q ZCL/ m� ❑ IYWZ 0wowo ��3QW��Q 1 QLLQLLQo -w WJo� Z W Q LLI O O O UO�Qof Z to 0 w a0 �_-- N Q a _ 3 EAST LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER N o • 1320.94'(R)(M) S01'03'05"E uj - --- - - -- 00 S00'4012 E 168.63 �U' �mQ� o� .�� �a�m��a- 04o m�I 00ow<uU) 0QO,IZ60N Ncn ooQo MOO z zo S oNwootz to o mQo Bu w O(c!Qzo Q m NO zW loor, I0 Z z co D _j wN�0Lo J0 Q 0LLJ N/ � QO 11 U o w0 W v z Q� A LLLL, 0� J z O n fI {� J LLLI O Z ~ U � W Q U % J� 00 I V QO I��I ¢�� �J �Q AQ W � o0 m > QDQ ell �/ w to U a -w1< O U U Ld O = N v O P w O it ¢O z Q `�Z / �� O w �¢ �� LL. w co O � w w xm3cQi Z� / U) LLI # EEOU o a a zl �m D Lr) U W 0 W 0 ,� W U CL / � N= O O ~I~i �~NQ �iNI�N�U) C-4 (()o Z 2 o Q 30WOW =��-� W \\ � 0 0 i- LL Z Z O 1 \\\lJl Z ton (on W 0 Q O (n OLL 0 m STAFF REPORT To: Planning & Zoning Commission Prepared by: Ray Heitner, Associate Planner Item: AN N20-0001 /REZ20-0002 Date: October 15, 2020 GENERAL INFORMATION: Applicant: MMS Consultants 1917 S. Gilbert St. Iowa City, IA 52240 319-351-8282 I.sexton (a_mmsconsultants.net Contact Person: Jesse Allen Allen Homes, Inc. 215 N. Linn St. Iowa City, IA 52244 319-530-8238 allenhomesinc(a_gmail.com Property Owner: Thomas L. Carson and Linda A. Carson Revocable Living Trust James T. Carson Revocable Trust Rebecca Albertson Revocable Trust Steven M. Carson Requested Action: Annexation &Rezoning Purpose: Annexation of 196.17 acres of land currently in unincorporated Johnson County and rezoning it from the County Residential (R) and County Urban Residential (RUA) zone to Interim Development — Single -Family Residential (ID-RS). Location: Location Map: Size: West of Highway 218 and south of Rohret Rd. � a ��eSFIkb7P�ER e + City Limits ~ E,- 196.17 acres Existing Land Use and Zoning: Farmland, County Residential (R) and County Urban 2 Surrounding Land Use and Zoning: Comprehensive Plan: District Plan: Neighborhood Open Space District: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: Residential (RUA) North: County RR-1 — Neighborhood Public (Farmland) South: County R —County Residential (Farmland) East: RS-8 and RM-12 -Medium Density Single - Family Residential (Residential) and Low Density Multi -Family Residential (Residential) West: County R —Neighborhood Public (Farmland) Iowa City/Johnson County Fringe Area Agreement Southwest District Plan — Single-Family/Duplex Residential; Open Space July 30, 2020 N/A since associated with an annexation The applicant, MMS Consultants, with the consent of the owners, is requesting annexation and rezoning of 196.17 acres of property located west of Highway 218 and south of Rohret Road. The applicant has requested that the property be rezoned from County Residential (R) and County Urban Residential (RUA) to Interim Development Single -Family (ID-RS) for the entire 196.17 acres. This area is located adjacent to Iowa City's current boundary and within Fringe Area C of Johnson County's Fringe Area Agreement with Iowa City. The Southwest District Plan shows this area within the City's growth area with a future land use of single-family residential and duplex housing at a density of 2-12 dwelling units per acre. A northern portion of the property (shown below in Figure 1.0) is shown as having a future land use of open space, surrounding a lake for stormwater detention. The City's 2020-2024 Capital Improvement Plan includes the extension of the Abbey Lane trunk sewer in its list of funded projects. Per the plan, construction is scheduled for 2023. The extension of the sewer will allow development to continue west of Highway 218. In anticipation of this trunk line extension, Planning staff is currently in the process of updating the Rohret South Subarea portion of the Southwest District Plan, which was adopted in October 2002. The Rohret South Subarea includes a concept plan (Figure 2) for the area contemplated for annexation. With the update to the plan underway, the vision for development, including the general intended land uses, street network, and storm water management system, will likely change from what is currently shown in the adopted plan. The applicant has been informed of the potential for change to the existing subarea plan. 3 Figure 1.0 — Subject Property within the Rohret South Subarea Future Land Use Map Rohrcl -Som h Stibarta --;nI ("W I m� muffni = -C hw" � I rkm � me V,Urlr.; aw al%. r'"rkm !3'Atk, GVN KN T%F*u wq+ ®; :,rwrf 1 Am IS A rmcm ' :- �Ir;,}�i� L �� ��•ti,r��a�Fii�?��� � F'.frr-n�ti FSr� r��ari.�n 1 � •iri• r �� -� �• 4.,a� MV. Sig"I fiPn'h'r 1.�� 1��mlt j��trF• �rrr;�4 Accaff tlaI VI «,r•t-tw.n }dh44a' t l�1KIn�'FG'1�i Figure 2.0 — Rohret South Subarea Concept Plan As of this writing, the applicant has not conducted a Good Neighbor Meeting. Annexation: The Comprehensive Plan has established a growth policy to guide decisions regarding annexations. The annexation policy states that annexations are to occur primarily through voluntary petitions filed by the property owners. Further, voluntary annexation requests are to be reviewed under the following three criteria. The Comprehensive Plan states that voluntary annexation requests should be viewed positively when the following conditions exist. 1. The area under consideration falls within the adopted long-range planning boundary. A general growth area limit is illustrated in the Comprehensive Plan and on the City's Zoning Map. The subject property is located within the City's long-range growth boundary. 2. Development in the area proposed for annexation will fulfill an identified need without imposing an undue burden on the City. The Southwest District Plan identifies the subject area as being appropriate for annexation and development upon provision of sanitary sewer and water services. The City's 2020-2024 Capital Improvement Plan identifies the extension of the Abbey Lane trunk sewer line (Rohret South Sewer) as viable for construction in 2023. The purpose of the trunk sewer line extension is to accommodate residential development that has been planned in the Rohret South Subarea of the Southwest District Plan. 5 The Comprehensive Plan encourages growth that is contiguous and connected to existing neighborhoods to reduce the costs of providing infrastructure and City services. The subject property is bordered by the city limits on the north and east sides (across from Highway 218). Therefore, the subject property is contiguous to current development and meets the goal of contiguous growth. The proposed annexation will help to accomplish the City's larger goal of fulfilling the need for expanded housing options to accommodate the City's growing population. Because of this need, staff is recommending that as a condition of the rezoning, the developer satisfy the Comprehensive Plan's Annexation Policy requirement, as stated in Resolution 18-211, related to affordable housing. The policy requires annexation of land for residential use of 10 or more dwelling units satisfy the City's goal of creating and maintaining a supply of affordable housing by providing affordable units equal to 10% of the total units in the annexed area, with an assurance of long-term affordability. 3. Control of the development is in the City's best interest. The property is within the City's designated Growth Area. It is appropriate that the proposed property be located within the city so that residents of future development may be served by Fire, Police, water, and sanitary sewer service. Annexation will allow the City to provide these services and control zoning so that the subject area remains compatible with the Comprehensive Plan. Furthermore, upon annexation, the City will be able to guide future development of the area's road network and subdivision design to meet the goals of the City's Comprehensive Plan. For the reasons stated above, staff finds that the proposed annexation complies with the annexation policy. Zoning: The subject property is currently zoned County (R) Residential and County (RUA) Urban Residential. The County (R) zone allows for single-family residential dwellings to be built in the subject area, while the County (RUA) zone allows for multi -family residential at a density of up to four units per acre. The Southwest District Plan currently calls for single-family and duplex residential throughout the subject area. Because of the subject area's location in Iowa City's Fringe Area within the growth boundary, all development in this area must be constructed to City standards and it is unlikely that development would occur prior to annexation. The applicant is requesting rezoning of the subject property to Interim Development Single -Family (ID-RS) for all 196.17 acres of the property. The purpose of the Interim Development zone is to provide areas of managed growth in which agricultural and non -urban land uses can continue until the City is able to provide services to support development. Under this zoning, the only use that is permitted by right is agriculture. Low density single-family residential development at a density of 1 dwelling unit per 5 acres is also allowed. The applicant is currently exploring options for subdividing and developing the property. Interim zoning is appropriate for this property since it is currently not served by City sanitary sewer and water. Additionally, the proposed layout of development is still undetermined. Sanitary Sewer and Water: The subject area is currently not serviced by City sanitary and water utilities. The City currently has extension of the Abbey Lane trunk sewer line to the subject area within its 5-year Capital Improvement Program. It is unlikely that this area will be serviced by sanitary sewer, and therefore suitable for urban development, before 2023. The nearest water main is located north of the subject property, along Rohret Road. The developer will be required to pay a water main extension fee of $456.75 per acre before public improvements are constructed. No Environmentally Sensitive Areas: The subject property does contain a blue line stream. The stream will need to be incorporated into future development plans and may trigger a Level I or Level II Sensitive Areas Review upon subsequent rezoning. The Office of the State Archaeologist did state that an archaeological surface study should be conducted prior to ground disturbing activities, as the potential for intact and significant archaeological sites is moderate. It is expected that this survey will take place closer to subsequent rezoning and development of the subject area. Access and Street Design: Since the proposed rezoning is only for Interim Development Single -Family residential (ID-RS), the applicant does not yet have a design for street access and interior street connectivity on the subject property. These designs will become available for analysis upon subsequent rezoning and platting of the property. It is anticipated that access to the area will come from Rohret Road, north of the subject property. As the area continues to develop, access to the west and south will need to be provided. Staff hopes to have more direction on access and street design of the subject area upon completion of the Rohret South Subarea plan update. NFXT gTFPq- Pending recommendation of approval of the proposed annexation and rezoning from the Planning and Zoning Commission, the City Council will hold a public hearing. Before the public hearing, utility companies and non -consenting parties will be sent the application via certified mail. Pending approval of the annexation by the City Council, the application for annexation will be sent to the State Development Board for consideration of approval. STAFF RECOMMENDATION: Staff recommends approval of ANN20-0001 and REZ20-0002, a voluntary annexation of approximately 196.17 acres and a rezoning from County Residential (R) and County Urban Residential (RUA) to Interim Development —Single-Family Residential (ID-RS) with the following conditions: 1. The developer satisfies the Comprehensive Plan's Annexation Policy, as stated in Resolution 18-211. ATTACHMENTS: 1. Annexation Exhibit 2. Location Map 3. Zoning Map 4. Applicants Statement 5. Steve Carson Statement 6. Approximate Timeline of Annexation Approval Approved by: Danielle Sitzman, AICP Department of Neighborhood and Development Services c/.3 co co u3 b Lou Lu a� Elf 01- T 0 LL < C4 Lu Lu (Z) co z c� Q- 8 ��! 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Experts in Planning and Development Since 1975 July 30, 2020 City of Iowa City Planning and Community Development Attn: Anne Russett 410 E Washington Iowa City, IA 52240 RE: Carson Annexation Dear Anne: 1917 S. Gilbert Street Iowa City. Iowa 52240 1.1.88 mrnsconsultants.net mms@mmsconsultants.net MMS Consultants, on behalf of Allen Development LLC, would like to request an annexation for the property south of Rohret Road and west of Highway 218, please see attached Annexation Exhibit for exact location. The property is currently owner by Thomas L Carson & Linda A Carson Revocable Living Trust, James T Carson Revocable Trust, and Rebecca Albertson Revocable Trust. Ownership is anticipated to be transferred to Allen Development LLC. The property is currently within Johnson County and is zoned residential. The applicant is proposing an annexation into the city limits of Iowa City. The property is within the growth area of the City of Iowa City, and is in compliance with the Comprehensive Plan. The applicant is requesting Interim Development zoning due to infrastructure not being available at this time. As infrastructure becomes available, the applicant intends to develop the property into new neighborhoods, in compliance with City planning documents. The property immediately to the north of the described parcels is within city limits, is currently zoned RR-1 and is also owned by Thomas L Carson & Linda A Carson Revocable Living Trust, James T Carson Revocable Trust, and Rebecca Albertson Revocable Trust. This property is also anticipated to transfer ownership to Allen Development LLC and be developed in conjunction with the property being requested for annexation. If you have any questions or comments please feel free to contact myself or John Yapp. Respectfully submitted, Jon Marner, Partner 7596-107L1.docx CARSON Steve ar on, Mgr. :31 400-- August 8, 2020 Urban Planning Staff City of Iowa City 10 E. Washington Street Ira City IA 52240 E. Annexation of Carson Property To Urban Planning Staff: This letter is in support of the annexation by the City of Iowa City of approximately 196.0 acres of land owned by the Carson family in the Southwest District of Iowa City, The requested annexation of the property conforms with the projected development outlined in the 2002 South west District Plan for the Rohr t South Subarea. This acreage appears to be the next logical area for city expansion to the t of US Hwy 218 and south of Iohret Rozid without skipping over other undeveloped property. Thank you for your consideration of this ratter. Regards, Steve Carson Targeted Annexation/Rezoning Timeline (timeline subject to change): • Planning and Zoning Commission Meeting — 10/15/20 • Mailing applications to utilities and non -consenting parties — 11 /05/20 • Mailing public hearing notices — 11 /05/20 • Setting of Public Hearing by City Council — 11/17/20 • City Council Public Hearing — 12/01/20 • City Development Board Submission — 12/04/20 • City Development Board Meeting — 01 /14/21 • Annexation Approval — 02/15/21 To: Planning & Zoning Commission Item: VAC20-0002 St. Mathias Alley Vacation GENERAL INFORMATION: Applicant/Property Owner: Requested Action: Purpose: Location: Location Map: Size: Existing Land Use and Zoning: STAFF REPORT Prepared by: Ray Heitner, Associate Planner Date: October 15, 2020 J+M Civil Design, LLC 2550 Middle Road, Suite 602 Bettendorf, IA 52722 563-345-3470 calisse@imcivildesign.com Vacation of St. Mathias Alley right-of- way To accommodate a pick-up window and drive aisle St. Mathias Alley right-of-way adjacent to Parcel #1002334001. . —Ed': Approximately 1,500 square feet Vacant (open space); Community Commercial (CC-2) Surrounding Land Use and Zoning: File Date: 45-Day Limitation: BACKGROUND INFORMATION: North: Community Commercial With Planned Development Overlay (OPD CG2) East: Low Density multi -family residential (RM-12) and St. Joseph Cemetery South: Low Density multi -family residential (RM- 12) West: Community Commercial (CC-2) September 24, 2020 The applicant, J+M Civil Design, LLC, is applying for a vacation of 1,500 square feet of City right-of-way located on St. Mathias Alley, between 1120 N. Dodge St. and Saint Joseph Cemetery. The applicant is working on behalf of Ryan Wade who is working to purchase the property west of the subject vacation area. J+M Civil Design, LLC, the applicant, prepared this vacation application to prepare for the redevelopment and reuse of 1120 N. Dodge Street that would function as mixed use building with a pick-up window and drive aisle on the ground floor and apartment above. The conveyed right-of-way would allow the applicant to accommodate a drive aisle for the pick-up window. ANAI YgIq- The following factors are to be considered in evaluating a vacation request: a) Impact on pedestrian and vehicular access and circulation; b) Impact on emergency and utility vehicle access and circulation; c) Impact on access of adjacent private properties; d) Desirability of right-of-way for access or circulation needs; e) Location of utilities and other easements or restrictions on the property; f) Any other relevant factors pertaining to the specific requested vacation. a) Vehicular and pedestrian circulation and access to private property: The existing alley right-of-way extends from N. Dodge Street west to St. Clement Street. However, the alley is improved only near N. Dodge St. and provides access only to 1120 N. Dodge Street and Saint Joseph Cemetery. Although the existing right-of-way is 30' between the Cemetery and 1120 N. Dodge St. the remainder of the right-of-way is 20'. See Figure 1. The proposed vacation of the western 10' of public right-of-way located to the immediate east of the structure currently situated at 1120 N. Dodge St. is intended to accommodate a drive -through facility for a proposed mixed -use development at 1120 N. Dodge St. The vacation would allow for a 9' wide drive -through lane to be utilized on the 1120 N. Dodge St. site, while still providing 20' of right-of-way between N. Dodge Street and St. Clements Street. Figure 1. b) Emergency and utility and service access: Emergency or utility and service access will not be impaired by the proposed vacation and redevelopment of the Alley. The vacation will result in a 20' right-of-way, which meets the minimum alley standard. Two-way traffic patterns will be preserved at the Alley's entrance on N. Dodge St. The Alley improvements will extend to the western property line of 1120 N. Dodge St. c) Impact on access of adjacent private properties: The vacation will not result in any negative impacts to adjacent properties. The right-of-way will be maintained between N. Dodge St. and St. Clements St. and the existing two-way access to the Saint Joseph Cemetery will remain. d) Desirability of right of way for access or circulation needs: The applicant has chosen to apply for the vacated and conveyed right-of-way to help facilitate development of adrive-through lane for a ground floor commercial use within amixed-use building at 1120 N. Dodge St. The proposed configuration was necessary since the renovated structure is closely situated to the eastern property line of 1120 N. Dodge St., and because the applicant is proposing to have parking along installed to the west of the existing structure. The applicant has maintained that the drive -through lane is a vital component to the success of the proposed ground - floor business. e) Location of utilities and other easements or restrictions on the property: The subject area to be vacated and conveyed does not contain any utilities, easements, or other restrictions. f) Any other relevant factors pertaining to the specific requested vacation: Staff has not found any other relevant factors pertaining to the specific requested vacation. The City Attorneys Office has reviewed the required purchase agreement from the applicant for this right-of- way area. The City Council will need to approve the submitted purchase agreement offer. .qi 1KAKAARY- Staff finds that the subject right-of-way can be vacated and conveyed to the applicant while still maintaining a safe two-way means of travel through the remaining St. Matthias Alley right-of-way. Existing two-way travel patterns will remain in place, and improvements made to the alley between the intersection with the N. Dodge St. and the western property line of 1120 N. Dodge St. will create an improved driving surface for that portion of the alley. NEXT STEPS: Upon recommendation of approval by the Planning and Zoning Commission, the proposed vacation will be reviewed by the City Council. The City Council will not only discuss the vacation, but also the conveyance of this land. The applicant has offered fair market value for the vacation. STAFF RECOMMENDATION: Staff recommends the approval of VAC20-0002, a vacation of the St. Mathias Alley right-of-way south of N. Dodge St. and east of 1120 N. Dodge St. in Iowa City, IA. ATTACHMENTS: 1. Location Map 2. Vacation Plat 3. 1120 N. Dodge St. Concept Plan Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services VA CA TION EXHIBIT FOR THE VACATION OF EXISTING RIGHT OF WAY OF A PUBLIC ALLEY; DESCRIBED AS: THE WESTERLY 10 FEET OF A 30 FOOT -WIDE PUBLIC RIGHT-OF-WAY BEING SOUTHERLY OF NORTH DODGE STREET AND NORTHERL Y OF ST. PETERS STREET, ADJOINING AND CONTIGUOUS TO THE EAST LINE OF LOT 8 OF ST. MATTHIAS ADDITION; CONTAINING 1,444.79 SQUARE FEET, MORE OR LESS. SEE SHEET 2 FOR A FULL LEGAL DESCRIPTION 1(3 g6 '*' P O B z Cf) 15/8�� O NE CORNER 00 IRON BAR LOT 8 -7 C 0 O 4�1 fTl C m r f- I LOT 8 � cp z BLOCK 4 (D O I ()1 O o O o ° Q0 Q0 co CA CITI v 00 O I� 1" IRJPIPE\ 1 /2" IRON BARj� \ �S S� HEREBY VERIFY THAT THIS LAND SURVEYING DOCUMENT WAS PREPARED AND THE RELATED SURVEY WORK WAS PERFORMED BY BE OR UNDER MY DIRECT PERSONAL SUPERVISION AND THAT I AM DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF IOWA. PUBLIC R.O.W. GRAPHIC SCALE 30 0 30 ( IN FEET ) 1 inch = 30 ft. 18.61 ' S 31042'26.41 W FOUND MONUMENT SET 5/8" REBAR W/ GREEN PLASTIC CAP #18465 VACATION LINE RIGHT OF WAY OR ORIGINAL LOT LINE (100') DEED OR PLATTED 100.00' MEASURED JAMES W. ABBITT, JR. DATE REG. NO. 18465 MY LICENSE EXPIRES DECEMBER 30, 2020 PAGES OR SHEETS COVERED BY THIS SEAL: SHEETS 1 & 2 SAND bb ABBITT SURVEY & DEVELOPMENT, PLLC. 5030 38TH AVE., SUITE 19 itt OLI NE P Survey & Development, PLUC 309 1524ILLIN0—I 3124265 ,�. 0, —' : JAMES W. ABBITT JR. = DATE: 9-24-2020 SCALE: 1" = 30' DRAWN BY: JRV CHECKED BY: JWA 18465 PREPARED FOR: J+M Civil Design, LLC }� 2550 Middle Road, Suite 602 SHEET 1 OF 2 Bettendorf, IA 52722 . DRAWING No.. 20-224-IAIC-BT-J+M DRAWING TITLE: VACATION EXHIBIT VA CA TION EXHIBIT FOR THE VACATION OF EXISTING RIGHT OF WAY OFA PUBLIC ALLEY; DESCRIBED AS: THE WESTERLY 10 FEET OF A 30 FOOT -WIDE PUBLIC ROADWAY BEING SOUTHERLY OF NORTH DODGE STREET AND NORTHERL Y OF ST. PETERS STREET, ADJOINING AND CONTIGUOUS TO THE EAST LINE OF LOT 8 OF ST. MATTHIAS ADDITION; CONTAINING 1,500 SQUARE FEET, MORE OR LESS. SEE FULL LEGAL DESCRIPTION BELOW LEGAL DESCRIPTION — PROPOSED ALLEY VACATION BEGINNING AT THE NORTHEAST CORNER OF LOT 8 IN BLOCK 4 OF ST. MATTHIAS ADDITION; THENCE NORTHEASTERLY ALONG THE NORTHEASTERLY EXTENSION OF THE NORTH LINE OF SAID BLOCK 4 AND THE SOUTHERLY LINE OF NORTH DODGE STREET (FORMERLY KNOWN AS MILITARY ROAD), NORTH 64°13'55"EAST, A DISTANCE OF 10.96 FEET TO A LINE WHICH IS 10.00 FEET EASTERLY OF AND PARALLEL WITH THE EAST LINE OF SAID LOT 8; THENCE SOUTHERLY ALONG SAID PARALLEL LINE, SOUTH 00°47'37"EAST, A DISTANCE OF 139.05 FEET TO A POINT ON THE EASTERLY LINE OF SAID BLOCK 4; THENCE SOUTH 31 °42' 26"WEST, A DISTANCE OF 18.61 FEET TO THE SOUTHEAST CORNER OF SAID LOT 8; THENCE NORTHERLY ALONG THE EAST LINE OF SAID LOT 8, NORTH 00047'37"WEST, A DISTANCE OF 150.09 FEET TO THE NORTHEAST CORNER OF SAID LOT AND THE POINT OF BEGINNING. THE ABOVE DESCRIBED REAL ESTATE CONTAINS 1444.79 SQUARE FEET, MORE OR LESS. — a ABBITT SURVEY & DEVELOPMENT, PLLC. Ab b I5030 38TH AVE., SUITE 19 MOLINE, ILLINOIS 61265 PH. 309-524-3124 bra rvey & Development., DATE: 9-24-2020 11 II 11 PREPARED FOR: J+M Civil Design, LLC 2550 Middle Road, Suite 602 SHEET 2 OF 2 Bettendorf, IA 52722 DRAWING No.: DRAWING TITLE: VACATION EXHIBIT 20-224-IAIC-BT-J+M i t Existing Property Line it A Pff Pick -Up I --- Window I I Curbed Median with Color PCC and Traffic -y Delineators 1 92 ' 5' 18' 20' Screening Along West Property Line per City Ordinance �Oi �O a a _ 1 f • -� Existing Property Line r r Ip f ' Ak Io STAFF REPORT To: Planning and Zoning Commission Item: REZ20-0008 — 400 N. Clinton St. & 112 E. Davenport St. GENERAL INFORMATION: Applicant: Property Owner: Requested Action: Purpose: Location: Location Map: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Prepared by: Anne Russett, Senior Planner Date: October 15, 2020 Jeff Clark 319/ 631-1867 jeffmcl973(ccD-vahoo.com John R. Rummelhart, Jr. Rezoning from High Density Multi -Family Residential (RM-44) to Planned High Density Multi - Family Residential (PRM) Development of multi -family housing 400 N. Clinton Street & 112 E. Davenport Street L 4 r !=44 j 12,000 square feet Residential, RM-44 North: RM-44, Multi -family residential South: PRM, Multi -family residential East: RM-44, Multi -family residential West: Institutional Public (P-2), Residence Hall Comprehensive Plan: 25+ dwelling units / acres 2 District Plan: Neighborhood Open Space District: Public Meeting Notification: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: Central District, High Density Multi -Family Property owners and some residents located within 500' of the project site received notification of the Planning and Zoning Commission public meeting. Rezoning signs were also posted on the site. September 24, 2020 November 9, 2020 The applicant, Jeff Clark, has requested a rezoning from High -Density Multi -Family Residential (RM-44) zone to Planned High Density Multi -Family Residential (PRM) zone for 12,000 square feet of land located at 400 N. Clinton Street and 112 E. Davenport Street. The proposed rezoning request is being pursued in conjunction with the proposed zoning code amendment to allow minor adjustments in PRM zones for new construction projects which involve preserving a separate historic structure (REZ20-0005) and a rezoning application to designate the property at 410-412 N. Clinton Street as an Iowa City Historic Landmark (REZ20-0009). Staff has been coordinating with the applicant on the proposed redevelopment of 400 N. Clinton Street and 112 E. Davenport Street for several months. Here is a summary of the timeline: January 2019: o The City Council considered an Iowa City Historic Landmark rezoning for the property at 410-412 N. Clinton Street (Figure 1). Both the Historic Preservation Commission and the Planning and Zoning Commission recommended approval of the landmark rezoning. While a majority of the City Council supported the designation, the vote ultimately failed as a supermajority was required, but not reached. o After the failed vote at Council, City staff reached out to the property owner to explore possible scenarios that could result in a voluntary local historic landmark designation. Through discussions, the property owner of 410-412 N. Clinton Street mentioned the possibility of acquiring two properties immediately to the south — 400 N. Clinton Street and 112 E. Davenport Street (Figure 2). Assuming acquisition of these properties, the property owner was open to exploring a scenario in which the City would grant extra development potential on those lots in exchange for the local landmark designation of 410-412 N. Clinton Street. The additional development potential would include a rezoning of 400 N. Clinton Street and 112 E. Davenport Street to the PRM zone and potential text amendments to the PRM zone bonus provisions, which offer regulatory incentives for projects that provide public benefits. • May2019: Prior to exploring this option with the property owner, staff presented this option at a City Council work session. During this work session the City Council expressed a willingness to consider a rezoning and text amendment. • January 2020: Staff presented the proposal to redevelop 400 N. Clinton Street and 112 E. Davenport Street in exchange for the designation of 410-412 N. Clinton Street as a local historic landmark to the Historic Preservation Commission. The main takeaway from 3 this meeting was to continue to explore solutions resulting in the local landmark designation of 410-412 N. Clinton Street. • February 2020: Staff shared the Historic Preservation Commission's comments with the City Council. • February — June 2020: After the February Council meeting, the applicant worked with an architect to further revise the plans for the proposed redevelopment of 400 N. Clinton Street and 112 E. Davenport Street. • July 2020: Both the Historic Preservation Commission and the City Council reviewed the revised plans [Attachment 31. The Historic Preservation Commission and the City Council supported the revised plans and had the following comments: o Development of a rehabilitation plan based on the Secretary of Interior Standards for the 1860s historic building located at 410-412 N. Clinton Street. o Salvage of demolished buildings at 400 N. Clinton and 112 E. Davenport Streets. o Ensure that the proposed wall around the open space is not physically connected to the historic structure. o Substantial compliance with the concept plan and elevations to ensure the height is capped at 5 stories. Figure 1. 410-412 N. Clinton Street Figure 2. 400 N. Clinton Street & 112 E. Davenport Street ANALYSIS - Current Zoning: The property is currently zoned RM-44. The purpose of the RM-44 zone is to establish areas for the development of high density, multi- family dwellings and group living quarters. Properties zoned RM-44 should have good access to all city services and facilities, including transit. Vehicular access and parking should be designed carefully to ensure efficient traffic and pedestrian circulation on adjacent streets. Due to the high density permitted in this zone, careful attention to site design is expected. Proposed Zoning: The applicant has requested a rezoning to PRM. The purpose of the planned high -density multi -family residential zone (PRM) is to provide for development of high -density multi -family housing in close proximity to centrally located employment, educational, and commercial uses. Because of the high density of development anticipated in this zone, special consideration of building and site design is required. The PRM bonus provisions provide regulatory incentives for projects that provide public benefits. For example, increases in height, density, and reductions in setbacks. The maximum base height in the PRM zone is 35-feet, but with bonuses may increase to 65-feet. Compliance with Comprehensive Plan: The Future Land Use Map of the Comprehensive Plan has designated this area for residential development at a density of 25+ dwelling units per acre. The Central District Plan identifies this area as appropriate for High Density Multi -Family Residential Development, which is intended for high density residential development at 16-49 dwelling units per acre. This designation is reserved for areas close to downtown, the University, and other employment centers that have good access to city services and facilities. The proposed amendment aligns with goals related to the preservation and rehabilitation of historic buildings with the demand for infill development near downtown. Specifically: • Identify and support infill development and redevelopment opportunities in areas where services and infrastructure are already in place. • Support the Historic Preservation Commission's efforts to meet its goals. • Support housing rehabilitation programs and re -invest in housing in existing neighborhoods. Compatibility with Neighborhood: The site of the proposed rezoning is surrounded by existing multi -family residential development, as well as University of Iowa residence halls. The existing building to the north is two stories in height. Currier Hall across Clinton Street to the west is five stories in height. The concept provided by the applicant shows a five -story building with 32 dwelling units, 71 bedrooms and 21 subterranean parking spaces. It also incorporates 1,768 square feet of open space between the historic structure at 410-412 N. Clinton Street and the new building. Figure 3 shows the west elevation of the building which incorporates many of the suggestions made by staff, the Historic Preservation Commission, and the City Council. The concept shows a building that was reduced to five stories from previous concepts to align better with the height of Currier Hall across the street. It also incorporated a flat roof to visually reduce the building scale and added open space. The plans incorporate a portion of the new construction that wraps around the historic structure. That portion of the building is reduced to three stories. To ensure compatibility with the existing context of the neighborhood in terms of scale, and honor the Historic Preservation Commission's request that the height not exceed the 56-feet as shown, staff proposes a condition to require substantial compliance with the attached site plan and elevations. 5 Figure 3. West Elevation NEXT STEPS: Upon recommendation from the Planning and Zoning Commission, a public hearing will be scheduled for consideration by the City Council. This rezoning is connected to the proposed PRM text amendment (REZ20-0005) and the local landmark rezoning of 410-412 N. Clinton Street (REZ20-0009), which will also be reviewed by the Planning and Zoning Commission. Staff plans to have all three applications on the December 2, 2020 City Council agenda, with public hearings set at the Council's November 17 meeting. STAFF RECOMMENDATION: Staff recommends approval of REZ20-0008, a proposal to rezone approximately 12,000 square feet of land located at 400 N. Clinton Street and 112 E. Davenport street from High -Density Multi - Family Residential (RM-44) zone to Planned High Density Multi -Family Residential (PRM) zone subject to the following condition: 1) Substantial compliance with the site plan and elevations dated July 1, 2020 if any PRM bonus provisions or minor adjustments are requested for the property. ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Site Plan and Elevations; July 1, 2020. Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services sun tr i 1pk • -4 mp, r 14 MEN MEME'E . 1S NNI-1 N MEOW 0- - W■ _ L MEN m SON 166 • r ■ 1 11 ■ -. 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