HomeMy WebLinkAbout11-05-2020 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Thursday, November 5, 2020
Electronic Formal Meeting — 7:00 PM
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Agenda:
1. Call to Order
2. Roll Call
3. Public Discussion of Any Item Not on the Agenda
Comprehensive Plan Amendments
4. Case No. C PA20-0002
Applicant: K&F Properties, LLC
Location: 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209
Myrtle Avenue
A public hearing 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
November 5, 2020
Land Development Items
5. Case No. REZ20-0003
Applicant: K&F Properties, LLC
Location: 215, 219, 223, and 245 S. Riverside Court; 119, 201, 203, 205, 207, and 209
Myrtle Avenue; 517 and 527 S. Riverside Drive
An application submitted for a rezoning of approximately 4 acres of land from Medium
Density Single -Family Residential (RS-8) zone, High Density Multi -Family Residential
(RM-44) zone, and Community Commercial (CC-2) zone to Riverfront Crossings, West
Riverfront (RFC-WR) zone.
Zoning Code Text Amendments
6. Case No. REZ20-0004
Applicant: K&F Properties, LLC
Modifications to the Riverfront Crossings, West Riverfront Subdistrict Ordinance
Consideration of the Modifications to the Riverfront Crossings, West Riverfront
Subdistrict Ordinance, which amends Title 14 Zoning to expand the Riverfront
Crossings, West Riverfront Subdistrict boundaries to include 219, 223, and 245 S.
Riverside Court and 119, 2017 203, 205, 207, and 209 Myrtle Avenue and to increase
the maximum height bonus from five to seven stories for properties north of and
abutting the Iowa Interstate Railroad in the West Riverfront Subdistrict.
7. Overview of the City's new online permitting system
8. Consideration of Meeting Minutes: October 15, 2020
9. Planning & Zoning Information
10.Adjournment
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Upcoming Planning & Zoning Commission Meetings
Formal: November 19 / December 5 / December 19
Informal: Scheduled as needed.
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Kirk Lehmann, Associate Planner
Item: CPA20-0002 West Riverside Date: November 5, 2020
GENERAL INFORMATION:
Applicant: Steve Long
K&F Properties, LLC
220 SE 6th Street Suite 200
Des Moines, IA, 50309
319-621-3462
steve@salidapartners.com
Contact Person: Mark Seabold
Shive-Hattery Architecture -Engineering
2839 Northgate Drive
Iowa City, IA 52245
319-325-5350
mseabold@shive-hattery.com
Property Owner(s):
Requested Action:
Purpose:
Location:
Location Map:
Size:
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, 201, 2033 2055 207, and 209 Myrtle Avenue
3.16 acres
Ar
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 property located at 219, 223, and 245 S. Riverside Court and 119,
201, 203, 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, approximately 3.16 acres, 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 in the Comprehensive Plan. 209 Myrtle Avenue is
shown as Single-Family/Duplex Residential, specified as 2-8 Dwelling Units Per Acre in the
Comprehensive Plan. The Riverfront Crossings Plan to which the subject properties are being
proposed for inclusion was adopted in 2013.
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
Zone (RM-44), Community Commercial (CC-2), and Medium Density Single -Family Residential
(RS-8) to Riverfront Crossings -West Riverfront (RFC-WR), and a zoning text amendment
(REZ20-0004), which would amend the West Riverfront subdistrict regulating plan map and
2
increase the maximum bonus height from 5 to 7 stories 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 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 held an online Good Neighbor Meeting on October 28, 2020. Letters were sent on
October 20 to property owners beyond the minimum required 300-foot distance informing
neighbors about the meeting. An account of the meeting is included in Attachment 5.
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
with City Council approval 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 evolution 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 enhance 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 or transition to urban apartments and mixed -
use development with buildings at corners 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 of 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 adjacent to low -density single-family zones. It uses its future land use
map to facilitate a transition between higher density uses on S. Riverside Drive and low -
density residential neighborhoods to the west. 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,
though also in some 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. The subject
parcels are immediately adjacent to areas within the West Riverfront subdistrict and
4
contain similar uses to those in the subdistrict. As such, it makes sense to include the
subject parcels though this was not contemplated in the master plan.
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. 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, maintaining 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 concept also contains a
mixed of senior and market -rate housing, retail, hospitality and neighborhood services, all
organized around a central, pedestrian -scale plaza. While the concept will increase traffic
to the site, the Traffic Impact Study which was submitted with the application indicates that
all study intersections will operate at acceptable levels of service and that queuing is not
anticipated to be an issue.
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 approval of 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, 2035 205, 207, and 209 Myrtle Ave.
ATTACHMENTS:
1. Location Map
2. Zoning Map
3. Application Submittal
4. Proposed Changes to the Downtown & Riverfront Crossings Master Plan
5. Good Neighbor Meeting Materials
Approved by:
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
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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.
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Page I of 2
Notice of Good Neighbor Meeting rid open House
October 19, 2020
To our Neighbors
The Iowa City Planning and Zoning Commission P will soon consider a comprehensive plan amendment and
rezoning for a property in your area. The property is located at the corner of Riverside ide Drive and Myrtle Ave. (see attached
reap). The proposed change is to replace the existing multi -family housing and commercial currently on site and allow
development of a mixed -use project with housing, retail, hospitality, and neighborhood service uses.
The Planning and Zoning Commission will review this proposal on November 5, 2020 at 7:00pm. A notice of a formal
review by the Planning and Zoning Commission will be seat to all property owners within 300' of the property under review
by the City. You are encouraged to virtually attend these meetings and voice your opinions.
As the representatives of this request we would like to invite you to take the time to review the information provided on
riverfront est.com and the ity's website and learn about the requested land use change so we may gather comments
and feedback regarding this proposal.
At riverfrontwest-com there is a lint to the City of Iowa City Planning and Zoning Website that contains the relevant
iverfront Wet project information and Iowa City planning staff comments.
Due to the COVID-19 situation we wiII not be conducting an in -person Good Neighbor meeting, instead we will schedule a
virtual open house on October 28th from : o - :oo. Please visitt rive rfrontw t.00m for more 'information on the project
and for a link to the virtual meeting.
Time: Oct 28, 2020 :3 — 6:00 PM Central Time
Join Zoom Meeting
htt s:l us02web. zoom-us/i/9311347580? pwd=U2 k3cVVNOW82S wM itz MFY4 rnd oT09
Meeting ID: 931 134 7580 P scode: 6QSLPy
Dial by your location — 1--79
We will also accept comments and questions directly aria email or letter at the addresses below.
Steve Long — l iverfront Vilest, LL - steve saIida Partner .00r
Mark S abold — Sh i re-Hattery - m eaboldQ hive-hattery.corn
Letter comments may be sent to
Mark Seabold at Shine-Hattery, 2839 Northgate Drive, Iowa City, Iowa, 52245
If you have questions for City Staff, please contact Dirk Lehman, Associate Planner, at Kirk -Leh nan@i w -oit ,org or at
3 1 9-3-7.
Thank You.
Gyp
Mark S abold, AIA, LEED AP
Page 2 of 2
THOMAS A PAULSEN BENNY LEE STEVENSON DAVID ALLEN WADKINS
1203 SANTA FE DR 531 OLIVE ST 533 OLIVE ST
IOWA CITY, IA 52246 IOWA CITY, IA 52246 IOWA CITY, IA 52246
IHAWK INVESTMENTS LLC SKYLER A MOSS ARTHUR T JOHNSON
1107 RYAN CIR 527 OLIVE ST 50 PRAIRIE DR
IOWA CITY, IA 52246 IOWA CITY, IA 52246 WALKER, IA 52352
ALFRED R & MARTHA G KLEINMEYER PRESTIGE PROPERTIES III LLC MARTHA KLEINMEYER
530 OLIVE ST 329 E COURT ST STE 2B 530 OLIVE ST
IOWA CITY, IA 52246 IOWA CITY, IA 52240 IOWA CITY, IA 52246
RIVER CROSSINGS LLC ELISA G WALLICK TIMOTHY KLEINMEYER
2626 N EWPORT RD NE 534 OLIVE ST 532 OLIVE ST
IOWA CITY, IA 52240 IOWA CITY, IA 52246 IOWA CITY, IA 52246
CHRISTOPHER TRAETOW KAREN EAKES KEYSTONE PROPERTY MANGEMENT
475 N MCKENZIE LN 702 GIBLIN DR 533 SOUTHGATE AVE
NORTH LIBERTY, IA 52317 IOWA CITY, IA 52240 IOWA CITY, IA 52240
HOWARD M FIELD PETRO-KING INC MCWANE DAIRY QUEEN INC
2732 HIDDEN VALLEY TRL NE 606 S RIVERSIDE DR 526 S RIVERSIDE DR
SOLON, IA 52333-9551 IOWA CITY, IA 52246-5606 IOWA CITY, IA 52246
STATE OF IOWA TIMOTHY J & SHEILA M KELLY M & W PROPERTIES LLC
4 JESSUP HALL 1094 BLACK DIAMOND RD 916 MAIDEN LN
IOWA CITY, IA 52242 PARNELL, IA 52325 IOWA CITY, IA 52240
RIVERVIEW WEST LLC L & K PROPERTIES LLC 513 RIVERSIDE LLC
404 E COLLEGE ST #1501 380 WH ITMAN AVE 13 WOODCREST LN NE
IOWA CITY, IA 52240 NORTH LIBERTY, IA 52317 IOWA CITY, IA 52240
FIRST MENNONITE CHURCH OF IC BARKALOW INVESTMENTS INC H SHELTON & ANN M STROMQUIST
405 MYRTLE AVE PO BOX 1490 316 MYRTLE AVE
IOWA CITY, IA 52246 IOWA CITY, IA 52244-1490 IOWA CITY, IA 52246
MAG DEVELOPMENT LLC JAMES M & MARY K KRIER
PO BOX 5325 28042 280TH ST
CORALVI LLE, IA 52241 OLLI E, IA 52576
RIVERFRONT WEST GOOD NEIGHBOR MEETING
October 28, 2020 4:30 pm — 6:00 pm (Zoom)
Attendees
Neighbors: Nick Faselt, Carrie Floss, Mary Knudson, Ann Stomquist, Shel Stromquist, Paula
Swygard, Chris Traetow
Applicant: Mark Seabold (Shive Hattery), Steve Long, Kevin Kain & Adam Carper
(Riverfront West), Maryann Dennis (Riverfront West affordable housing
consultant)
City Staff: Ray Heitner, Kirk Lehman & Marcia Bollinger
Comments & Questions
• What about development on the east side of Riverside Drive, along the Iowa River?
• Are we working with the university?
• When we go before Planning and Zoning will we have a final concept?
• Please explain the comprehensive plan and rezoning process.
• Total number of units proposed?
• Will there be affordable housing replacement?
• Will you meet with us again after rezoning to show us the concept?
• The intersection of Riverside and Benton is so much nicer now and this project
continues that. It's great. It would add to this area of town.
• Any concerns about the noise from the railroad?
• Updates on the railroad tunnel project?
• Concern about connecting to the neighborhood to the south, if the tunnel is not
constructed.
• Properties that abut the homes on Olive Court is there a buffer, similar to Riverfront
West -Orchard?
• What is the development timeline?
• How much neighborhood commercial space?
Zoom Chat Question
What type of housing is being thought to go here? Hotel?/Senior?/Multi-family?
City Staff Representative Comments
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Ray Heitner, Associate Planner
Item: REZ20-0003 Date: November 5, 2020
GENERAL INFORMATION:
Applicant: K&F Properties, LLC.
319-621-3462
sal idapartners(a_gmail. com
Contact Person: Mark Seabold
Shive-Hattery Architecture -Engineering
2839 Northgate Drive
Iowa City, IA 52245
319-354-3040
mseabold(@-shive-hatte[y.com
Owner: K&F Properties, LLC.
319-621-3462
sal idapartners(a_gmail. com
Requested Action: Rezoning of 4 acres from Medium Density Single -
Family Residential (RS-8), High Density Multi -Family
Residential (RM-44), and Community Commercial
(CC-2) to Riverfront Crossings — West Riverfront
District (RFC-WR).
Purpose: To develop a mixed -use project with housing, retail,
hospitality and neighborhood services.
Location: 215, 219, 223, and 245 S. Riverside Court;
1191 201, 203, 205, 207, and 209 Myrtle Avenue;
517 and 527 S. Riverside Drive
Location Map:
Size: Approximately 4 acres
2
Existing Land Use and Zoning: Residential; High Density Multi -Family Residential
Zone (RM-44) &Medium Density Single -Family
Residential (RS-8)
Commercial; Community Commercial (CC-2)
Surrounding Land Use and Zoning:
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), and Low Density Single -Family
Residential with Planned Development
Overlay (OPD/RS-5)
West: Residential; Medium Density Single -Family
Residential (RS-8)
Comprehensive Plan:
Residential 2-8 Dwelling Units Per Acre,
Residential 8-16 Dwelling Units Per Acre, &Mixed
Use
District Plan:
Southwest District Plan: Single-Family/Duplex
Residential, Medium to High Density Multi -Family,
& Mixed Use
Neighborhood Open Space District:
SW3
Public Meeting Notification: Property owners located within 300' of the project site
(and approximately 550' west of the project site)
received notification of the Planning and Zoning
Commission public meeting. Rezoning signs were
also posted on the site.
File Date: 10/14/2020
45 Day Limitation Period: 11 /28/2020
BACKGROUND INFORMATION:
K&F Properties, LLC owns approximately 4 acres of property located at 219, 223, and 245 S.
Riverside Court; 119, 2017 203, 2057 207, and 209 Myrtle Ave.; and 517 and 527 S. Riverside
Drive. 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 (REZ20-0003) proposes to rezone the parcels currently zoned Medium
Density Single -Family Residential (RS-8), High Density Multi -Family Residential (RM-44), and
Community Commercial (CC-2) to the Riverfront Crossings -West Riverfront (RFC-WR) zone.
The other concurrently submitted applications include a request to amend the City's
Comprehensive Plan (CPA20-0002) by adding the subject property to the West Riverfront
Subdistrict of the Downtown and Riverfront Crossings Master Plan and a zoning text amendment
3
(REZ20-0004), which would amend the West Riverfront subdistrict regulating plan map and
increase the maximum bonus height from 5 to 7 stories 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 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 rezoning (Attachments #2 and #3). The concepts
illustrate the potential character of development but are subject to change.
The applicant held a virtual Good Neighbor Meeting on Wednesday, October, 28t"1 2020. The
meeting was attended by approximately seven neighborhood residents. Primary questions and
concerns stemming from the meeting included sensitivity of building heights to existing neighbors
residing on Olive St., solutions for future housing and accommodation of low-income housing
residents, and connectivity to the rest of S. Riverside Drive corridor. The applicant's summary of
the meeting is included in Attachment #4.
Lei
Current Zoning: The subject area currently has three different zoning designations, including
Medium Density Single -Family Residential (RS-8), High Density Multi -Family Residential (RM-44),
and Community Commercial (CC-2). The current layout of these zoning designations can be seen
in the attached Zoning map (Attachment #5).
The purpose of the medium density single-family residential zone (RS-8) is primarily to provide for
the development of small lot single-family dwellings. The regulations allow for some flexibility of
dwelling types to provide housing opportunities for a variety of household types. The RS-8 zone
allows a maximum building height of 35' and a maximum density of eight (8) dwelling units per acre
for detached, single-family dwelling units.
The purpose of the high density multi -family residential zone (RM-44) is to establish areas for the
development of high density, multi- family dwellings and group living quarters. Due to the high
density permitted in this zone, careful attention to site design is expected to ensure that buildings
are compatible with surrounding land uses and that a quality living environment will be maintained
over time. The RM-44 zone allows a maximum building height of 35' and a maximum density of 29
— 87 dwelling units per acre, depending on the number of bedrooms per unit.
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. The CC-2 zone allows a maximum building height of 35' and a
floor area ratio of 2.0.'
Proposed Zoning: The applicant is requesting to rezone the entire 4-acre subject area to the RFC-
WRzone. The RFC-WR zone is intended for commercial and mixed use development in buildings
with street -facing entries opening onto streetscapes designed to provide a comfortable and
attractive environment for pedestrians buffered from vehicular traffic on Riverside Drive.
The RFC-WR zone does not have a maximum density requirement, however height is regulated
within the zone. The zone has a base maximum height of four (4) stories, with an additional story
I Floor area ratio is the total floor area within a building or buildings on a lot divided by the total
area of that lot.
of bonus height allowed, for a maximum height of five (5) stories. Properties within the RFC-WR
zone that abut residential zones cannot have buildings higher than four (4) stories. An
accompanying application for this project includes a text amendment to allow a building up to
seven (7) stories in height to be located within 200' north of the Iowa Interstate Railroad right-of-
way.
Rezoning Review Criteria:
Staff uses the following two criteria in the review of rezonings:
1. Consistency with the comprehensive plan;
2. Compatibility with the existing neighborhood character.
Consistency with the Comprehensive Plan: The properties that are currently zoned
Community Commercial (CC-2) are already included in the Downtown and Riverfront Crossings
Plan's West Riverfront Subdistrict. The residentially zoned properties are currently 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
in the Comprehensive Plan. However, 209 Myrtle Avenue is shown as Single-Family/Duplex
Residential, specified as 2-8 Dwelling Units Per Acre in the Comprehensive Plan. A
comprehensive plan amendment is pending that would incorporate this entire area into the
Downtown and Riverfront Crossings Master Plan's West Riverfront Subdistrict.
Figure 1 shows an excerpt from the master plan that lists the plan objectives, desired development
character for the district, and the types of development envisioned for this area. The development
that is currently planned for the proposed rezoning would satisfy several of these objectives. The
development associated with the rezoning could improve pedestrian circulation in this section of
the West Riverfront Subdistrict. Staff is recommending the installation of a 6-foot sidewalk along
the west frontage of S. Riverside Drive before a certificate of occupancy is issued within the
subject area as a condition of the rezoning. In addition, staff is recommending a condition that the
developer provides a pedestrian linkage between Myrtle Avenue and S. Riverside Drive through
the project site, subject to review and approval of the Form -Based Code Committee.
Figure 1 — West Riverfront District Summary
West Ri'verfront District Summary
Ma ster Plan 0 bfecti :yes :
} Ca p ital ize on H i g h way 6 access an d vrsib i I i ty
� I rn prove pedestfia n -a nd bi r yie ci rc ulati on
� Cap itafize are the Iowa River
� Extend the fiVeFfront tFaI
� Capture the football crowd
Development Ch a ratter.
} Temper auto orentati on
C p-en views and access to riVeF
E n ha rice the StreetSCa pe a nd ove ra I I aesthetics
its
Devei opm en r Frogs rr:
i M uJ I ti pl a h-i ouJ sin 9 ty pollogies, i nclud i rig con do towers,
apartments and townhouse s
� De stirrat io n ri ver VieW Festa u fan is
� Commercial al , possible s rn all to rn i d si z e b o x
� H ospita I i ty
5
The development will also temper the corridor's auto orientation by replacing the existing surface
parking lots and sporadic commercial lots with several mixed use buildings that have shallower
setbacks along Riverside Drive and Myrtle Avenue. This should also help to enhance the
streetscape and overall aesthetics of the S. Riverside Drive corridor. The proposed concept
shows multiple housing typologies, with two mixed use buildings containing multi -family housing,
a hotel, townhouse style housing, and a building intended for senior living. It is believed that the
development will also feature hospitality and commercial uses that will be located within walking
distance from Kinnick Stadium, potentially capturing the University's football crowds. The
development plan is conceptual at this stage. Changes to the development plan are probable.
The proposed rezoning would create a transition from larger -scale mixed use and commercial
buildings along Riverside Dr. to single family housing to the west of the district. Rezoning the
property to the new designation will facilitate the type of redevelopment envisioned for this specific
area in the Downtown and Riverfront Crossings Master Plan. This conformance with the form -
based code complies with the intent of the Comprehensive Plan for this area.
Compatibility with the Existing Neighborhood Character: The Riverfront Crossings, West
Riverfront zone can be found to the immediate northeast of the subject area, at the southwest
corner of Myrtle Avenue and S. Riverside Drive. The RFC-WR zone can also be found along the
west side of S. Riverside Drive, south of the Iowa Interstate Railroad tracks. There are currently
two sizeable multi -family residential buildings in this area south of the railroad tracks. An extension
of the RFC-WR Subdistrict into the subject area is appropriate, given the proximity of the current
RFC-WR zoning to the south, in addition to the adjacency to the West Riverfront Subdistrict from
the comprehensive plan to the east.
The subject area currently contains three different zoning designations. A large portion of the
subject area is zoned High Density Multi -Family Residential (RM-44). Under this zoning
designation, a density of one bedroom per 500 square feet of lot area could be built by right.'
While the current conditions of the subject area is not as dense as what is allowable by code, the
opportunity for increased density already exists in much of this area. Table 1 shows the current
number of dwelling units, versus what could be allowed in a scenario with all 1-bedroom units.
Table 1 — RM-44 Current Zoning) Parcels Unit Count'
Address:
Current Units
Allowable 1-13D Units
207 Myrtle Avenue
30
58
205 Myrtle Avenue
4
15
201 Myrtle Avenue
7
12
119 Myrtle Avenue
22
30
203 Myrtle Avenue
44
29
219 S. Riverside Ct.
1
14
223 S. Riverside Ct.
1
19
245 S. Riverside Ct.
1
60
Total:
110
237
The southeastern portion of the subject area is currently zoned Community Commercial (CC-2)
and contains a mixture of businesses that are more commonplace in a traditional commercial
highway setting.
Two parcels in the far western portion of the subject area are zoned Medium Density Residential
(RS-8). These parcels are just east of several single-family residential properties located to the
2 The RM-44 zone has a maximum height of 35 ft.
3 Does not include additional requirements pertaining to required parking, FAR, etc.
No
immediate west of the subject area, on Olive Street. The RFC-WR zone limits building heights on
lots that abut residential zones to four (4) stories (per 14-2G-7G-1 d-4 of City Code). Staff
recognizes that construction of a building of this size will present a notable change in the eastern
view of these residents. With this concern in mind, staff is recommending a condition that in the
event that the owner pursues any height bonus for buildings proposed next to the existing single-
family on Olive Street, careful attention must be given to the interface and transition between the
development and the single-family housing to the west. Any such application shall include
mitigating, transitional design elements, including but not limited to increased separation or
increased stepbacks.
With respect to compatibility with other surrounding uses, the property to the north is currently
open space owned by the university. The Iowa Interstate Railroad acts as a natural buffer to the
properties to the south. Since the properties to the east are already located within the Riverfront
Crossings, West Riverfront Subdistrict, it is likely these properties will redevelop to a greater
intensity in the future, likely matching or exceeding the height and density proposed in the
associated development concept plan for the subject area on the west side of S. Riverside Dr.
Properties with Iowa River frontage are allowed to have a maximum height of eight (8) stories
before application of bonus height provisions.
Rezoning of the subject area to the RFC-WR zone will trigger the affordable housing requirement.
The requirement states that except for developments exclusively providing elder apartment
housing, any development containing ten (10) or more dwelling units on land zoned a riverfront
crossings zoning designation is required to provide affordable housing dwelling units in an amount
equal to or greater than ten percent (10%) of the total number of dwelling units.
Traffic Implications and Access: The applicant submitted a traffic study (Attachment #6) as
requested by City transportation planning staff. The study was initiated to identify potential traffic
impacts on the adjacent roadway network. The analysis estimates the associated development's
impact on the following intersections:
1. Myrtle Avenue & Greenwood Drive
2. Myrtle Avenue & Lot 48 Access
3. Myrtle Avenue & Olive Street
4. Myrtle Avenue & Access Point
5. Riverside Drive & Grand Avenue/West Burlington Street
6. Riverside Drive & Myrtle Avenue
7. Riverside Drive & Access Point
8. Riverside Drive & W. Benton Street
The analysis found that based on anticipated buildout of the associated development, all studied
intersections will operate at acceptable levels of service (LOS), with intersections operating at
LOS D or better and all approaches at LOS E or better during A.M. and P.M. peak hour conditions,
through the year 2042.
To avoid additional traffic conflicts on S. Riverside Drive, staff is recommending a condition of the
rezoning that the subject area be limited to one (1) access point onto S. Riverside Drive that
features aright-in/right-out design.
Since S. Riverside Ct. (a private street), currently has approximately 75 square feet extending
beyond the western right-of-way line for S. Riverside Drive, staff is recommending a condition of
the rezoning be that the City acquires the aforementioned 75 square feet of right-of-way from the
applicant before the property develops.
Transportation planning staff is still reviewing the traffic study. Additional conditions may be
7
recommended by staff based on this review. Staff plans to have an update for the Commission at
its meeting.
Lastly, because the subject area contains fifteen different parcels, staff is recommending a
condition of the rezoning be that the applicant replat the subject area when a development plan
is ready for City review. Staff envisions that the replatted area will consolidate several of the
existing lots.
Utilities and Floodplain: Redevelopment of the subject area will require several water service
lines to be retired and capped at the respective water mains. An existing sanitary sewer easement
that is located on the property will need to be relocated in the event that buildings are built over
the easement. As the property redevelops, it will be subject to on -site storm water management
requirements.
As seen in Figure 3 below, a small portion of the subject area is within the 500-year floodplain.
Subsequent development of the subject area will be required to comply with the City's floodplain
management standards.
Fi2 —100 and 500- ear Floodplains
Val
- - MY R Tl�f JBL�� y
reL_ tiLLV
512 ,r • '.I
203 5
_ 51 7
215
� • i° , ..'� •`- T--� �. ter-: _ -
_ _ ' • Y :Lit#. ? . '� _. .
nIPXT gTPPq'
Upon recommendation from the Planning & Zoning Commission, a public hearing will be scheduled
for consideration of the application by City Council.
STAFF RECOMMENDATION:
Staff recommends that an application submitted by K&F Properties, LLC. for a rezoning from
Medium Density Single -Family Residential (RS-8), High Density Multi -Family Residential (RM-44),
and Community Commercial (CC-2) to West Riverfront District (RFC-WR) for approximately 4 acres
of land located at 215, 219, 223, and 245 S. Riverside Court; 119, 201, 203, 205, 207, and 209
Myrtle Avenue; 517 and 527 S. Riverside Drive be approved, subject to the following conditions:
1. Prior to issuance of a certificate of occupancy, installation of a 6' wide sidewalk along the west
side of S. Riverside Drive frontage.
2. Provision of a pedestrian linkage between Myrtle Avenue and S. Riverside Drive through the
project site, subject to review and approval of the Form -Based Code Committee.
3. In the event that the owner pursues any height bonus for buildings proposed next to the
existing single-family on Olive Street, careful attention must be given to the interface and
transition between the development and the single-family housing to the west. Any such
application shall include mitigating, transitional design elements, including but not limited to
increased separation or increased stepbacks.
4. The subject area shall be limited to one (1) access point onto S. Riverside Drive that shall
feature aright-in/right-out design.
5. Dedication of approximately 75 square feet of S. Riverside Ct. territory to City right-of-way
when the subject area is replatted.
6. Prior to the issuance of building permits, the subject area shall be replatted in a manner that
conforms with the future layout of development.
ATTACHMENTS:
1. Location Map
2. Massing Concepts
3. Applicant Statement
4. Good Neighbor Meeting Summary
5. Zoning Map
6. Traffic Impact Study
Approved by:
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
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SHIVEHATTERY
ARC HITECTURE+ENGIN E ERI 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,
2037 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
s ire-hatter.orn
RIVERFRONT WEST GOOD NEIGHBOR MEETING
October 28, 2020 430 pm — 6:00 pm (Zoom)
Attendees
Neighbors: Nick Faselt, Carrie Floss, Mary Knudson, Ann Stomquist, Shel Stromquist, Paula
Swygard, Chris Traetow
Applicant: Mark Seabold (Shive Hattery), Steve Long, Kevin Kain & Adam Carper
(Riverfront West), Maryann Dennis (Riverfront West affordable housing
consultant)
City Staff: Ray Heitner, Kirk Lehman & Marcia Bollinger
Comments & Questions
• What about development on the east side of Riverside Drive, along the Iowa River?
• Are we working with the university?
• When we go before Planning and Zoning will we have a final concept?
• Please explain the comprehensive plan and rezoning process.
• Total number of units proposed?
• Will there be affordable housing replacement?
• Will you meet with us again after rezoning to show us the concept?
• The intersection of Riverside and Benton is so much nicer now and this project
continues that. It's great. It would add to this area of town.
• Any concerns about the noise from the railroad?
• Updates on the railroad tunnel project?
• Concern about connecting to the neighborhood to the south, if the tunnel is not
constructed.
• Properties that abut the homes on Olive Court is there a buffer, similar to Riverfront
West -Orchard?
• What is the development timeline?
• How much neighborhood commercial space?
Zoom Chat Question
What type of housing is being thought to go here? Hotel?/Senior?/Multi-family?
City Staff Representative Comments
Riverside Development
Traffic Impact Study
Iowa City, IA
I HEREBY CERTIFY THAT THIS ENGINEERING DOCUMENT
WAS PREPARED BY ME OR UNDER MY DIRECT PERSONAL
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF IOWA.
10/1312020
SIGNATURE DATE
PRINTED OR TYPED NAME: MARCUS H. JANUARIO
LICENSE NUMBER: 23116
MY LICENSE RENEWAL DATE IS: 12/31/2020
PAGES, SHEETS, OR DIVISIONS COVERED BY THIS
SEAL: ALL
H IE 1 IATT E RY
ARC HITFr' �URE+EN INFERING.
222 3rd Avenue SE, Suite 300 1 P.O. Box 1803 1 Cedar Rapids, IA 52406-1803
319.364.0227 ext. 2266 1 fax: 319.364.4251 1 shive-hattery.com
Traffic Impact Study:
Riverside Development
Iowa City, Iowa
October 13, 2020
Prepared for: Riverfront West
Prepared by:
HIV FmIA'TT FZY
A R C H I T E C T U R E+ E N G I NEERI N G
316 Second Street SE, Suite 500
Cedar Rapids, IA 52406
(515) 364-0027
Page 1 of 44
CONTENTS
ExecutiveSummary.....................................................................................3
Existing & Projected No Build Conditions ................................................
AdjacentStreets.................................................................................................................................... 7
Existing Intersection Conditions............................................................................................................8
TrafficVolume Data...............................................................................................................................9
BackgroundTraffic Growth....................................................................................................................9
CrashAnalysis....................................................................................................................................16
MultimodalReview..............................................................................................................................19
Projected Buildout Conditions..................................................................2
ProjectDescription..............................................................................................................................20
TripGeneration...................................................................................................................................21
TripDistribution...................................................................................................................................23
Projected Buildout Turning Movement Volumes.................................................................................24
Recommended Buildout Lane Configuration & Control......................................................................35
TrafficMudeling., ,...............,.............. ...............................
OperationalAnalysis...........................................................................................................................37
Summary & Recommendations.. 0 0 0 0 0 0 0 0 M - - J...................................................t+%3
Figures
Figure ES1
Project Trip Distribution..................................................................................................................................4
Figure1
Study Area Map.............................................................................................................................................7
Figure 2
Study Intersections —
Existing (2020) Lane Configuration and Control..........................................................8
Figure 3
Study Area Projected AADT's Annual Growth Rates.....................................................................................9
Figure 4
Study Intersections —
Existing 2020 AM Peak Hour No Build Volumes.......................................................10
Figure 5
Study Intersections —
Existing 2020 PM Peak Hour No Build Volumes.......................................................11
Figure 6
Study Intersections —
Projected 2022 AM Peak Hour No Build Volumes.....................................................12
Figure 7
Study Intersections —
Projected 2022 PM Peak Hour No Build Volumes.....................................................13
Figure 8
Study Intersections —
Projected 2042 AM Peak Hour No Build Volumes.....................................................14
Figure 9
Study Intersections —
Projected 2042 PM Peak Hour No Build Volumes.....................................................15
Figure10
Multimodal Facilities.....................................................................................................................................19
Figure11
Preliminary Site Plan
....................................................................................................................................20
Figure12
Trip Distribution............................................................................................................................................24
Figure 13
Study Intersections —
AM Peak Hour Primary Trips.....................................................................................25
Figure 14
Study Intersections —
PM Peak Hour Pass -by Trips....................................................................................26
Figure 15
Study Intersections —
PM Peak Hour Primary Trips.....................................................................................27
Figure 16
Study Intersections —
Projected 2022 AM Peak Hour Buildout Volumes......................................................28
Figure 17
Study Intersections —
Projected 2022 PM Peak Hour Buildout Volumes......................................................29
Figure 18
Study Intersections —
Projected 2042 AM Peak Hour Buildout Volumes......................................................30
Figure 19
Study Intersections —
Projected 2042 PM Peak Hour Buildout Volumes......................................................31
Figure 20
Study Intersections —
Recommended Buildout Lane Configuration & Control.............................................36
Project# 1191830 SHIVEHATTERY
A R C H IT E C T U R E+ E N C IN E E R I N
Page 2 of 44
Tables
Table 1
Intersection Crash Rate Summary (1/1/10 — 12/31/19)..................................................16
Table 2
Manner of Collision (1/1/10 — 12/31/19).........................................................................17
Table 3
Potential Intersection Treatments to Reduce Crash Frequency.....................................18
Table 4
Crash Injuries at each Intersection by Crash Severity (1/1/10 — 12/31/19) .....................18
Table5
Trip Generation..............................................................................................................21
Table 6
Internal Capture Rates...................................................................................................22
Table 7
Trip Generation with Internal Capture & Multimodal Reductions....................................22
Table 8
Retail Pass -By &Primary Trip Percentages...................................................................23
Table 9
Net Trip Generation.......................................................................................................23
Table 10
AM Peak Hour Turning Movement Volumes..................................................................32
Table 11
PM Peak Hour Turning Movement Volumes..................................................................34
Table 16
LOS Criteria for Signalized & TWSC Intersections.........................................................37
Table 13
Operational Analysis......................................................................................................38
Appendices
Appendix 1..................................................................................................Turning Movement Data
Appendix2..................................................................................................................... Crash Data
Appendix 3.................................................................................... Internal Capture Analysis Sheets
Appendix 4........................................................................................... Operational Analysis Sheets
Project# 1191830 SHIVEHATTERY
ARC H I T E C T U R E+ E N C I N E E R I N
Page 3 of 44
Executive Summarr
Riverfront West initiated this traffic impact study to identify potential traffic impacts on the adjacent roadway
network and provide traffic mitigation measures, if necessary, due to their proposed Riverside development,
which will be bounded within Olive Street to the west, Myrtle Avenue to the north, Riverside Drive to the east,
and the Iowa Interstate Railroad to the south in Iowa City, IA. The proposed Riverside development is a multi-
story residential and mixed -use development bounded within Olive Street to the west, Myrtle Avenue to the
north, Riverside Drive to the east, and the Iowa Interstate Railroad to the south in Iowa City, IA and is expected
to be completely built by the end of 2022. Two passenger vehicle access points are proposed, with one on
Myrtle Avenue and one on Riverside Drive in the approximate location of existing access points to the site.
The access point on Riverside Drive is anticipated to be a right -in right -out (BIRO) access point. The Myrtle
Avenue access points is anticipated to be a full access point, with no turning movement restrictions. A semi-
trailer truck ingress access point and egress access point are proposed on Riverside Drive and Myrtle Avenue,
respectively. Due to the expected relatively low volume of semi -trailer trips entering and exiting the site the
semi -trailer truck access points are not analyzed herein. Sight visibility zones corresponding to intersection
sight distance calculations as defined through AASHTO should be identified and maintained at these access
points. These zones should not contain structures or plantings that would preclude unobstructed views of
oncoming traffic. Current designs for the development do not indicate obstructions within the sight visibility
zones.
The following study intersections within the study area were identified for analysis:
1. Myrtle Avenue & Greenwood Drive
2. Myrtle Avenue & Lot 48 Access
3. Myrtle Avenue & Olive Street
4. Myrtle Avenue & Access Point
5. Riverside Drive & Grand Avenue/W Burlington Street (Riverside Drive & Burlington Street hereafter)
6. Riverside Drive & Myrtle Avenue
7. Riverside Drive & Access Point
8. Riverside Drive & W Benton Street
The above list assigns each study intersection with a number that is used hereafter. (e.g. #1 = Myrtle Avenue
and Greenwood Drive).
The area immediately surrounding the proposed development generally incorporates services, retail, and
residential ITE land uses. A study area map identifying the location of the study intersections, as well the
location of proposed development (delineated in red) is depicted in the following figure.
Turning movement volumes were collected at the study intersections on Tuesday, September 15, 20220. The
peak hours of the study intersections were determined based on the highest consecutive four 15-minute turning
movement counts between the hours of 7:00 and 9:00 AM and 4:00 and 6:00 PM, respectively at the Riverside
Drive and Burlington Street (study intersection #4) intersection. The AM and PM peak hours at the Riverside
Drive and Burlington Street (study intersection #4) intersection governed the AM and PM peak hours at the
study intersections because it is the study intersection with the highest volume of entering vehicles. The AM
peak hour was determined to occur between 7:15 and 8:15. The PM peak hour was determined to occur
between 4:15 and 5:15. The raw and refined volume data are provided in Appendix 1.
Projected traffic analysis will typically apply an annual growth rate to study intersections' existing turning
movement volumes prior to adding project development trips to account for growth in background traffic (traffic
growth unrelated to the proposed Riverside development). In coordination with the local metropolitan planning
organization the annual growth rates identified in Figure 3 were identified based on projected 2025 and 2045
annual average daily traffic (AADT) volumes that are also shown in Figure 3.
The Iowa Crash Analysis Tool (ICAT) website administered by Iowa DOT was used to collect available crash
data at the study intersections for the ten-year period between January 1, 2010 and December 31, 2019. Over
Project # 1191830 SHIVEHATTERY
ARC H I T E C T U R E+ E N C I N E E R I N
Page 4 of 44
this period a total of 362 crashes were reported at the study intersections. All of the study intersections had
crash rates that were lower than the statewide average for intersections with a similar daily volume of entering
vehicles, except for the Riverside Drive & Burlington Street (study intersection #4) and Riverside Drive &
Benton Street (study intersection #6) intersections.
Trip distribution percentages for the proposed Riverside development are based upon existing traffic patterns
observed in the collected AM and PM peak hour turning movement volumes, as well as expected travel
patterns in the surrounding roadway network over the 2042 design year. The assumed trip distribution for the
Riverside development is presented in the figure below.
Figure ES1 Trip Distribution
Project # 1191830 SHIVEHATTERY
A R C H I T E C T U R E# E N G I N E E R I N
Page 5 of 44
Vehicular operational analysis for this study was performed using the methodology of the 6t" Edition Highway
Capacity Manual (HCM) through Synchro traffic analysis software. Operational analysis is generally
categorized in terms of Level of Service (LOS). LOS describes the quality of traffic operations and is graded
from A to F; with LOS A representing free -flow conditions and LOS F representing congested conditions.
Acceptable LOS conditions can generally be defined as average intersection control delay at LOS D or better
and all approaches at LOS E or better. Control delay is the delay experienced by vehicles slowing down as
they are approaching the intersection, the wait time at the intersection and the time for vehicles to speed up
through the intersection and enter the traffic stream. The average intersection control delay is a volume
weighted average of delay experienced by all motorists entering the intersection on all intersection approaches.
At two-way stop -controlled (TWSC) intersections the primary LOS measure to consider is the intersection
approach with the longest control delay, which as stated above would need to be LOS E or better to generally
be deemed acceptable. The primary LOS measure' at signalized intersections is average intersection control
delay and approach control delay.
The analysis presented herein indicates all the study intersections will operate at acceptable LOS D or better,
with all approaches at LOS E or better during the AM and PM peak hour conditions through 2042 with buildout
of the proposed Riverside development. This determination assumes the recommended lane configuration and
control presented in Figure 20, as well as regularly optimizing traffic signal timings as deemed appropriate.
The existing condition LOS issues can be addressed by modifying the traffic signal timings. The 95t" percentile
queues at the study intersections were also analyzed. A vehicle queue is a line of vehicles waiting to pass
through an intersection. The 95t" percentile queue is the length of which the queue will be less than 95 percent
of the time. Based on these queue lengths no issues, such as a queue extending upstream to an adjacent
intersection are anticipated. Operational analysis worksheets are contained in Appendix 4.
1 Volume to Capacity (V/C) ratio is another measurement used to determine LOS. If the V/C ratio is greater than 1.0 LOS is F regardless
of delay. An expanded discussion of v/c ratios is provided in Appendix 4.
Project # 1191830 SHIVEHATTERY
A R C H IT E C T U R E# E N G IN E E R I N
Page 6 of 44
Existing & Projected Nr% Build Condition•
Riverfront West initiated this traffic impact study to identify potential traffic impacts on the adjacent roadway
network and provide traffic mitigation measures, if necessary, due to their proposed Riverside development,
which will be bounded within Olive Street to the west, Myrtle Avenue to the north, Riverside Drive to the east,
and the Iowa Interstate Railroad to the south in Iowa City, IA. The proposed Riverside development is a multi-
story residential and mixed -use development and is expected to be completely built by the end of 2022. As of
October 2020, the site was occupied by a single 3.56 thousand square foot retail (futon shop) development.
Trips generated (discussed in greater detail in the trip generation section) by the retail (futon shop)
development are only reflected in the existing 2020 analysis year. Two passenger vehicle access points are
proposed, with one on Myrtle Avenue and one on S Riverside Drive (Riverside Drive hereafter) in the
approximate location of existing access points to the site. The access point on Riverside Drive is anticipated
to be a right -in right -out (BIRO) access point. The Myrtle Avenue access points is anticipated to be a full access
point, with no turning movement restrictions. A semi -trailer truck ingress access point and egress access point
are proposed on Riverside Drive and Myrtle Avenue, respectively. Due to the expected relatively low volume
of semi -trailer trips entering and exiting the site the semi -trailer truck access points are not analyzed herein.
The following study intersections within the study area were identified for analysis:
1. Myrtle Avenue & Greenwood Drive
2. Myrtle Avenue & Lot 48 Access
3. Myrtle Avenue & Olive Street
4. Myrtle Avenue & Access Point
5. Riverside Drive & Grand Avenue/W Burlington Street (Riverside Drive & Burlington Street hereafter)
6. Riverside Drive & Myrtle Avenue
7. Riverside Drive & Access Point
8. Riverside Drive & W Benton Street
The above list assigns each study intersection with a number that is used hereafter. (e.g. #1 = Myrtle Avenue
and Greenwood Drive).
The area immediately surrounding the proposed development generally incorporates services, retail, and
residential ITE land uses. A study area map identifying the location of the study intersections, as well the
location of proposed development (delineated in red) is depicted in the following figure.
Project# 1191830 SHIVEHATTERY
ARC H I T E C T U R E+ E N C I N E E R I N
Page 7 of 44
Figure 1 Study Area Map
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Adjacent Streets
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The following descriptions are specific to the area near the study intersections. The study intersection roadway
functional classifications are taken from the Future Forward 2045 Long Range Transportation Plan Federal
Functional Classification Map, prepared by Metropolitan Planning Organization of Johnson County.
Riverside Drive is a north/south four -lane (two lanes in each direction) principal arterial roadway. On -street
parking is prohibited along Riverside Drive and the posted speed limit is 30 mph.
Burlington Street is an east/west four -lane (two lanes in each direction) principal arterial roadway. On -street
parking is prohibited along Burlington Street and the posted speed limit is 25 mph.
Benton Street is an east/west four -lane (two lanes in each direction [at its intersection with Riverside Drive])
collector roadway. On -street parking is prohibited along Benton Street and the posted speed limit is 25 mph.
Project # 1191830 SHIVEHATTERY
A R C H IT E C T U R E# E N G IN E E R I N
Page 8 of 44
Myrtle Avenue is an east/west two-lane (one lane in each direction) local roadway. On -street parking is
prohibited along Myrtle Avenue and the posted speed limit is 25 mph.
Olive Street is a north/south two-lane (one lane in each direction) local roadway, with a posted speed limit of
25 mph. On -street parking is prohibited along the southbound lane between 8:00 AM and 5:00 PM and
prohibited along the northbound lane of Olive Street.
existing intersection Londitions
The existing lane configuration and control for the study intersections are presented in the following figure.
Figure 2 Study Intersections — Existing (2020) Lane Configuration and Control
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Project # 1191830 SHIVEHATTERY
A R C H IT E C T U R E# E N G IN E E R I N
Page 9 of 44
Traffic Volume F'
Turning movement volumes were collected at the study intersections on Tuesday, September 15, 20220. The
peak hours of the study intersections were determined based on the highest consecutive four 15-minute turning
movement counts between the hours of 7:00 and 9:00 AM and 4:00 and 6:00 PM, respectively at the Riverside
Drive and Burlington Street (study intersection #4) intersection. The AM and PM peak hours at the Riverside
Drive and Burlington Street (study intersection #4) intersection governed the AM and PM peak hours at the
study intersections because it is the study intersection with the highest volume of entering vehicles. The AM
peak hour was determined to occur between 7:15 and 8:15. The PM peak hour was determined to occur
between 4:15 and 5:15. The raw and refined volume data are provided in Appendix 1.
Background Traffic Growth
Projected traffic analysis will typically apply an annual growth rate to study intersections' existing turning
movement volumes prior to adding project development trips to account for growth in background traffic (traffic
growth unrelated to the proposed Riverside development). In coordination with the local metropolitan planning
organization the annual growth rates (in red) in the following figure were identified based on projected 2025
and 2045 annual average daily traffic (AADT) volumes.
Figure 3 Study Area Projected AADT's Annual Growth Rates
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Project # 1191830 SHIVEHATTERY
A R C H I T E C T U R E# E N G I N E E R I N
Page 10 of 44
The annual growth rates identified above were applied to the study intersection turning movement volumes to
reflect future conditions, which could be expected through a sustained constant area growth without the
proposed Riverside development. It should be noted, over time growth rates generally do not exhibit a straight-
line growth, but rather tend to level off as the surrounding area continues to develop. Therefore, the use of a
straight-line growth rate for the prediction of future events can be thought of as conservative and should be
considered as such when reviewing the output of this analysis. All other traffic volume growth generated by
developments in the area that have been/will be constructed between 2020 and 2042 are assumed to be
included in the annual growth rates identified above. Existing 2020, projected 2022, and projected 2042 AM
and PM peak hour no build volumes (without the proposed Riverside development) are presented in the
following figures.
Figure 4 Study Intersections — Existing 2020 AM Peak Hour No Build Volumes
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Project # 1191830
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SHIVEHATTERY
ARC H I T E C T U R E+ E N C I N E E R I N
Page 11 of 44
Fiaure 5
Study Intersections — Existing 2020 PM Peak Hour No Build Volumes
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Project # 1191830
SHIVEHATTERY
A R C H I T E C T U R E# E N G I N E E R I N
Page 12 of 44
Figure 6 Study Intersections — Projected 2022 AM Peak Hour No Build Volumes
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Project # 1191830
SHIVEHATTERY
A R C H I T E C T U R E# E N G I N E E R I N
Page 13 of 44
Figure 7 Study Intersections — Projected 2022 PM Peak Hour No Build Volumes
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Project # 1191830
SHIVEHATTERY
A R C H I T E C T U R E# E N G I N E E R I N
Page 14 of 44
Figure 8
Study Intersections — Projected 2042 AM Peak Hour No Build Volumes
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Project # 1191830 SHIVEHATTERY
A R C H IT E C T U R E# E N G IN E E R I N
Page 15 of 44
Figure 9
Study Intersections — Projected 2042 PM Peak Hour No Build Volumes
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Project # 1191830
SHIVEHATTERY
A R C H I T E C T U R E# E N G I N E E R I N
Page 16 of 44
Crash Analysis
The Iowa Crash Analysis Tool (ICAT) website administered by Iowa DOT was used to collect available crash
data at the study intersections for the ten-year period between January 1, 2010 and December 31, 2019. Over
this period a total of 362 crashes were reported at the study intersections. It should be noted, crashes that may
have occurred at the existing site access points (study intersection #4 and #7) are accounted for at the
Riverside Drive & Myrtle Avenue (study intersection #6), due to the relative close proximity of the intersections.
Intersection crash rates are expressed in crashes per million entering vehicles (crashes/MEV) and can be
calculated with the following equation:
Crash Rate =
1,000,OOOxTotal Crashes
AADTEntering vpd x 3 65 x # of Years in Study Period
The following table summarizes crash rates at the study intersections and compares them to average statewide
crash rates for intersections with a similar volume of entering vehicles. For the purposes of this analysis, the
respective weekday PM peak hour entering traffic volume at the study intersections was assumed to be 10%
of the daily weekday entering volume, which is standard for urban intersections and is consistent with the
methodology used by the Federal Highway Administration. The statewide average crash rate for intersections
with a similar volume of entering vehicles was prepared by the Iowa DOT, Bureau of Transportation Safety.
Table 1 Intersection Crash Rate Summary (1/1/10 — 12/31/19)
Total
Daily
Crash Rate
Statewide Average
Comparison to
Study Intersection
Crashes
Entering
(crashes/MEV)
Crash Rate
Statewide Average
Volume
(crashes/MEV)
Crash Rate
1
Myrtle Avenue &
1
1,960
0.14
1.30
Lower
Greenwood Drive
2
Myrtle Avenue &
0
1,940
0.00
1.30
Lower
Lot 48 Access
3
Myrtle Avenue &
2
1,930
0.28
1.30
Lower
Olive Street
5
Riverside Drive &
142
30,510
1.28
1.00
Higher
Burlington Street
6
Riverside Drive &
64
195000
0.92
0.80
Lower
Myrtle Avenue
8
Riverside Drive &
153
26,970
1.55
1.00
Higher
Benton Street
Source: Iowa Department of Transportation, Bureau of Transportation Safety.
All of the study intersections had crash rates that were lower than the statewide average for intersections with
a similar daily volume of entering vehicles, except for the Riverside Drive & Burlington Street (study intersection
#4) and Riverside Drive & Benton Street (study intersection #6) intersections (highlighted above).
The following table presents crash statistics at the study intersection organized by manner of collision. For the
purposes of this analysis, 10 or more of the same manner of collision or crash type over the ten-year analysis
period was identified as a trend. Identified crash trends are highlighted in the following table.
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Page 17 of 44
Table 2 Manner of Collision (1/1/10—12/31/19)
Manner of Collision
Study Intersection
Rear
Head
Single
Angle,
Sideswipe,
Sideswipe,
Other/
Unknown/
Rear
End
On
Vehicle
Broadside
Oncoming
Same
Opposite
Not
to
Total
Left
Direction
Direction
Reported
Side
1
Myrtle Avenue &
0
0
1
0
0
0
0
0
0
1
Greenwood Drive
2
Myrtle Avenue &
0
0
0
0
0
0
0
0
0
0
Lot 48 Access
3
Myrtle Avenue &
0
1
0
0
1
0
0
0
0
2
Olive Street
5
Riverside Drive &
81
2
14
6
10
28
1
0
0
142
Burlington Street
6
Riverside Drive &
36
0
2
10
6
8
1
1
0
64
Myrtle Avenue
8
Riverside Drive &
71
0
9
34
9
24
2
3
1
153
Benton Street
Source: Iowa Department of Transportation, Bureau of Transportation Safety.
The following crashes trends were identified:
• Riverside Drive & Burlington Street (#4) — 81 rear -end type crashes
• Riverside Drive & Burlington Street (#4) — 14 single vehicle type crashes
• Riverside Drive & Burlington Street (#4) — 10 angle, oncoming left type crashes
• Riverside Drive & Burlington Street (#4) — 10 sideswipe, same direction type crashes
• Riverside Drive & Myrtle Avenue (#5) — 36 rear -end type crashes
• Riverside Drive & Myrtle Avenue (#5) — 10 broadside type crashes
• Riverside Drive & Benton Street (#6) — 71 rear -end type crashes
• Riverside Drive & Benton Street (#6) — 34 broadside type crashes
• Riverside Drive & Benton Street (#6) — 24 sideswipe, same direction type crashes
While it is common to refer to the "cause" of a crash, in reality, most crashes cannot be related to a singular
causal event. Instead, crashes are the result of a convergence of a series of events that are influenced by a
number of contributing factors (time of day, driver attentiveness, speed, vehicle condition, road design, etc.).
These contributing factors influence the sequence of events before, during, and after a crash. In some cases,
the roadway/intersection configuration and traffic control may affect the expected average crash frequency.
The quantification of this effect is referred to as a crash modification factor (CMF). CMF is an index of how
much crash experience is expected to change following a modification in design or traffic control. CMF is the
ratio between the number of crashes per unit of time expected after a modification or measure is implemented
and the number of crashes per unit of time estimated if the change does not take place. (Highway Safety
Manual, 2010).
The CMF Clearinghouse website, which is administered by the Federal Highway Administration, provides a
library of CMFs for various modifications to intersections and roadways. The following table provides several
potential treatments and their expected percent reduction in crash frequency for the identified crash trends
listed above.
Project # 1191830 SHIVEHATTERY
A R C H IT E C T U R E# E N G IN E E R I N
Page 18 of 44
Table 3 Potential Intersection Treatments to Reduce Crash Frequency
Crash Type
Expected Reduction in Crash Frequency
Applicability
Treatment
CMF ID
and notes
Implement automated speed enforcement
2913
-26%, This CMF applies to all crash severities.
cameras
Install pedestrian countdown timer
8793
-8%, This CMF applies to all crash severities
Rear End
Implement systemic signing and visibility
8924
-.026%, This CMF applies to all crash severities
improvements at signalized intersections
Install red-light cameras
421
-•16%, This CMF applies to serious, minor, and
possible injury crash severities
Implement automated speed enforcement
2914
-88%, This CMF applies to all crash severities.
Oncoming
Left Turn
cameras
Install red-light indicator lights
8822
-40%, This CMF applies to all crash severities.
Implement speed enforcement cameras
2912
-48%, This CMF applies to all crash severities.
Sideswipe
Upgrade existing markings to wet-
8112
-.059%, This CMF applies to all crash severities.
reflective pavement markings
Install red-light cameras
420
-25%, This CMF applies to all crash severities
Implement automated speed enforcement
2914
-88%, This CMF applies to all crash severities.
Broadside
cameras
Implement automated speed enforcement
6883
-31%, This CMF applies to all crash severities.
cameras at signalized intersections
Install red-light indicator lights
8821
-.095%, This CMF applies to all crash severities.
Source: Federal Highway Administration
The following table presents crash injury statistics at the study intersections organized by severity.
Table 4 Crash Injuries at each Intersection by Crash Severity (1/1/10 — 12/31/19)
Severity
Number
Suspected
Possible/
Property
Injuries Per
Study Intersection
of
Serious
Minor
Crashes
Fatal
Unknown
Damage
Crash
Injury
In'u
Injury
Only
1
Myrtle Avenue &
1
0
0
0
0
1
0.00
Greenwood Drive
2
Myrtle Avenue &
0
0
0
0
0
0
0.00
Lot 48 Access
3
Myrtle Avenue &
2
0
0
0
0
2
0.00
Olive Street
5
Riverside Drive &
142
0
2
9
21
110
0.23
Burlington Street
6
Riverside Drive &
64
0
1
3
15
45
0.34
Myrtle Avenue
8
Riverside Drive &
153
0
2
12
14
125
0.22
Benton Street
Study intersection crash data for the analysis period is provided in Appendix 2.
Project # 1191830 SHIVEHATTERY
A R C H IT E C T U R E# E N G IN E E R I N
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Page 20 of 44
Projected Buildout Conditions
Project Description
The proposed Riverside development is a multi -story residential and mixed -use development bounded within
Olive Street to the west, Myrtle Avenue to the north, Riverside Drive to the east, and the Iowa Interstate
Railroad to the south in Iowa City, IA and is expected to be completely built by the end of 2022. Two passenger
vehicle access points are proposed, with one on Myrtle Avenue and one on Riverside Drive in the approximate
location of existing access points to the site. The access point on Riverside Drive is anticipated to be a right -
in right -out (BIRO) access point. The Myrtle Avenue access points is anticipated to be a full access point, with
no turning movement restrictions. A semi -trailer truck ingress access point and egress access point are
proposed on Riverside Drive and Myrtle Avenue, respectively. Due to the expected relatively low volume of
semi -trailer trips entering and exiting the site the semi -trailer truck access points are not analyzed herein. Sight
visibility zones corresponding to intersection sight distance calculations as defined through AASHTO should
be identified and maintained at these access points. These zones should not contain structures or plantings
that would preclude unobstructed views of oncoming traffic. Current designs for the development do not
indicate obstructions within the sight visibility zones. The proposed Riverside development preliminary site
plan is presented in the figure below.
Figure 11 Preliminary Site Plan
Mr—ffiRe XVE
a E
Project # 1191830 SHIVEHATTERY
A R C H IT E C T U R E# E N G IN E E R I N
Page 21 of 44
Trip Generation
The proposed Riverside development's trip generation is based on nationally accepted trip generation rates
and fitted curve equations contained in the Institute of Transportation Engineers (ITE) Trip Generation Manual,
10th Edition, 2017. Trips were generated for the expected type of project and correspond to the AM and PM
peak hour of the adjacent roadway network. The following table identifies the ITE land use, ITE land use code,
and independent variable use to calculate the trip generation estimate for the proposed Riverside development.
Table 5 Trip Generation
AM
Peak Hour
PM Peak Hour
Trips
Trips
Trips
Trips
ITE
Land Use
Code
Quantity
Trips
% In
% Out
In
Out
Trips
1
% In
% Out
In
Out
Multifamily
4
Housing (Mid-
221
p 2
19
26%
74%
5
14
24
61 %
39%
14
10
Rise)
Senior Adult
187
Housing —
252
pU 2
37 4
35%
65%
13
24
47 5
55%
45%
26
21
Attached
Hotel
310
R110
0o1 s
50 6
59%
41 %
29
21
56 7
51 %
49%
28
28
General Office
Building
710
14.00
KSF 3
40 8
86%
14%
34
6
189
16%
84%
3
15
Center
820
KSF
11
62%
38%
7
4
11410
48%
52%
55
59
Total
157
56%
44%
88
69
259
49%
51 %
126
133
1 Institute of Transportation Engineers Trip Generation Handbook, 10th Edition, 2017
2 DU = Dwelling Units
3 KSF = Thousand Square Feet
4 Fitted curve equation T = 0.20(X) — 0.18 was used (R2 = 0.98)
5 Fitted curve equation T = 0.24(X) + 2.26 was used (R2 = 0.96)
6 Fitted curve equation T = 0.50(X) — 5.34 was used (R2 = 0.85)
7 Fitted curve equation T = 0.75(X) — 26.02 was used (R2 = 0.80)
8 Fitted curve equation T = 0.94(X) + 26.49 was used (R2 = 0.85)
9 Fitted curve equation Ln(T) = 0.95 Ln(X) + 0.36 was used (R2 = 0.88)
10 Fitted curve equation Ln(T) = 0.74 Ln(X) + 2.89 was used (R2 = 0.82)
Generally, within multi -use developments such as the one proposed for the Riverside development, there is a
likelihood of internal interaction between the various land uses contained within the development. For example,
some trips generated by the Shopping Center (retail) and Multifamily Housing (Mid -Rise) (residential) land
uses can be reasonably expected to originate from each other within the proposed mixed -use development
site. This internal interaction between land uses at a site is known as internal capture and reduces the quantity
of trips generated to the site via the surrounding roadway system. The following table presents internal trip
capture rates to/from retail, office, and residential during the AM and PM peak hours from the ITE Trip
Generation Handbook, Third Edition, September 2017. Internal trip calculation worksheets are provided in
Appendix 3.
Project# 1191830 SHIVEHATTERY
ARC H I T E C T U R E+ E N C I N E E R I N
Page 22 of 44
Table 6 Internal Capture Rates
Origin/Destination
AM Peak Hour
PM Peak Hour
To
Shopping Center (Retail)
From
Office
32%
8%
Residential
17%
10%
From
Shopping Center (Retail)
To
Office
29%
2%
Residential
14%
26%
To
General Office (Office)
From
Retail
4%
31 %
Residential
3%
57%
From
General Office (Office)
To
Retail
28%
20%
Residential
1%
2%
To
Multifamily Housing (Mid -Rise) (Residential)
From
Retail
0%
4%
Office
2%
46%
From
Multifamily Housing (Mid -Rise) (Residential)
To
Retail
1 %
42%
Office
2%
4%
The following table presents full buildout AM and PM peak hour trip generation estimates for the proposed
Riverside development land uses with internal capture reductions, as well as an assumed ten percent
multimodal reduction for trips not made by a vehicle.
Table 7 Trip Generation with Internal Capture & Multimodal Reductions
AM
Peak Hour
PM Peak Hour
Trips
Trips
Trips
Trips
ITE
Land Use
Code
Quantity
Trips
% In
% Out
In
Out
Trips
% In
% Out
In
Out
Multifamily
4
Housing (Mid-
221
2
D
16
31 %
69%
5
11
15
53%
47%
8
7
Rise)
Senior Adult
187
Housing —
252
DU 2
33
33%
67%
11
22
29
52%
48%
15
14
Attached
Hotel
310
110 Rooms
45
60%
40%
27
18
47
47%
53%
22
25
General Office
710
14.00
31
87%
13%
27
4
11
9%
91 %
1
10
Building
KSF
Shopping
CenterTotal
820
KSFO 12.1
8
63%
37%
5
3
77
53%
47%
41
36
133
56%
44%
75
58
179
49%
51 %
87
92
Traffic impact studies for retail (Shopping Center ITE Code 820) developments will generally consider two
types of trips, pass -by trips and primary trips. As discussed in the ITE Trip Generation Handbook, Third Edition,
September 2017, pass -by trips are trips attracted from the existing traffic stream passing the site on an adjacent
street with direct access to the site. Consequently, these types of trips do not add new traffic to the adjacent
street system but do add trips to the development's access points. These trips are essentially minor diversions
for motorists on their way to their ultimate destinations. In other words, the development did not generate these
trips, they were already on the roadway network and as such are only accounted for at the development's
access points. For this study, it can be reasonably assumed some pass -by trips will be attracted from the direct
access points on Riverside Drive and Myrtle Avenue. Primary trips, as discussed in the ITE Trip Generation
Handbook, Third Edition, September 2017, are trips made for the specific purpose of visiting the generator.
The stop at the generator (i.e. the proposed development) is the primary reason for the trip. Primary trips
typically go from origin to generator and then returns to the origin. For example, a home -to -shopping -to -home
combination of trips is a primary trip set.
The percent of pass -by and primary trips attracted to the proposed development's access points are based
upon the ITE Trip Generation Handbook, Third Edition, September 2017, as well as existing traffic patterns as
Project # 1191830 SHIVEHATTERY
A R C H IT E C T U R E# E N G IN E E R I N
Page 23 of 44
reflected in the existing AM and PM peak hour turning movement volumes. Trip generation reductions due to
internal trip capture between the various land uses, as well as a multimodal trip reduction are included in the
calculation of retail (Shopping Center ITE Code 820) primary trips and pass -by trips during the PM peak hour.
The ITE Trip Generation Handbook, Third Edition, September 2017 does not include AM peak hour
percentages for the ITE Code 820 land use. Assumed retail (Shopping Center ITE Code 820) land use pass -
by and primary trip percentages are presented in the following table.
Table 8 Retail Pass -By & Primary Trip Percentages
Shopping Center Trip
Classification
AM Peak Hour
PM Peak Hour
Percent
In
Out
Total
Percent
In
Out
Total
Pass -by Trips
-
-
-
-
34%
13
14
27
Primary Trips
-
-
-
-
66%
24
26
50
Total Generation
-
-
-
-
100%
37
40
77
1 Calculated based on the expected amount of pass -by trips and primary trips as reported by the ITE Trip Generation Handbook, Third Edition, September
2017.
The development site is currently occupied by an existing retail establishment, which will be demolished in
conjunction with the construction of the proposed Riverside development. The following table presents the net
AM and PM peak hour primary trip generation estimates for the proposed Riverside development, with internal
capture, pass -by trip, and multimodal reductions, as well as subtracting the existing retail establishment (PM
peak hour pass -by trips are assumed) AM and PM peak hour trips.
Table 9 Net Trip Generation
AM
Peak Hour
PM Peak Hour
Trips
Trips
Trips
Trips
ITE
Land Use
Code
Quantity
Trips
% In
% Out
In
Out
Trips
% In
% Out
In
Out
Multifamily
54
Housing (Mid-
221
DU 2
2
50%
50%
5
11
15
53%
47%
8
7
Rise)
Senior Adult
18
Housing —
252
2
DU
31
36%
64%
11
22
29
52%
48%
15
14
Attached
Hotel
310
110
60
60%
40%
27
18
47
47%
53%
22
25
Rooms
General Office
Building
710
14.00
KSF 3
31
87%
13%
27
4
11
9%
91 %
1
10
Shopping
Center
820
12.10
KSF
8
63%
37%
5
3
50
53%
47%
24
26
Shopping
3.56
Center
820
KSF 3
-3
63%
37%
-2
-1
-31
50%
50%
-16
-15
(Existing)
Total
130
56%
44%
73
57
121
50%
50%
54
67
Trip Distribution
Trip distribution percentages for the proposed Riverside development are based upon existing traffic patterns
observed in the collected AM and PM peak hour turning movement volumes, as well as expected travel
patterns in the surrounding roadway network over the 2042 design year. The assumed trip distribution for the
Riverside development is presented in the figure below.
Project# 1191830 SHIVEHATTERY
ARC H I T E C T U R E+ E N C I N E E R I N
Page 24 of 44
Figure 12 Trip Distribution
741 %q
Projected Buildout Turning Movement Volumes
Projected 2022 and 2042 AM and PM peak hour buildout primary trips generated by the proposed Riverside
development, as well as pass -by (PM peak hour only) trips attracted to the development are shown in the
following figures. To reiterate from above, pass -by trips are only accounted for at the development's access
points.
Project # 1191830 SHIVEHATTERY
A R C H IT E C T U R E# E N G IN E E R I N
Page 25 of 44
Figure 13 Study Intersections — AM Peak Hour Primary Trips
Project # 1191830 SHIVEHATTERY
A R C H IT E C T U R E# E N G IN E E R I N
Page 26 of 44
Figure 14
Study Intersections — PM Peak Hour Pass -by Trips
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Project # 1191830 SHIVEHATTERY
A R C H IT E C T U R E# E N G IN E E R I N
Page 27 of 44
Figure 15
Study Intersections — PM Peak Hour Primary Trips
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Projected 2022 and 2042 AM and PM peak hour turning movement volumes with buildout of the proposed
Riverside development are shown in the following figures.
Project# 1191830 SHIVEHATTERY
A R C H I T E C T U R E# E N G I N E E R I N
Page 28 of 44
Figure 16 Study Intersections - Projected 2022 AM Peak Hour Buildout Volumes
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Project # 1191830 SHIVEHATTERY
A R C H IT E C T U R E# E N G IN E E R I N
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