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HomeMy WebLinkAboutPZ Agenda Packet 11.20.2024PLANNING AND ZONING COMMISSION Wednesday, November 20, 2024 Formal Meeting – 6:00 PM Emma Harvat Hall Iowa City City Hall 410 E. Washington Street Agenda: 1.Call to Order 2.Roll Call 3.Public Discussion of Any Item Not on the Agenda 4.Case No. REZ24-0008 Location: East of Camp Cardinal Road and North of Gathering Place Lane An application for a rezoning of approximately 31.2 acres of land from Medium Density Single-Family Residential Zone with a Planned Development Overlay (OPD/RS-8) to Medium Density Single-Family Residential Zone with a Planned Development Overlay (OPD/RS-8). 5.Case No. REZ24-0009 Location: 500 ACT Drive An application for a rezoning of approximately 48.6 acres of land located near 500 ACT Drive from Office Research Park (ORP) zone and Interim Development Research Park (ID- RP) zone to Mixed Use (MU) zone 6.Consideration of meeting minutes: September 18, 2024 7.Planning and Zoning Information 8.Adjournment If you will need disability-related accommodations to participate in this meeting, please contact Anne Russett, Urban Planning, at 319-356-5251 or arussett@iowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning & Zoning Commission Meetings Formal: December 4 / December 18 / January 15 Informal: Scheduled as needed. Agenda Item #4 Case No. REZ24-0008 Location: E. of Camp Cardinal Rd & N. of Gathering Place Ln STAFF REPORT To: Planning and Zoning Commission Item: REZ24-0008 Western Home GPD of Iowa City Prepared by: Rachael Schaefer, Associate Planner Date: November 20, 2024 GENERAL INFORMATION: Applicant/Owner: Pat O’Leary Western Home Independent Living Services, Inc. 5703 Caraway Lane Cedar Falls, IA 52246 Contact Person: Michael Welch Welch Design and Development michael@welchdesigndevelopment.com Requested Action: Rezoning from Medium Density Single-Family Residential with a Planned Overlay Development (OPD/RS-8) to Medium Density Single-Family Residential with a Planned Overlay Development (OPD/RS-8) Purpose:Amend an approved Preliminary OPD Plan to allow for the conversion of the Camille Court area from five single-family homes to a 16-unit elder apartment building with rehabilitation and wellness areas for residents on the ground floor. Location: East of Camp Cardinal Road and north of Gathering Place Lane Location Map: Size: 31.2 Acres 2 Existing Land Use; Zoning: Undeveloped/Vacant Open Space; Medium Density Single-Family Residential with a Planned Overlay Development (OPD/RS-8) Surrounding Land Use; Zoning: North: Residential; Low Density Single-Family Residential with a Planned Development Overlay (OPD/RS-5) South: Residential & Institutional; Low Density Single-Family Residential with a Planned Development Overlay (OPD/RS-5) and Low Density Multi-Family (RM-12) East: Residential; Rural Residential with a Planned Development Overlay (OPD/RR-1) West: Undeveloped/Vacant Open Space and Single-Family Residential; Low Density Multi-Family with a Planned Development Overlay (OPD/RM-12) and Interim Development Single-Family Residential (ID- RS) Comprehensive Plan: Residential, 2-8 Dwelling Units Per Acre District Plan: None Neighborhood Open Space District: NW1 Public Meeting Notification:Property owners and occupants within 500’ of the property received notification of the Planning and Zoning Commission public meeting. A rezoning sign was posted onsite at Gathering Place Lane. File Date: October 31, 2024 45 Day Limitation Period:December 15, 2024 BACKGROUND INFORMATION: The applicant, Western Home Independent Living Services, is requesting approval for the rezoning of 31.2 acres from Medium Density Single-Family Residential with a Planned Overlay Development (OPD/RS-8) to Medium Density Single-Family Residential with a Planned Overlay Development (OPD/RS-8) for land located east of Camp Cardinal Road and north of Gathering Place Lane. This property was originally rezoned to OPD/RS-8, and a Preliminary OPD Plan was approved on February 9, 2023 (Ord. No. 23-4895). The following conditions were approved with that rezoning: 1.Prior to issuance of a building permit, Owner shall contribute 50% of the cost of upgrading Camp Cardinal Road to City standards from Gathering Place Lane to the future extension of Deer Creek Road in accordance with 15-3-2 of the Iowa City Code. This contribution shall include 50% of the cost of construction of the traffic circle at the intersection of Deer Creek Road and Camp Cardinal Road. 2.In the event Owner desires to construct on-street angled parking, at the time of final platting, Owner shall execute an agreement in a form approved by the City Attorney obligating the Owner to maintain such spaces. After the rezoning and Preliminary OPD Plan was approved, this property received preliminary and final plat approval. 3 The applicant would now like to make an amendment to the Preliminary OPD Plan that was approved in 2023 to allow for the conversion of the Camille Court area from five single-family homes to a 16-unit elder apartment building with rehabilitation and wellness areas for Western Home patrons on the ground floor. Per section 14-8D-8E, a substantive change is defined as, “a significant change in the land uses, street locations, or character of the development from what is shown on the approved OPD plan or sensitive areas development plan or any variation from the underlying zoning requirements or street standards beyond the ranges approved on the preliminary OPD plan or preliminary sensitive areas development plan”. The proposed amendment is considered a substantive change because it removes the Camile Court right-of-way and changes single-family homes to a multi-family building. A replat will be required to remove the Camile Court right-of-way. Staff recommends the following rezoning condition be added to ensure a final plat application is submitted and approved: 1.Prior to issuance of a building permit, a replat of the Western Home Gpd Subdivision showing the removal of the Camille Court ROW and demonstrating consistency with the Preliminary OPD and Sensitive Areas Development Plan must be approved. Staff also recommends maintaining the originally approved rezoning conditions to ensure those requirements are reflected in the Subdivider’s Agreement that will accompany the replat of the Western Home Gpd Subdivision. In addition to the proposed substantive change described above, the updated plan also proposes to reduce the unit count of building #103 from the originally approved 22 units to 16 units and removing one single family home on the bulb of Clara Court. These changes are not considered substantive as they do not increase density or change the character of the development. Non- substantive changes are administratively reviewed and approved. Factoring in all the proposed changes, the total number of units on the property would increase by 4 when compared to the plan approved in 2023. The Preliminary Planned Development Overlay and Sensitive Areas Development Plan approved in 2023 is provided in Attachment 2. The proposed Planned Development Overlay and Sensitive Areas Development Plan is provided in Attachment 3. Renderings of the proposed building are provided in Attachment 4 and Attachment 5 is the Applicant’s Statement. Good Neighbor Policy: The surrounding property owners were notified of the proposed rezoning. A Good Neighbor meeting was held at St. Andrews Presbyterian Church on November 6, 2024. A summary of the meeting is included in Attachment 6. ANALYSIS: Current Zoning: The subject property (approximately 31.2 acres) is zoned Medium Density Single-Family Residential with a Planned Overlay Development (OPD/RS-8). The purpose of this zone is primarily to provide for the development of small lot single-family dwellings. Due to impacts to the sensitive areas, an OPD was requested and approved in 2023, allowing for a mixture of uses, provided that additional criteria in sections 14-3A-4 and 14-3A-5 of the Code were met. The approved Preliminary OPD Plan also allowed the applicant to request waivers for certain zoning standards. In this case, a mix of single-family, duplex, and multi-family residential uses, in addition to commercial uses, were approved. Proposed Zoning: The applicant is requesting to rezone the area (31.2 acres) to Medium Density Single-Family with a Planned Development Overlay (OPD/RS-8). The proposed zoning remains the same since the applicant is proposing an amendment to the approved Preliminary OPD Plan. The OPD also allows the applicant to request waivers for certain zoning standards. In this case, an additional multi-family residential use is being proposed, which requires careful attention to site and building design to ensure compatibility with the character, scale, and pattern of the residential development. The applicant is also requesting an increase in the maximum building height from 4 35’ to 45’ for the newly proposed building #103 to address site typography and rooftop features. These requests are discussed in detail below. 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 Code. 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. Density: The applicant is requesting to rezone to OPD/RS-8, which allows for a density of 8 dwelling units per net acre of land area (total land minus street rights-of-way). The 2023 plan was approved for 35 single-family homes, 8 duplex units, 38 condominium-style units, and 20 townhome-style units, adding up to 101 total units across the 27.02 acres of net site area, which equals 3.7 dwelling units per acre. A building with 32 assisted group living beds was also approved but does not count towards the density requirement. These bedrooms are not included in the site’s density calculation because they are not considered dwelling units. With the addition of the proposed 16-unit multi-family building and removal of the Camile Court right-of-way, the newly proposed plan has 29 single-family homes, 8 duplex units, 48 condominium-style units, and 20 townhome-style units added up to 105 total units across the 27.11 acres of net site area, which equals 3.9 dwelling units per acre. Overall, the proposed plan complies with the planned development density requirements for an RS-8 base zone. Land Uses Proposed: The applicant is proposing to replace five single-family homes with a multi- family residential building. The proposed building will have rehabilitation and wellness areas for Western Home patrons on the ground floor and two levels of congregate living above the ground floor. There will be a total of 16 units. The entire development is intended to be a senior living community. Based on the onsite parking provided for the multi-family building, the proposed units must be occupied as elder apartments unless additional onsite parking is provided. Surrounding zones include Rural Residential (RR-1) to the east, Low Density Single-Family Residential (RS-5) to the north and southeast, and Low-Density Multi-Family Residential (RM- 12) to the south and west. Most surrounding properties also have Planned Development Overlays (OPDs), largely due to sensitive features. Surrounding land uses include single-family homes to the north and east, St. Andrew’s Church to the southeast, and multi-family condominiums to the south. The property to the west is undeveloped but was rezoned in October 2022 to allow duplex, townhome, and multi-family units. The proposed mix of housing types complements existing homes nearby and future development plans. Mass, Scale, and General Layout: Due to potential impacts to sensitive areas, the layout is more compact than a conventional development in a single-family residential zone. The proposed multi-family use is on the west side of the property near other more intense uses, including the previously approved townhome style and multi-family buildings, St. Andrew’s Church, the Cardinal Villas Condominiums, and the Cardinal Heights subdivision to the west with a proposed mix of duplex, townhome, and multi-family buildings. The proposed multi-family building has access to major streets, though it is also near an existing single-family home at 620 Camp Cardinal Boulevard. However, that home is zoned interim development, so redevelopment may occur in the future. The woodlands will obstruct the existing home's view of the proposed development. The proposed development allows for the transition from the higher intensity multi-family uses on the western portion of the parcel to the eastern portion that contains predominantly single-family homes along Gathering Place Lane, Clara Court, and Timothy Court, with duplexes on some corner lots. Overall, the layout maintains an appropriate transition to surrounding neighborhoods. 5 Buildings in this zone cannot typically exceed 35 feet in height, and their footprints must comply with lot coverage standards. However, the applicant has requested an increase in height limits for the multi-family building, allowing it to be approximately 45 feet tall. All other multi-family and mixed-use buildings in the development have received approval to increase the maximum height to 45’. The Zoning Code requires that the off-street parking for multi-family uses be located entirely behind the building. Site topography and sensitive area restrictions make this impractical; therefore, the applicant will be requesting a minor modification to allow some of the required parking to be located on the side of the building and screened from view of Gathering Place Lane. Most of the parking area for the multi-family building is behind the building and below grade. Standards relating to mass, scale, and layout will be reviewed at the site plan and building permitting stages to ensure full compliance with these requirements. Lighting for any development must follow standards that minimize glare and light trespass for nearby properties. Illumination cannot exceed 0.5 initial horizontal foot-candles and 2.0 initial maximum foot-candles at any property line adjacent to or across the street from a residential zone, in addition to standards related to height and shielding. The development must also meet low illumination district standards, which require the maximum total outdoor light output for the development to be less than 50,000 initial lumens per acre. Downcast streetlights are anticipated at every intersection and at every dead-end or cul-de-sac to enhance intersection identification and safety. A lighting plan will be reviewed during site plan review. Open Space: The proposed development must comply with the private open space standards outlined in section 14-2A-4E of the Zoning Code. The newly proposed multi-family building with 16 units requires 400 square feet of private usable open space (10 SF per bedroom). The proposed multi-family building shows adequate private open space. Excluding the proposed and previously approved developments, much of the remaining area on the property is left as open space to retain stormwater and protect sensitive features. Open space requirements will be reviewed at the site plan and building permitting stages. Traffic Circulation: The proposed development will only have access off Gathering Place Ln. Secondary access to the site is anticipated following the extension of Deer Creek Road from Camp Cardinal Boulevard to the west as part of the Cardinal Heights subdivision. Section 15- 3-2K of the Subdivision Code allows the City to request an applicant contribute 50 percent of the cost of bringing a segment of street abutting a property to City standards. Staff recommends maintaining the previously approved condition of the rezoning that the owner contribute 50 percent of the cost of upgrading Camp Cardinal Road to City standards prior to issuance of a building permit, including the cost of building the traffic circle at the intersection of Deer Creek Road and Camp Cardinal Road which will serve as a traffic calming device. Access to the northern portion of the site will be along Gathering Place Lane from its intersection with Deer Creek Road. This northern area will only have a single point of access for the foreseeable future due to sensitive areas and existing neighborhood layouts. Specifically, connecting to other existing neighborhoods is not possible due to their street layout to the east and north, which incorporates loop streets with no potential areas for connection. However, the Gathering Place Lane extension is stubbed out on the eastern portion of the St. Andrew’s property with a temporary turnaround to allow future connectivity should that area develop. 2. The development will not overburden existing streets and utilities. Access to the site will be provided through the extensions of Camp Cardinal Road, Gathering Place Lane, and Deer Creek Road (which will provide secondary access when the proposed Cardinal Heights subdivision is developed to the west). If Cardinal Heights develops, the southern portion of the property would have two points of access, but the remainder would 6 still only have one point of access. For the full development to have secondary access, additional development would need to occur on the eastern portion of the St. Andrew’s property. The approved development was expected to have 309 daily trips at Deer Creek Road and Gathering Place Lane, which is less than the 500 vehicle trips that would cause it to become overburdened. The four additional units being proposed will have a negligible effect on the daily trips and will still not overburden Gathering Place Lane. Should Cardinal Heights not develop, the single point of access would be Camp Cardinal Road at Camp Cardinal Boulevard. Because Camp Cardinal Road follows collector street rather than local street standards, the vehicle trip threshold is significantly higher to become overburdened. As a result, staff does not anticipate any problems. A unique feature of the approved Preliminary OPD Plan is the diagonal on-street parking along Gathering Place Ln. Staff found this reasonable, given the proposed commercial uses at that location. However, the Public Works Department does not have a practice of maintaining such parking spaces. Staff recommends maintaining the previously approved condition that the owner maintain the diagonal on-street parking spaces, including snow removal. Staff recommends that this obligation be further detailed in an agreement executed at the time a final replat is approved. 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 nearest neighbors to the north of the proposed multi-family building are separated by a woodland preservation area and stream corridor. The property to the west is also separated by a woodland preservation. As such, the proposed development will not adversely affect views, light and air, property values, and neighboring properties' privacy any more than a conventional development would. 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 purpose of this Title, and with other building regulations. The applicant is requesting waivers to increase building height and allow an additional multi- family use. The approval criteria for these waiver requests are discussed in the following sections, but overall, the proposed development and the waivers appear to be in the public interest and in harmony with the purpose of this title. Building Height: The applicant is requesting an increase in the building height for the proposed multi-family building from 35 feet to 45 feet to allow a usable open space for residents on the top story of the building. The maximum building height may be modified pursuant to 14-3A- 4K-1b, where the design of the development results in sufficient light and air circulation for each building and adequate, accessible open space for all residents of the development. In addition, at least 35 percent of the net land area in the development must be free of buildings, parking, and vehicular maneuvering areas. This standard is met since 70 percent of the proposed development, including sensitive features and stormwater management facilities, is open space free of buildings, parking, and vehicular maneuvering areas. Based on the renderings, the additional height is used to accommodate an additional half-story on the top of buildings, which is stepped back to maintain light and air for the building, and the proposed patios add usable outdoor space for residents. Mix of Uses: The applicant is requesting a multi-family use and building type that is different from what is typically allowed in an RS-8 zone. To allow this additional land use, the applicant must meet all approval criteria at 14-3A-4C-1. Based on the following analysis, the proposed use appears appropriate given the intent of the development and transitions to surrounding areas. 7 The proposed multi-family building adds to the already approved mix for senior housing in the development. A mix of housing types, including single-family, two-family, and multi-family dwellings, is encouraged in all residentially zoned planned developments. Offering additional multi-family units will add to the development’s ability to offer range of building types in such a way that maintains compatibility between uses. The proposed multi-family building utilizes similar architectural elements, scale, massing, and materials as the previously approved single-family, multi-family, and commercial buildings. Compliance with Comprehensive Plan: The Northwest Planning District does not have a district plan, so the proposed development is reviewed using the IC2030 Comprehensive Plan. The Future Land Use Map of IC2030 identifies the subject property as appropriate for residential development at a density of 2-8 dwelling units per acre. The applicant proposes a density of 3.9 dwelling units per net acre which is consistent with the vision in the plan, even when the additional density provided by the assisted living facilities is included. IC2030 encourages a diversity of housing options in all neighborhoods and compact, efficient development that is contiguous and connected to existing neighborhoods. The proposed multi- family building adds to the developments ability to implement these goals by focusing on one of the few remaining undeveloped in-fill parcels in Iowa City. In addition, it maintains the development’s ability to offer a full range of housing types, including single-family homes, duplexes, townhomes, multi-family units, and assisted group living. The Comprehensive Plan also encourages pedestrian-oriented development and attractive and functional streetscapes that make walking safe, convenient, and comfortable. The proposed multi-family development offers a rehabilitation and wellness facility for the development’s residents in a centrally located place, which provides an additional destination within walking distance of homes. Environmentally Sensitive Areas: The subject property contains regulated wetlands, a stream corridor, slopes, and woodlands. The applicant submitted a Preliminary Sensitive Areas Development Plan as part of the 2023 OPD rezoning. The proposed plan does not change anything from the original Preliminary Sensitive Areas Development Plan. Due to the proposed disturbance of the wetland buffers, a Level II Sensitive Areas Review was required. No impacts were proposed to the existing wetlands. However, the City’s Sensitive Areas Ordinance requires a 100-foot buffer to be maintained between a regulated wetland and any development activity (14-5I-6E-1). The Ordinance allows a 50-foot buffer reduction for the wetland according to 14-5I-6E-3a of the City Code, where applicable standards are met as demonstrated by a wetland specialist. In 2023, the applicant requested a 50-foot buffer reduction, and a wetland specialist determined that all standards of 14-5I-6E-3a were met. The requested buffer was approved in 2023 as part of the Preliminary Sensitive Areas Development Plan. All standards related to the stream corridor, slopes, and woodlands were also met. Conservation easements were then established through the final platting process to protect the environmentally sensitive areas. Neighborhood Open Space: According to section 14-5K of the City code, the dedication of public open space or fee in lieu of land dedication is addressed at the time of final platting for residential subdivisions. Based on the 31.2 acres of RS-8 zoning, the developer was required to dedicate approximately 1.08 acres to the City or pay a fee in lieu of land dedication. The applicant requested to pay a fee in lieu of a public open space dedication, which equaled $140,467.39. That fee was approved during the final platting process. Storm Water Management: The Final Plat included a storm water management easement on Lot 8 2 to accommodate stormwater management. Construction documents were submitted as part of the Final Platting process and were approved by Public Works. NEXT STEPS: Upon recommendation from the Planning and Zoning Commission, a public hearing will be scheduled for consideration by the City Council. STAFF RECOMMENDATION: Staff recommends approval of REZ24-0008, a proposal to rezone approximately 31.2 acres of land located east of Camp Cardinal Road and north of Gathering Place Lane from Medium Density Single-Family Residential with a Planned Overlay Development (OPD/RS-8) to Medium Density Single-Family Residential with a Planned Overlay Development (OPD/RS-8) subject to the following conditions: 1. Prior to issuance of a building permit, Owner shall contribute 50% of the cost of upgrading Camp Cardinal Road to City standards from Gathering Place Lane to the future extension of Deer Creek Road in accordance with 15-3-2 of the Iowa City Code. This contribution shall include 50% of the cost of construction of the traffic circle at the intersection of Deer Creek Road and Camp Cardinal Road. 2. In the event Owner desires to construct on-street angled parking, at the time of final platting, Owner shall execute an agreement in a form approved by the City Attorney obligating the Owner to maintain such spaces. 3. Prior to issuance of a building permit, a replat of the Western Home Gpd Subdivision showing the removal of the Camille Court ROW and demonstrating consistency with the Preliminary OPD and Sensitive Areas Development Plan must be approved. ATTACHMENTS: 1. Location & Rezoning Maps 2. Approved Preliminary Planned Development Overlay and Sensitive Areas Development Plan – February 7, 2023 3. Preliminary Planned Development Overlay and Sensitive Areas Development Plan – Proposed 4. Building #103 Renderings 5. Applicant’s Statement 6. Summary Report for Good Neighbor Meeting Approved by: _________________________________________________ Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Location & Zoning Maps P r e s t o n L n C a m p C a r d inalRd Deer Creek Rd K e n n e d y P k w y Acorn Ct Ryan C t M a c l a n C i r Kennedy P k w y B u t t e r n u t C t Kenn e d y P k w y M a c l a n C t M e a d o wla r k Dr Camp Car d i n a l R d Burr Oak Ct Hi g h w a y 2 1 8 Gat he r in g P la ce L n S h a g b a rk Ct MelroseAveto218Nb Camp Cardinal Blvd 2 1 8 S b t o M elr o s e A v e CampCardinal Blvd B u t t e r n u t L n µREZ24-0008 Gathering Place Development Prepared By: Sanzida Rahman Setu Date Prepared: September 17, 2024 0 0.07 0.150.04 Miles An application submitted by Welch Design and Development on behalf of Western Home Independent Living Services, Inc. for a rezoning of approximately 31 acres of property located east of Camp Cardinal Road and north of Gathering Place Lane for a senior living community from Medium Density Single-Family Residential with a Planned Overlay Development (OPD/RS-8) to Medium Density Single- Family Residential with a Planned Overlay Development (OPD/RS-8). P r e s t o n L n C a m p C a r d inalRd De e r C r e e k R d K e n n e d y P k w y Acorn Ct Ry a n C t M a c l a n C i r Kennedy P k w y B u t t e r n u t C t Kenn e d y P k w y M a c l a n C t M e ad o wlark Dr Camp Car d i n a l R d Burr Oak Ct Hi g h w a y 2 1 8 Gat he rin g P la ce L n S h a g b a rk Ct MelroseAveto218Nb Camp Cardinal Blvd 2 1 8 S b t o M elr o s e A v e Camp CardinalBlvd B u t t e r n u t L n RM12 ID-RS ID-RS ID-RS CC2 P2 RM12 RR1 RR1 RR1 RR1 RS8 RS5 RS5RS5 RS5 RS8 RS8 RS8 RM12 ID-RP RR1 RS8 µREZ24-0008 Gathering Place Development Prepared By: Sanzida Rahman Setu Date Prepared: September 17, 2024 0 0.07 0.150.04 Miles An application submitted by Welch Design and Development on behalf of Western Home Independent Living Services, Inc. for a rezoning of approximately 31 acres of property located east of Camp Cardinal Road and north of Gathering Place Lane for a senior living community from Medium Density Single-Family Residential with a Planned Overlay Development (OPD/RS-8) to Medium Density Single- Family Residential with a Planned Overlay Development (OPD/RS-8). ATTACHMENT 2 Approved Preliminary OPD and SDAP Plan – February 7, 2023 Approved February 7, 2023 ATTACHMENT 3 Preliminary OPD and SADP Plan - Proposed Site 1 31.65 Ac 1,378,779 SF LOT 3 4.23 Ac LOT 2 7.18 Ac LOT 1 15.88 Ac ROW 4.19 Ac OUTLOT B 0.16 Ac OUTLOT A 459 SF 184,122 SF 312,920 SF 691,840 SF STEEP SLOPE (18%-25%) CRITICAL SLOPE (25%-40%) PROTECTED SLOPE (> 40%) PROTECTED SLOPE BUFFER CONSTRUCTION AREA LIMITS REGULATED SLOPE LEGEND: SADP-1ISSUED DATE:REVISION: REGULATED SLOPES - FINAL PLANNED DEVELOPMENT OVERLAY & SENSITIVE AREAS DEVELOPMENT PLAN SHEET NUMBER:PROJECT NO: ISSUED DATE: PROJECT MANAGER: REVISION: PROJECT NAME: CLIENT: SHEET NAME: ENGINEER: REVISION LOG: REV DESCRIPTION DATE © --CITY SUBMITTAL 09-11-24 1025 WELCH B 11-14-2024 WESTERN HOME GPDOF IOWA CITY WESTERN HOME INDEPENDENT LIVING SERVICES, INC. Shoemaker Haaland GOOD NEIGHBOR MEETING 11-06-24A RESPOND TO CITY COMMENTS 11-14-24B LOCATION AREA (SF) 31,723 158,513 71,956 38,765 TOTAL IMPACTED 300,957 TOTAL STEEP SLOPE 324,254 PERCENT IMPACTED 93% IMPACTED STEEP SLOPES: A.1 A.2 LOCATION AREA (SF) 14,976 5,089 53,174 TOTAL IMPACTED 73,239 TOTAL CRITICAL SLOPE 239,797 PERCENT IMPACTED 31% IMPACTED CRITICAL SLOPES: A.1 A.2 A.3 A.3 A.4 A.3 A.4 B.1 B.1 B.2 B.3 B.3 B.2 B.3 =1" WHEN PRINTED ON 22"x34" SHEET 0 50 100 200150 100' GA T H E R I N G P L A C E L N CA M P C A R D I N A L R O A D DEER CREEK RD B U T T E R N U T L A N E FINAL PLANNED DEVELOPMENT OVERLAY AND SENSITIVE AREAS DEVELOPMENT PLAN WESTERN HOME GPD OF IOWA CITY IOWA CITY, IOWA APPLICANT INFORMATION PROPERTY OWNER WESTERN HOME INDEPENDENT LIVING SERVICE, INC 5703 CARAWAY LANE CEDAR FALLS, IA 50613 DEVELOPER WESTERN HOME SERVICES, INC 5703 CARAWAY LANE CEDAR FALLS, IA 50613 CIVIL ENGINEER WELCH DESIGN AND DEVELOPMENT MICHAEL J. WELCH, PE PO BOX 679 NORTH LIBERTY, IA 52317 (319) 214-7501 SHEET SHEET NAME SADP-1 REGLUATED SLOPES SADP-2 WOODLANDS SHEET INDEX APPLICATION NOTES THE PROPOSED DEVELOPMENT AND ASSOCIATED PUBLIC IMPROVEMENTS WILL IMPACT LESS THAN 35% OF THE CRITICAL SLOPES. THE REDUCTION OF THE REQUIRED WETLAND BUFFER WILL REQUIRED A LEVEL II SENSITIVE AREA REVIEW. NEIGHBORHOOD OPEN SPACE REQUIREMENTS WILL BE MET VIA "FEE IN LIEU" PAYMENT. LOCATION AREA (SF) 10,654 28,869 TOTAL PROTECTED SLOPE 39,523 THERE WILL BE NO IMPACTS TO THE PROTECTED SLOPES OR PROTECED SLOPE BUFFERS PROTECTED SLOPES: C.1 C.2 C.1 C.2 30' STREAM CORRIDOR 3 0 ' 5 0 '50' STREAM BUFFER Site 1 31.65 Ac 1,378,779 SF LOT 3 4.23 Ac LOT 2 7.18 Ac LOT 1 15.88 Ac ROW 4.19 Ac OUTLOT B 0.16 Ac OUTLOT A 459 SF 184,122 SF 312,920 SF 691,840 SF SADP-2ISSUED DATE:REVISION: WOODLANDS/WETLANDS - FINAL PLANNED DEVELOPMENT OVERLAY & SENSITIVE AREAS DEVELOPMENT PLAN SHEET NUMBER:PROJECT NO: ISSUED DATE: PROJECT MANAGER: REVISION: PROJECT NAME: CLIENT: SHEET NAME: ENGINEER: REVISION LOG: REV DESCRIPTION DATE © --CITY SUBMITTAL 09-11-24 1025 WELCH B 11-14-2024 WESTERN HOME GPDOF IOWA CITY WESTERN HOME INDEPENDENT LIVING SERVICES, INC. Shoemaker Haaland GOOD NEIGHBOR MEETING 11-06-24A RESPOND TO CITY COMMENTS 11-14-24B DEVELOPMENT RELATED: PRESERVED WOODLAND BUFFERED WOODLAND IMPACTED WOODLAND WETLAND BOUNDARY WETLAND BUFFER CONSTRUCTION AREA LIMITS LEGEND: WOODLANDS & WETLANDS DEVELOPMENT-RELATED IMPACTS LOCATION AREA (SF) 1,318 9,987 1,872 29,254 IMPACTED AREA 42,431 15.0% BUFFER AREA 83,878 29.7% TOTAL EXISTING AREA 282,624 PERCENT RETAINED 55.3% PER IOWA CITY CODE, RS-8 ZONE MUST RETAIN AT LEAST 50% WOODLANDS. WOODLANDS WITHIN THE BUFFER AREAS DO NOT COUNT TOWARDS RETENTION VALUES. IMPACTED WOODLANDS C.1 C.2 C.3 C.4 C.1 C.2 C.4 C.3 =1" WHEN PRINTED ON 22"x34" SHEET 0 50 100 200150 100' GA T H E R I N G P L A C E L N DEER CREEK RD B U T T E R N U T L A N E CA M P C A R D I N A L R O A D CARDIN A L C R E E K 50 ' THE BUFFER ASSOCIATED WITH THE WETLAND WILL BE REDUCED BY 50' TO MAINTAIN NO LESS THAN 50' OF BUFFER AROUND THE WETLAND PER SECTION 14-5I-6E-3. REFER TO THE WETLAND REPORT FOR ADDITIONAL INFORMATION REGARDING THE BUFFER REDUCTION AND WETLAND CHARACTERISTICS. PROVIDE SILT FENCE ALONG CONSTRUCTION AREA LIMITS WHERE RUNOFF WILL FLOW TOWARD THE WETLAND, THE WETLAND BUFFER AREAS, EXISTING BASINS, OR OTHER DOWN-SLOPE AREAS THAT WILL NOT BE DEVELOPED. DETAILED DESIGN OF THESE MEASURES TO ACCOMPANY THE CONSTRUCTION DRAWINGS AND FINAL SADP. WETLANDS 30' STREAM CORRIDOR 3 0 ' 5 0 '50' STREAM BUFFER 50' 5 0 ' 50' 50' 50 ' 50' 50' Site 1 31.65 Ac 1,378,779 SF W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W LOT 3 4.23 Ac LOT 2 7.18 Ac LOT 1 15.88 Ac ROW 4.19 Ac S S S S S S S S SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W S S S S S S S S S S S S S S S S SS SS SS SS SS SS SS ST ST ST ST ST ST ST ST ST ST S T S T ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T ST ST ST ST ST ST ST ST ST ST ST ST ST ST W W W W W W W W W W W W W W W W W W W W W W W W W W W ST ST ST ST W ST ST ST ST ST W W W W W W W W W W W W W ST OUTLOT B 0.16 Ac ST ST ST ST ST ST ST ST ST ST STSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS ST ST ST ST ST ST SS SS SS ST OUTLOT A 459 SF S T S S ST 17,150 SF 27,150 SF 38,243 SF 77,150 SF57,144 SF 67,150 SF 98,809 SF 107,150 SF 117,150 SF 127,983 SF 149,066 SF 88,685 SF 2310,478 SF 257,150 SF 2818,466 SF 2210,259 SF 277,126 SF 3315,579 SF 327,152 SF 319,985 SF 299,184 SF 308,677 SF 207,150 SF 217,150 SF 1917,967 SF 189,592 SF 1711,937 SF 157,700 SF 167,183 SF 247,150 SF 47,854 SF 10141,972 SF 10247,607 SF 2618,267 SF 138,777 SF 10361,340 SF 184,122 SF 312,920 SF 691,840 SF SADP-3ISSUED DATE:REVISION: CONCEPT PLAN - PRELIMINARY PLANNED DEVELOPMENT OVERLAY & SENSITIVE AREAS DEVELOPMENT PLAN =1" WHEN PRINTED ON 22"x34" SHEET 0 50 100 200150 100' GA T H E R I N G P L A C E L N DEER CREEK RD B U T T E R N U T L A N E CA M P C A R D I N A L R O A D OFF-STREET PARKING REQUIREMENTS GROUP LIVING - MEMORY CARE 1 PER 3 BEDS 32 BEDS 11 STALLS 1 PER EACH STAFF 16 STAFF 16 STALLS SUBTOTAL 27 STALLS MULTI-FAMILY #101 - INDEPENDENT ELDER 1 PER UNIT 16 UNITS 16 STALLS MULTI-FAMILY #102 INDEPENDENT ELDER 1 PER UNIT 16 UNITS 16 STALLS COMMERCIAL OPEN TO PUBLIC 1 PER 250 SF 2,320 SF 9 STALLS MULTI-FAMILY #103 INDEPENDENT ELDER 1 PER UNIT 16 UNITS 16 STALLS SUBTOTAL 57 STALLS TOTAL PARKING REQUIRED 84 STALLS OFF-STREET PARKING PROVIDED GROUP LIVING - MEMORY CARE SITE INTERIOR 20 STALLS EXTERIOR 12 STALLS SUBTOTAL 32 STALLS MULTI-FAMILY SITES BUILDING #101 INTERIOR 20 STALLS BUILDING #102 INTERIOR 17 STALLS (SEE WAIVER REQUEST #3)EXTERIOR 10 STALLS BUILDING #103 INTERIOR 23 STALLS EXTERIOR 17 STALLS SUBTOTAL 29 STALLS TOTAL PARKING PROVIDED*119 STALLS * DOES NOT INCLUDE STREET PARKING BICYCLE PARKING TO BE PROVIDED WITHIN THE PARKING STRUCTURES TRAFFIC PROJECTION (ITE 11TH EDITION): AT INTERSECTION OF DEER CREEK ROAD AND GATHERING PLACE LANE HOUSING TYPE TRIPS PER DAY NO. UNITS DAILY TRIPS SENIOR - SINGLE-FAMILY *4.31 29 125 SENIOR - DUPLEX*4.31 8 35 SENIOR - MULTI-FAMILY 3.24 48 156 TOTAL 316 * SENIOR DUPLEX UNITS ARE COUNTED AS "DETACHED" REQUESTED WAIVERS 1.REQUEST A REDUCTION FOR THE REAR SETBACK ASSOCIATED WITH UNIT 9 FROM 20 FEET TO 16 FEET. 2.REQUEST A REDUCTION FOR THE FRONT SETBACK ON CULS DE SAC FROM 25 FEET TO 15 FEET AND WAIVE REQUIREMENT FOR UNITS TO BE SET 30" ABOVE ADJACENT PUBLIC SIDEWALK (14-3A-4K-1a(4)) TO MAINTAIN ACCESSIBILITY. NOTE THAT A DRIVEWAY OF AT LEAST 25' WILL STILL BE PROVIDED FOR EACH UNIT ON THE CUL DE SAC. 3.REQUEST A REDUCTION OF TWO REQUIRED COMMERCIAL PARKING SPACES FOR EXTERIOR PARKING FOR BUILDING #2 DUE TO PROXIMITY TO SENSITIVE AREAS (14-3A-4E-4) 4.REQUEST AN INCREASE IN THE MAXIMUM BUILDING HEIGHT FROM 35' FOR TO 45' FOR BUILDING #101, BUILDING #102, AND BUILDING #103 TO ADDRESS SITE TOPOGRAPHY (GRADE PLANE CALCULATION) AND ROOFTOP FEATURES. 5.REQUEST A REDUCTION FOR THE FRONT SETBACK ASSOCIATED WITH TOWNHOME-SYTLE, MULTI-FAMILY BUILDINGS FROM 20 FEET TO 15 FEET TO REMAIN CONSISTENT WITH OTHER SINGLE-FAMILY HOMES WITHIN THE DEVELOPMENT MINOR MODIFICATION 1.APPLICANT TO SEEK A MINOR MODIFICATION TO ALLOW OFF-STREET PARKING TO BE LOCATED ALONG THE SIDE OF BUILDING 103 DESPITE MULTI-FAMILY SITE DEVELOPMENT STANDARDS FOR PARKING REQUIRING PARKING TO BE LOCATED BEHIND THE BUILDING. THE SITE TOPOGRAPHY AND SENSITIVE AREA RESTRICTIONS MAKE LOCATING PARKING BEHIND THE BUILDING IMPRACTICAL. THE PARKING WILL BE SCREENED FROM VIEW ON GATHERING PLACE LANE. NOTES: 1.ALL STREETS ARE PUBLIC. 2.PARKING REQUIREMENTS ASSUME "ELDER APARTMENTS". 3.ALL CURB STOPS FOR WATER SERVICES TO BE LOCATED WITHIN PUBLIC RIGHT-OF-WAY WITH UNIT ID / ADDRESS PERMANENTLY MARKED ON THE CURB STOP. 4.THE DEVELOPER / OWNER SHALL BE RESPONSIBLE FOR SNOW REMOVAL FROM THE ANGLED STREET PARKING EVEN THOUGH STALLS ARE IN THE PUBLIC RIGHT-OF-WAY. 5.REFER TO SHEETS SADP-4 AND SADP-5 FOR LOT DIMENSIONS FOR THE "IMAGINARY" LOT LINES REQUIRED BY PLANNING STAFF PARKING & TRAFFIC DATA BUILDING #101 CLUB HOUSE 16 RESIDENTIAL UNITS 3 STORIES STORM WATER RETENTION BASIN (WET) BUILDING #102 NEIGHBORHOOD COMMERCIAL AND 16 RESIDENTIAL UNITS 3 STORIES TI M B E R V I E W C T WOO D D A L E C O U R T G A T H E R I N G P L A C E L A N E 2-STORY COTTAGE 16 BEDS - MEMORY CARE 16 BEDS - ASSISTED LIVING 20 INTERIOR PARKING STALLS A1 A5 A6 A11 A15 A10 EXISTING PIPELINE EASEMENT BK341 PG248 CONSTRUCT TURN AROUND AND STUB PAVEMENT TO SOUTH. MIN. 39' RAD. AT EDGE OF PAVEMENT IMAGINARY LOT LINE SHOWN FOR ZONING COMPLIANCE (TYPICAL) IMAGINARY SETBACK SHOWN FOR ZONING COMPLIANCE (TYPICAL) 16' PRIVATE WATER MAIN LOOP AND 20' EASEMENT CONNECT TO EXISTING WATER LINE UNIT TYPES: SINGLE-FAMILY CONDO - WALKOUT SINGLE-FAMILY CONDO - SLAB DUPLEX CONDO (2 UNITS) MULTI-UNIT CONDO TOWNHOME COTTAGES: MEMORY CARE PROTECTED SLOPE (> 40%) PROTECTED SLOPE BUFFER CONSTRUCTION AREA LIMIT LEGEND: UNIT COUNT: COUNT AREA TOTAL SINGLE-FAMILY UNITS 29 2,625 SF 76,125 SF DUPLEX UNITS 8 2,850 SF 22,800 SF CLUBHOUSE CONDO (BUILDING #101)14,150 SF TWO-BEDROOM UNITS 8 THREE-BEDROOM UNITS 8 ATTACHED CONDO (BUILDING #102)14,150 SF TWO-BEDROOM UNITS 8 THREE-BEDROOM UNITS 8 ATTACHED CONDO (BUILDING #103)14,150 SF TWO-BEDROOM UNITS 8 THREE-BEDROOM UNITS 8 TOWNHOUSE UNITS 20 1,220 SF 24,400 SF MEMORY CARE / ASSISTED LIVING BEDS 32 17,400 SF TOTAL 137 162,655 SF PAVEMENT AREA (EXCLUDES CAMP CARDINAL RD)245,075 SF TOTAL BUILDINGS AND PAVEMENT 407,730 SF TOTAL DEVELOPMENT AREA 1,359,180 SF NET LAND AREA FREE OF BUILDINGS, PARKING, DRIVES 951,450 SF 30.0 % LOT AREA (ACRES)31.20 RIGHT-OF-WAY (LOT A)4.19 NET ACREAGE 27.11 UNITS / ACRE 5.1 * ASSUMES EACH MEMORY CARE OR ASSISTED LIVING BED = 1 UNIT COMMERCIAL USES OPEN TO PUBLIC BUILDING #102 2,320 SF BUILDING #103 4,000 SF ALL COMMERCIAL USES MUST MEET CN-1 STANDARDS RS-8 BASE ZONE DIMENSIONAL STANDARDS SINGLE-FAMILY LOTS LOT AREA - MINIMUM 5,000 SF LOT WIDTH 45 FEET LOT FRONTAGE 40 FEET SETBACKS FRONT 15 FEET GARAGE DOOR 25 FEET SIDE 5 FEET REAR *20 FEET * REQUEST 16' REAR SETBACK FOR UNIT 9 MULTI-FAMILY ZONE DIMENSIONAL STANDARDS SETBACKS FRONT 20 FEET SIDE 10 FEET REAR 20 FEET BUILDING SEPARATION 20 FEET GENERAL SITE DATA: A20 A16 SHEET NUMBER:PROJECT NO: ISSUED DATE: PROJECT MANAGER: REVISION: PROJECT NAME: CLIENT: SHEET NAME: ENGINEER: REVISION LOG: REV DESCRIPTION DATE © --CITY SUBMITTAL 09-11-24 1025 WELCH B 11-14-2024 WESTERN HOME GPDOF IOWA CITY WESTERN HOME INDEPENDENT LIVING SERVICES, INC. Shoemaker Haaland GOOD NEIGHBOR MEETING 11-06-24A RESPOND TO CITY COMMENTS 11-14-24B 30' STREAM CORRIDOR 3 0 ' 5 0 '50' STREAM BUFFER 10 9 9 6 6 17 BUILDING #103 16 RESIDENTIAL UNITS 3 STORIES SINGLE-STORY POOL MAINTENANCE BUILDING 3,100 SF W W W W W W W W W W W W W W W W W W W W W W WW W W W W W W W W W W W W W W W W W W W W W W W W W W WW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W LOT 2 7.18 Ac LOT 1 15.88 Ac ROW 4.19 Ac 70 ' 110' 70 ' 110' 28 ' 3 7 ' 113' 65 ' 146' 12 9 ' 6 7 ' 6 5 ' 6 3 ' 3 ' 152' 2 8 ' 8 5 ' 23 ' 135 ' 1 1 0 ' 65' 1 1 0 ' 65' 65' 1 1 0 ' 65' 12 8 ' 78' 93 ' 74 ' 54 ' 1 1 0 ' 90' 45' 40' 3' 65' 1 1 0 ' 65' 65' 1 1 0 ' 65' 43' 50' 130 ' 22' 81' 11 1 ' 65' 65' 11 1 ' 58'31' 2 4 ' 11 2 ' 31' 14' 116' 29 ' 76 ' 105' 63' 8 2 ' 3 2 ' 10 0 ' 105' 50' 1 1 5 ' 38' 111' 36 ' 110 ' 9' 56 ' 110' 65 ' 12 7 ' 24' 70'25' 14 3 ' 2 8 3 ' 170' 1 7 6 ' 1 6 5 ' 78 ' 116' 78 ' 116' 8 0 ' 20 ' 54 ' 109' 3 8 ' 4 7 ' 5 9 ' 110 ' 6 5 ' 6 5 ' 110 ' 8 ' 5 7 ' 6 5 ' 110 ' 10 5 ' 47' 12 1 ' 8' 90' 51' 11 0 ' 65' 65' 11 0 ' 65' 65' 11 0 ' 22'43' 65' 10 9 ' 92' 53' 1 0 6 ' 23' 64' 65' 1 1 0 ' 65' 65' 1 1 0 ' 65' 65' 1 1 0 ' 23 6 ' 174' 19 5 ' 90' 80 ' 10 ' 26' 35 4 ' 76' 1 3 5 ' 53 ' 18 8 ' 24' 125' S S S S S S S S S S S S S S S S SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SS SS SS SS SS SS SS SS SS SS SS SS SS SS ST S T ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T S T S T S T S T ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T S T S T ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST 24' 125' W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W . 0.45 Ac 19,600 SF W W W W W W W W W W W W W W ST ST ST ST ST ST STST W W W ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST W S T ST ST ST S T ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST SS SS SS SS SS SS ST ST OUTLOT A 459 SF 765 766 767 768 76 9 77 0 771 S T S T ST ST S T S T S T S T S T S T S T S T 730 735 740 745 750 755 76 0 76 5 7 3 5 7 4 0 7 4 5 7 5 0 7 5 5 7 6 0 7 6 5 730 735 740 740 7 4 0 7 4 5 7 5 0 7 5 5 75 0 75 5 76 0 76 5 7 5 0 7 5 5 7 6 0 7 6 5 730 735 740 745 750 760 765 755 760 755 72 0 72 573 0 750 755 760 75 5 76 0 76 0 7 4 0 7 4 5 7 5 0 75 5 7 6 0 76 5 77 0 750 73 0 7 3 0 73 5 74 0 7 3 0 7 3 5 7 4 0 740 74 0 S S S S S S ST ST ST 75 0 76 5 770 7 5 5 760 765 7 5 5 76 0 760 761 762 763 764 765 766 76 7 76 8 17,150 SF 27,150 SF 38,243 SF 77,150 SF57,144 SF 67,150 SF 98,809 SF 107,150 SF 117,150 SF 127,983 SF 149,066 SF 88,685 SF 2310,478 SF 257,150 SF 2818,466 SF 2210,259 SF 277,126 SF 3315,579 SF 327,152 SF 319,985 SF 299,184 SF 308,677 SF 207,150 SF 217,150 SF 1917,967 SF 189,592 SF 1711,937 SF 157,700 SF 167,183 SF 247,150 SF 47,854 SF 10141,972 SF 10247,607 SF 2618,267 SF 138,777 SF 10361,340 SF 312,920 SF 691,840 SF SADP-4ISSUED DATE:REVISION: CONCEPT PLAN NORTH - PRELIMINARY PLANNED DEVELOPMENT OVERLAY & SENSITIVE AREAS DEVELOPMENT PLAN SHEET NUMBER:PROJECT NO: ISSUED DATE: PROJECT MANAGER: REVISION: PROJECT NAME: CLIENT: SHEET NAME: ENGINEER: REVISION LOG: REV DESCRIPTION DATE © --CITY SUBMITTAL 09-11-24 1025 WELCH B 11-14-2024 WESTERN HOME GPDOF IOWA CITY WESTERN HOME INDEPENDENT LIVING SERVICES, INC. Shoemaker Haaland GOOD NEIGHBOR MEETING 11-06-24A RESPOND TO CITY COMMENTS 11-14-24B =1" WHEN PRINTED ON 22"x34" SHEET 0 25 50 10075 50' GA T H E R I N G P L A C E L N DEER CREEK RD STORM WATER RETENTION BASIN (WET) CL A R A C O U R T TIM O T H Y C O U R T G A T H E R I N G P L A C E L A N E EXISTING PIPELINE EASEMENT BK341 PG248 UNIT TYPES: SINGLE-FAMILY CONDO - WALKOUT SINGLE-FAMILY CONDO - SLAB DUPLEX CONDO MULTI-UNIT CONDO TOWNHOME COTTAGES: MEMORY CARE CONSTRUCTION AREA LIMIT LEGEND: BUILDING #101 CLUB HOUSE AND 16 RESIDENTIAL UNITS 3 STORIES BUILDING #102 NEIGHBORHOOD COMMERCIAL AND 16 RESIDENTIAL UNITS 3 STORIES 50' 1 0 0 ' R 1 7 ' R3 9 ' R50' 6 0 ' 78' 41 . 9 7 ' 10' 20' 2 2 ' 3 4 ' 2 2 ' 20' 20' 2 6 ' 26'20'20' 60 ' 26' 31' BUILDING #103 POOL AND 16 RESIDENTIAL UNITS 3 STORIES W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W LOT 3 4.23 Ac LOT 2 7.18 AcROW 4.19 Ac 70 ' 28 ' 3 7 ' 146' 6 7 ' 6 3 ' 3 ' 78 ' 116' 78 ' 116' 8 0 ' 20 ' 54 ' 109' 3 8 ' 4 7 ' 5 9 ' 110 ' 6 5 ' 6 5 ' 110 ' 6 5 ' 65' 1 1 0 ' 65' 1 1 0 ' 23 6 ' 174' 19 5 ' 80 ' 10 ' 26' 35 4 ' 53 ' 18 8 ' 24' 125' SS SS SS SS S S S S S S S S S S S S S S S S S S S S S S S S S S ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST 24' 125' W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W . 0.45 Ac 19,600 SF S01° 16' 58"E 20.00' N88° 43' 02"E 150.00' N01° 16' 58"W 20.00' N88° 43' 02"E 150.00' N01° 17' 01"W 20.00'N88° 42' 59"E 205.00' N88° 42' 59"E 205.00' S01° 17' 01"E 20.00' ST ST ST ST ST ST STST W ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T W W W W W W W W W W W W W W W W W W W W W W W W W W W W OUTLOT B 0.16 Ac ST ST ST ST ST ST ST ST ST ST ST ST ST ST SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS ST ST ST ST ST ST ST ST 771 730 735 740 745 750 755 76 0 7 3 5 7 4 0 7 4 5 7 5 0 7 5 5 7 6 0 7 6 5 730 735 740 740 7 4 0 7 4 5 7 5 0 7 5 5 7 4 0 7 4 5 7 5 0 75 5 7 6 0 76 5 77 0 17,150 SF 117,150 SF 127,983 SF 149,066 SF 189,592 SF 1711,937 SF 7,700 SF 167,183 SF10141,972 SF 10247,607 SF 138,777 SF 75 075 275 475 675 876 076 276 476 6 76 8 770 74 8 7 5 0 7 5 2 754 756 730 732 734 736 738 740 742 768 770 772 774 77 2 774 77 6 77 2 74 4 74 6 74 8 75 0 75 2 754 756 758 76 0 762 764 184,122 SF 312,920 SF SADP-5ISSUED DATE:REVISION: CONCEPT PLAN SOUTH - PRELIMINARY PLANNED DEVELOPMENT OVERLAY & SENSITIVE AREAS DEVELOPMENT PLAN SHEET NUMBER:PROJECT NO: ISSUED DATE: PROJECT MANAGER: REVISION: PROJECT NAME: CLIENT: SHEET NAME: ENGINEER: REVISION LOG: REV DESCRIPTION DATE © --CITY SUBMITTAL 09-11-24 1025 WELCH B 11-14-2024 WESTERN HOME GPDOF IOWA CITY WESTERN HOME INDEPENDENT LIVING SERVICES, INC. Shoemaker Haaland GOOD NEIGHBOR MEETING 11-06-24A RESPOND TO CITY COMMENTS 11-14-24B =1" WHEN PRINTED ON 22"x34" SHEET 0 25 50 10075 50' GA T H E R I N G P L A C E L N DEER CREEK RD UNIT TYPES: SINGLE-FAMILY CONDO DUPLEX CONDO MULTI-UNIT CONDO TOWNHOME COTTAGES: MEMORY CARE CONSTRUCTION AREA LIMIT LEGEND: BUILDING #101 CLUB HOUSE AND 16 RESIDENTIAL UNITS 3 STORIES STORM WATER RETENTION BASIN (WET) BUILDING #102 NEIGHBORHOOD COMMERCIAL AND 16 RESIDENTIAL UNITS 3 STORIES A1 CA M P C A R D I N A L R O A D A6 A5 A10 A15 A11 GATHERING PLACE LN CA M P C A R D I N A L R O A D 60 ' 28 ' 22' 60' 20 ' 28' GA T H E R I N G P L A C E L N A16 A20 47 . 6 9 ' 89.93'25' 112.35' 54.48' MEMORY CARE COTTAGE MAIN LEVEL FFE = 774.50 LOWER LEVEL FFE = 762.50 STORM WATER RETENTION BASIN (WET) DEER CREEK RD W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W LOT 2 7.18 Ac LOT 1 15.88 Ac ROW 4.19 Ac 70 ' 110' 70 ' 110' 28 ' 3 7 ' 113' 65 ' 146' 12 9 ' 6 7 ' 6 5 ' 6 3 ' 3 ' 152' 2 8 ' 8 5 ' 23 ' 135 ' 1 1 0 ' 65' 1 1 0 ' 65' 65' 1 1 0 ' 65' 12 8 ' 78' 93 ' 74 ' 54 ' 1 1 0 ' 90' 45' 40' 3' 65' 1 1 0 ' 65' 65' 1 1 0 ' 65' 43' 50' 130 ' 22' 81 ' 11 1 ' 65' 65' 11 1 ' 58'31' 2 4 ' 11 2 ' 31 ' 14' 116' 29 ' 76 ' 105' 63' 8 2 ' 3 2 ' 10 0 ' 105' 50' 1 1 5 ' 38' 111' 3 6 ' 11 0 ' 9' 5 6 ' 110' 65 ' 12 7 ' 24' 70'25' 1 4 3 ' 2 8 3 ' 170' 1 7 6 ' 1 6 5 ' 78 ' 116' 78 ' 116' 8 0 ' 20 ' 54 ' 109' 3 8 ' 4 7 ' 5 9 ' 110 ' 6 5 ' 6 5 ' 110 ' 8 ' 5 7 ' 6 5 ' 110 ' 10 5 ' 47' 12 1 ' 8'90' 51' 11 0 ' 65' 65' 1 1 0 ' 65' 65' 11 0 ' 22'43' 65' 1 0 9 ' 92' 53' 1 0 6 ' 23' 64' 65' 1 1 0 ' 65' 65' 1 1 0 ' 65' 65' 1 1 0 ' 23 6 ' 174' 19 5 ' 90' 80 ' 10 '26' 35 4 ' 76' 1 3 5 ' 53 ' 18 8 ' 24' 125' S S S S S S S S SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W S S S S S S S S S S S S S S S S SS SS SS SS SS S S S S ST ST ST ST ST ST ST ST ST ST S T S T ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T ST ST ST ST ST ST ST ST ST ST ST24' 125' W W W W W W W W W W W W W W W W W W W W W W . W W W W W ST ST ST ST W ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST S S S S S S ST OUTLOT A 459 SF S T S T S T S T S T S S ST 1 7,150 SF 2 7,150 SF 3 8,243 SF 7 7,150 SF5 7,144 SF 6 7,150 SF 9 8,809 SF 10 7,150 SF 11 7,150 SF 12 7,983 SF 14 9,066 SF 8 8,685 SF 23 10,478 SF 25 7,150 SF 28 18,466 SF 22 10,259 SF 27 7,126 SF 33 15,579 SF 32 7,152 SF 31 9,985 SF 29 9,184 SF 30 8,677 SF 20 7,150 SF 21 7,150 SF 19 17,967 SF 18 9,592 SF 17 11,937 SF 15 7,700 SF 16 7,183 SF 24 7,150 SF 4 7,854 SF 101 41,972 SF 102 47,607 SF 26 18,267 SF 13 8,777 SF 103 61,340 SF 101753.870ZZ CHK 113761.534ZZ CHK 120761.516ZZ CHK 121761.485ZZ CHK 31395747.262SAN MH 536870912767.792IRON FOUND N4RB YPC 18789536871236766.550IRON FOUND N4RB YPC 18789 536871480769.557BM ARROW BOLT 536871611759.203DRIPLINE 536871619772.968DRIPLINE 13 . 5 1 % 07-SPD 02-CVW 03-CCH 03-CVW 01-BPF03-CCN 03-QXW 03-LTT 03-AXG 03-QRC 03-CVW 02-NSB 02-COH 03-SMP 03-QRC 01-NSB 02-GBT 01-AXG 01-OVE 02-COH 01-PTN 03-CCH 02-CAP 03-PTN 01-CCA 01-CCT 03-QMC 02-QRL 02-CCA 01-CCA 03-CCT 01-QRC 04-CVW 01-AXG 04-OVE 01-QXW 03-QBS 02-OVE 02-CAP 02-GBT 02-PTN 01-QMC 02-AXG 01-CCT 03-CCA 01-CAP 02-AXG 01-CVW 03-TMH 02-QBS 04-CCA 03-PXA 01-QXW 03-CCH 02-TTP 03-QXW 01-AXG 02-PTN 01-AXG 01-CCH 03-PXA 02-CCH 03-GBT 02-CCN 02-TTP 01-PXA 01-AXG 02-TTP 02-QBS 02-CCT 03-QRL 03-LSR 02-LSR 03-COS 02-COH 04-BPF 02-NSB 01-TTP 02-CAP 08-CAB 02-CCN 05-MAO 05-SMP 08-CAB 01-COH 05-SMP 05-MAO 19-AXF 05-SXB 03-CCA 08-JXM 02-AXG 03-QRL 01-GDE 01-CAP 01-NSB 02-CCA 03-LSR 02-GDE 01-GBT 03-MIP 02-TMH01-CAP 03-QMC LANDSCAPE REQUIREMENTS 14-5E-7: STREET TREE REQUIREMENTS: A. STREET TREES ADJACENT TO PUBLIC RIGHT OF WAY: 1. ON SINGLE FRONTAGE LOTS, ONE LARGE TREE IS REQUIRED FOR EVERY FORTY (40) LINEAR FEET OF FRONTAGE OR ONE SMALL TREE FOR EVERY THIRTY (30) LINEAR FEET OF FRONTAGE, BUT NOT LESS THAN ONE TREE PER LOT. 3,325 LF FRONTAGE / 40 = 83 REQUIRED 115 PROVIDED 2. ON LOTS WITH MORE THAN ONE FRONTAGE, ONE TREE IS REQUIRED FOR EVERY SIXTY (60) LINEAR FEET OF FRONTAGE. 2,484 LF FRONTAGE / 60 = 41 REQUIRED 72 PROVIDED 14-5E-8: TREE REQUIREMENTS FOR RESIDENTIAL USES: A. MINIMUM REQUIREMENTS: 1. FOR LOTS CONTAINING TWO-FAMILY DWELLINGS, MULTI-FAMILY DWELLINGS, OR GROUP LIVING USES, TREES MUST BE PLANTED ON SITE AT A MINIMUM RATIO OF AT LEAST ONE TREE FOR EVERY FIVE HUNDRED FIFTY (550) SQUARE FEET OF TOTAL BUILDING COVERAGE OF THE LOT. ANY COMBINATION OF SMALL AND LARGE TREES IS ALLOWED, PROVIDED THIS COVERAGE RATIO IS MET. (LOT 19) = 5,698 SF / 550 SF =10 REQUIRED 11 PROVIDED (LOT 26) = 5,698 SF / 550 SF =10 REQUIRED 11 PROVIDED (LOT 28) = 5,698 SF / 550 SF =10 REQUIRED 12 PROVIDED (LOT 33) = 5,698 SF / 550 SF =10 REQUIRED 11 PROVIDED (LOT 101) = 14,153 SF / 550 SF =26 REQUIRED 26 PROVIDED (LOT 102) = 17,203 SF / 550 SF =31 REQUIRED 31 PROVIDED (LOT 103) = 21,502 SF / 550 SF =39 REQUIRED 40 PROVIDED (LOT 03) = 17,369 + 1,219(20) 41,749 SF / 550 SF =76 REQUIRED 80 PROVIDED LANDSCAPE LEGEND PLANTS: PROPOSED LARGE DECIDUOUS TREE* PROPOSED SMALL DECIDUOUS TREE* PROPOSED EVERGREEN TREE* PROPOSED SHRUB 10' UTILITY EXCLUSION FOR TREES **SPECIES AS LABELED; PLANTING LOCATION TO BE VERIFIED BY DRIVES, SIGHT TRIANGLES, AND UTILITIES. STREET TREES SHALL BE INSTALLED A MINIMUM OF 10 LF FROM HYDRANTS, MANHOLES, AND INTAKES. SINGLE FAMILY STREET TREES SHALL BE INSTALLED BY LOT OWNER DURING HOME CONSTRUCTION TO PREVENT CONSTRUCTION DAMAGES** PLANT SCHEDULE LOCATED ON SHEET L-02 =1" WHEN PRINTED ON 22"x34" SHEET 0 25 50 10075 50' STREET TREES SHALL BE INSTALLED BY LOT OWNER DURING HOME CONSTRUCTION. MA T C H L I N E : L - 0 2 L- 0 1 DEER CREEK RD Landscaping Plan is subject to Zoning Code standards which will be reviewed with the site plan. The plan shown here is a concept and is subject to change in compliance with those standards. SHEET NUMBER:PROJECT NO: ISSUED DATE: PROJECT MANAGER: REVISION: PROJECT NAME: CLIENT: SHEET NAME: ENGINEER: REVISION LOG: REV DESCRIPTION DATE © --CITY SUBMITTAL #1 09-14-22 1025 WELCH WESTERN HOME GPD OF IOWA CITY WESTERN HOME INDEPENDENT LIVING SERVICES, INC. A CITY SUBMITTAL #2 11-15-22 B CITY SUBMITTAL #3 12-09-22 C CITY SUBMITTAL #4 12-15-22 CONCEPT LANDSCAPE PLAN L-01 PLANT SCHEDULE LOCATED ON SHEET L-02 D 11-13-2024 D CITY SUBMITTAL #5 11-13-24 MATCHLINE: L-01 L-02 W W W W W W W W W W W W W W W LOT 3 4.23 Ac 65' 65' 1 1 0 ' 2 3 6 ' 174' 19 5 ' 80 ' 10 ' 35 4 ' 18 8 ' 24' 125' SS SS ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST 24' 125' W W W W W W W W W W ST ST ST ST ST ST ST ST ST ST W W W W W W W W W W W W W ST ST ST STSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS ST ST ST 7,150 SF 101 41,972 SF 102 47,607 SF 536870912767.792IRON FOUND N4RB YPC 18789536871236766.550IRON FOUND N4RB YPC 18789 536871480769.557BM ARROW BOLT 40312741.803COMM PED 40313741.461COMM PED 40374738.839SAN MH 14.4 S 40800741.490IRON FOUND N4RB YPC 18769 40801743.666IRON FOUND N4RB YPC 18769 40802737.904IRON FOUND N4RB YPC 71065751.524WALL FACE B 71066751.566WALL FACE 71067750.906WALL FACE 71080751.576STAIR B 71081748.686STAIR 71086748.669STAIR B 71087751.603STAIR 07-SPD 03-CCH 03-CVW 01-BPF03-CCN 03-QXW 03-LTT 03-AXG 02-NSB 01-MIP 03-CAP 02-CBF 02-NSB 03-CAP 01-AAS 03-GDE 03-AAS 02-LTT 03-MIP 02-CCN 02-MIP 03-TMH 03-AAS 04-COS 05-SPD 01-LSR 03-CBF 03-QRL 03-LSR 10-PAC 02-BPF 04-MIP 02-GDE 02-MIP 01-PTN 02-CBF 02-LSR 03-COS 02-COH 04-BPF 03-CCN 02-NSB 08-CAB 05-SMP 08-CAB 02-PAN 02-LTT 01-CBF 02-CVW 01-COH 05-SMP 05-MAO 06-CAS 07-JXM 03-CAB 01-BPF 07-JXM 06-CAS 04-SMP 04-SXB 03-CAB 19-AXF 05-SXB 02-PSE LANDSCAPE REQUIREMENTS 14-5E-7: STREET TREE REQUIREMENTS: A. STREET TREES ADJACENT TO PUBLIC RIGHT OF WAY: 1. ON SINGLE FRONTAGE LOTS, ONE LARGE TREE IS REQUIRED FOR EVERY FORTY (40) LINEAR FEET OF FRONTAGE OR ONE SMALL TREE FOR EVERY THIRTY (30) LINEAR FEET OF FRONTAGE, BUT NOT LESS THAN ONE TREE PER LOT. 3,325 LF FRONTAGE / 40 = 83 REQUIRED 115 PROVIDED 2. ON LOTS WITH MORE THAN ONE FRONTAGE, ONE TREE IS REQUIRED FOR EVERY SIXTY (60) LINEAR FEET OF FRONTAGE. 2,484 LF FRONTAGE / 60 = 41 REQUIRED 72 PROVIDED 14-5E-8: TREE REQUIREMENTS FOR RESIDENTIAL USES: A. MINIMUM REQUIREMENTS: 1. FOR LOTS CONTAINING TWO-FAMILY DWELLINGS, MULTI-FAMILY DWELLINGS, OR GROUP LIVING USES, TREES MUST BE PLANTED ON SITE AT A MINIMUM RATIO OF AT LEAST ONE TREE FOR EVERY FIVE HUNDRED FIFTY (550) SQUARE FEET OF TOTAL BUILDING COVERAGE OF THE LOT. ANY COMBINATION OF SMALL AND LARGE TREES IS ALLOWED, PROVIDED THIS COVERAGE RATIO IS MET. (LOT 19) = 5,698 SF / 550 SF =10 REQUIRED 11 PROVIDED (LOT 26) = 5,698 SF / 550 SF =10 REQUIRED 11 PROVIDED (LOT 28) = 5,698 SF / 550 SF =10 REQUIRED 12 PROVIDED (LOT 33) = 5,698 SF / 550 SF =10 REQUIRED 11 PROVIDED (LOT 101) = 14,153 SF / 550 SF =26 REQUIRED 26 PROVIDED (LOT 102) = 17,203 SF / 550 SF =31 REQUIRED 31 PROVIDED (LOT 103) = 21,502 SF / 550 SF =39 REQUIRED 40 PROVIDED (LOT 03) = 17,369 + 1,219(20) 41,749 SF / 550 SF =76 REQUIRED 80 PROVIDED LANDSCAPE LEGEND PLANTS: PROPOSED LARGE DECIDUOUS TREE* PROPOSED SMALL DECIDUOUS TREE* PROPOSED EVERGREEN TREE* PROPOSED SHRUB 10' UTILITY EXCLUSION FOR TREES **SPECIES AS LABELED; PLANTING LOCATION TO BE VERIFIED BY DRIVES, SIGHT TRIANGLES, AND UTILITIES. STREET TREES SHALL BE INSTALLED A MINIMUM OF 10 LF FROM HYDRANTS, MANHOLES, AND INTAKES. SINGLE FAMILY STREET TREES SHALL BE INSTALLED BY LOT OWNER DURING HOME CONSTRUCTION TO PREVENT CONSTRUCTION DAMAGES** PLANT SCHEDULE LOCATED ON SHEET L-02 =1" WHEN PRINTED ON 22"x34" SHEET 0 25 50 10075 50' STREET TREES SHALL BE INSTALLED BY LOT OWNER DURING HOME CONSTRUCTION. MA T C H L I N E : L - 0 2 L- 0 1 CA M P C A R D I N A L R O A D DEER CREEK RD GA T H E R I N G P L A C E L A N E Landscaping Plan is subject to Zoning Code standards which will be reviewed with the site plan. The plan shown here is a concept and is subject to change in compliance with those standards. SHEET NUMBER:PROJECT NO: ISSUED DATE: PROJECT MANAGER: REVISION: PROJECT NAME: CLIENT: SHEET NAME: ENGINEER: REVISION LOG: REV DESCRIPTION DATE © --CITY SUBMITTAL #1 09-14-22 1025 WELCH WESTERN HOME GPD OF IOWA CITY WESTERN HOME INDEPENDENT LIVING SERVICES, INC. A CITY SUBMITTAL #2 11-15-22 B CITY SUBMITTAL #3 12-09-22 C CITY SUBMITTAL #4 12-15-22 CONCEPT LANDSCAPE PLAN L-02D11-13-2024 D CITY SUBMITTAL #5 11-13-24 MATCHLINE: L-01 L-02 GENERAL LANDSCAPE PLANTING NOTES: 01 CONTRACTOR TO LOCATE ALL UTILITIES PRIOR TO EXCAVATION. BEFORE COMMENCEMENT OF ANY WORK, CONTACT IOWA ONE CALL (1-800-292-8989 OR 811) AT LEAST 48 HOURS PRIOR TO DIGGING. REPAIR DAMAGE TO UTILITIES AND STRUCTURES IMMEDIATELY. 02 PRIOR TO PLANT MATERIAL INSTALLATION, THE LANDSCAPE OR OWNER'S REPRESENTATIVE SHALL APPROVE PLANT LOCATIONS. FIELD ADJUSTMENTS OF PROPOSED PLANT LOCATIONS LISTED ON PLAN MAY BE REQUIRED TO MINIMIZE POTENTIAL INTERFERENCE WITH EXISTING OR RELOCATED UTILITIES OR IMPROVE MAINTENANCE CONDITIONS. 03 PRIOR TO INSTALLATION, ALL TREE PLANTING LOCATIONS SHALL BE FLAGGED AND PLANTING BEDS SHALL BE DELINEATED FOR APPROVAL BY THE PROJECT LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE. CONTACT THE PROJECT LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE ONE WEEK PRIOR TO ANTICIPATED PLANT MATERIAL INSTALLATION DATE FOR FINAL LAYOUT APPROVAL. 04 ALL PLANT MATERIALS SHALL AT LEAST MEET MINIMUM REQUIREMENTS SHOWN IN THE "AMERICAN STANDARD FOR NURSERY STOCK" (ANSI Z60.1-LATEST EDITION). Any tree planted within the street right of way must have a single trunk, with a minimum of four feet (4') from grade to the first branch, at the time of planting and must conform to the requirements of title 10, chapter 8, "Trees And Plant Materials", of this code. (Ord. 05-4186, 12-15-2005; amd. Ord. 12-4472, 4-3-2012) 05 PLANT QUANTITIES ARE FOR CONTRACTOR'S CONVENIENCE. DRAWINGS SHALL PREVAIL WHERE DISCREPANCIES OCCUR. 06 NO PLANT MATERIAL SHALL BE SUBSTITUTED WITHOUT THE AUTHORIZATION OF THE LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE. 07 BED PREPARATION AND MULCHING NOTES: IMPORTED TOPSOIL, IF REQUIRED, SHALL BE: FERTILE, FRIABLE, NATURAL TOPSOIL, WITH A CLAY CONTENT NOT EXCEEDING 30% AND ORGANIC MATTER CONTENT NOT LESS THAN 5% FREE FROM LUMPS, COARSE SANDS, STONES, ROOTS, STICKS, AND OTHER FOREIGN MATERIAL, WITH ACIDITY RANGE OF BETWEEN Ph 6.0 and 6.8. 08 PLANTING SOIL: PLANTING SOIL (i.e. BACKFILL AREAS AROUND ROOT BALLS AS SHOWN ON TREE/SHRUB INSTALLATION DETAIL) SHALL BE AMENDED. THOROUGHLY MIX 4 PARTS TOPSOIL, 1 PART COMPOST, 1 PART SAND. TOPSOIL SHALL BE AS SPECIFIED WITHIN THE NOTE ABOVE. COMPOST SHALL BE FINELY SCREENED GRADED TO PASS SIEVE AS FOLLOWS: -MINIMUM OF 85% BEING 1/4" OR SMALLER (DRY BASIS RESULT). -MINIMUM OF 70% BEING 5/32" OR SMALLER (DRY BASIS RESULT). -WITH CLUMPS OR PARTICLES 3/4" DIAMETER OR GREATER. SAND SHALL BE C33 WASHED CONCRETE SAND, OR APPROVED EQUAL. 09 UNLESS OTHERWISE STATED, ALL GRASS/PERENNIAL MASSINGS ARE TO BE EVENLY SPACED IN TRIANGULAR PATTERN ARRANGEMENT. 10 PRIOR TO MULCHING ALL PLANTING BED AREAS, APPLY COMMERCIAL GRADE PRE-EMERGENT HERBICIDE (PREEN OR APPROVED EQUAL), PER MANUFACTURE'S DIRECTIONS, TO ALL PLANTING BEDS. 11 PROVIDE A MINIMUM 3" DEPTH OF SHREDDED HARDWOOD AND/OR ROCK MULCH IN ALL TREE PLANTING BEDS. ALL ROCK MULCH BEDS SHALL BE 3"-4" IN DEPTH, WITH FILTER FABRIC SEPARATING SOIL FROM ROCK MULCH. 12 PROVIDE 3" DEPTH MIN. OF SHREDDED HARDWOOD AND/OR ROCK MULCH IN ALL SHRUB/ORNAMENTAL GRASS/PERENNIAL BEDS. 13 PROVIDE ALL TREES WITH A MINIMUM 3" DEPTH OF SHREDDED HARDWOOD MULCH. MULCH RINGS FOR TREES SHALL BE A MINIMUM SIX FOOT (6') DIAMETER AND CONTAIN SPADE EDGING AT MULCH RING EDGE UNLESS NOTED OTHERWISE. 14 PROVIDE AND MAINTAIN POSITIVE DRAINAGE THROUGHOUT CONSTRUCTION AND INSTALLATION. DO NOT ALLOW ADDITION OF TOPSOIL, PLANTING SOIL OR MULCH TO DETER POSITIVE DRAINAGE OR TO CREATE AREA OF LOCALIZED PONDING. 15 NURSERY TAGS SHALL BE LEFT ON PLANT MATERIAL UNTIL LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE HAS COMPLETED THE INITIAL ACCEPTANCE. 16 CONTAINER GROWN STOCK SHALL HAVE THE CONTAINER REMOVED AND THE ROOT BALL CUT THROUGH THE SURFACE IN TWO VERTICAL LOCATIONS. 17 ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER GROWN AS SPECIFIED. NO CONTAINER STOCK WILL BE ACCEPTED IF IT IS ROOT BOUND. ALL ROOT WRAPPING MATERIAL MADE OF SYNTHETICS, PLASTICS, BURLAP, TWINE, ETC. SHALL BE REMOVED AT TIME OF PLANTING. 18 AS NEEDED, STAKE ALL NEWLY PLANTED TREES RELATIVE TO WIND EXPOSURE. ALL PLANTS SHALL BE SET PLUMB TO GROUND AND FACED FOR BEST APPEARANCE. AS NECESSARY, PRUNE DEAD BRANCHES OR THOSE THAT COMPROMISE APPEARANCE AND STRUCTURE TO A MAX OF 1/3 THE PLANT. 19 CONTRACTOR SHALL WATER AND MAINTAIN ALL SEEDED/SODDED AREAS AS WELL AS ALL PLANTS UNTIL GROUND FREEZES. MAINTENANCE INCLUDES WEEDING, MULCHING, AND OTHER NECESSARY RELATED OPERATIONS UNTIL INITIAL ACCEPTANCE. INITIAL ACCEPTANCE IS CONSIDERED TO BE THE DATE AT WHICH PLANTING AND MULCHING, ETC., PER LANDSCAPE PLAN, HAS BEEN COMPLETED AND APPROVED BY LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE. 20 THE REQUIRED LANDSCAPING, BOTH EXISTING AND PROPOSED, SHALL BE MAINTAINED FOR LIFE OF THE CERTIFICATE OF OCCUPANCY. 21 ALL PLANT MATERIAL SHALL BE GUARANTEED TO BE IN VIGOROUS GROWING CONDITIONS FOR A PERIOD OF ONE (1) YEAR FROM DATE OF INITIAL ACCEPTANCE. ALL PLANT MATERIALS THAT ARE DEAD OR IN AN UNHEALTHY OR UNSIGHTLY STATE ARE REQUIRED TO BE REPLACED AT NO ADDITIONAL COST TO THE OWNER FOR UP TO ONE YEAR OF INITIAL ACCEPTANCE. 22 SURFACE RESTORATION FOR ALL AREAS DISTURBED BY CONSTRUCTION SHALL BE TURF GRASS LAWN SOD, WITH AN ALTERNATE OPTION TO BE TURF GRASS LAWN SEED. ALL SEED & SOD APPLICATION NOTES ARE LISTED SEPARATELY. CONTRACTOR SHALL FOLLOW MANUFACTURER'S RECOMMENDED SPECIFICATIONS FOR PRODUCT INFORMATION & INSTALLATION. FOR ALL SURFACE RESTORATION, PLANTING PRACTICES, AND ANY OTHER LANDSCAPING WORK NOT ADDRESSED VIA MANUFACTURER'S SPECIFICATIONS, CONTRACTOR SHALL FOLLOW IOWA SUDAS SPECIFICATIONS DIVISION 09: SITE WORK AND LANDSCAPING OF IOWA. TREE & SHRUB PLANTING NOTES: 03 REMOVE TOP 2/3 OF WIRE BASKET AND BURLAP ONCE PLACED INTO PLANTING HOLE. REMOVE ALL SISAL AND SYNTHETIC TWINE. 04 TRUNK FLARE SHOULD BE EXPOSED BEFORE DETERMINING PLANTING HOLE DEPTH. PLANT TREE WITH TRUNK FLARE 1-2" MAXIMUM ABOVE ORIGINAL GRADE, AVOID PLANTING TREE TOO DEEPLY. 05 PLANTING HOLE TO BE AT MINIMUM 3 TIMES THE WIDTH OF ROOTBALL AT SOIL SURFACE, SLOPING TO THE WIDTH OF ROOT BALL AT BASE. PLANTING HOLE WIDTH NEAR SURFACE IS INCREASED TO 5 TIMES THE WIDTH OF ROOTBALL WHEN SOILS ARE HIGHLY COMPACTED OR HEAVY IN CLAY CONTENT. 06 SCARIFY PLANTING HOLE TO HELP ELIMINATE THE CREATION OF A SOIL INTERFACE. 07 PLACE ROOTBALL ON COMPACTED & LEVELED SUBGRADE. 08 REMOVE EXISTING SOIL FROM EXCAVATED PLANTING PIT AND REPLACE WITH PLANTING SOIL. WHILE BACKFILLING, WORK PLANTING SOIL AROUND ROOTBALL TO MINIMIZE LARGE AIR POCKETS AND ENSURE BETTER VERTICAL SUPPORT. 09 AVOID MOUNDING MULCH & MAKING CONTACT WITH TRUNK. FORM 2-3" SHREDDED HARDWOOD MULCH RING SAUCER TO HELP HOLD WATER DURING ESTABLISHMENT. DIAMETER OF MULCH AREA SHOULD BE KEPT CLEAR OF GRASS, WEEDS, ETC. TO REDUCE COMPETITION WITH TREE ROOTS. 10 UNDISTURBED SOIL. 11 ONLY LIGHTLY PRUNE AND REMOVE DAMAGED OR DEAD BRANCHES. 12 SPADE EDGING, TYP. UNLESS OTHERWISE NOTED ON PLAN. 13 REFER TO LANDSCAPE PLAN FOR PLANT SPACING, LOCATIONS. 14 6" MINIMUM WIDER HOLE THAN CONTAINER ON ALL SIDES. STAKING NOTES: 00 TREE STAKING SHALL ONLY BE USED IF NOTED, IN HIGH WIND AREAS, OR AREAS OF HEAVY ADJACENT PEDESTRIAN TRAFFIC. 01 STAKING WIRE THROUGH RUBBER HOSE SET LOOSE TO ALLOW FOR TRUNK TAPER AND DETRIMENTAL GROWTH. TREE SHOULD ALLOW LIMITED MOVEMENT. 02 STEEL FENCE POST STAKE DRIVEN INSIDE MULCH RING DIAMETER. DRIVE STAKES 1'-0" INTO UNDISTURBED SOIL BELOW ROOTBALL. 01 02 03 04 05 06 07 08 09 12 11 14 12 11VARIES VARIES 10 00 13 06 07 10 08 TREE PROTECTION FENCING NOTES: 00 TYPICAL ALL TREES NOTED FOR PROTECTION ON SITE PLANS. 01 04'-0" HIGH VISIBILITY ORANGE CONSTRUCTION FENCE. 02 WRAP TREE TRUNK WITH DIMENSIAL LUMBER (2X4,6,9,10). DEPENDING UPON THE TRUNK DIAMETER AND SIZE OF TREE, LENGTH SHALL EXTEND ENTIRETY OF EXPOSED TRUNK TO BRANCHES. SECURE WITH METAL/PLASTIC/POLYESTER STRAPS IN 3 LOCATIONS. 03 STEEL FENCE POSTS AT MIN. 8'-0" O.C. 04 INSTALL FENCING 5' BEYOND DRIP LINE OF PROTECTED TREE. ELEVATION 4' - 0 " 5'-0"5'-0"8'-0 " 5'-0 " 04 03 02 03 02 01 PLAN 01 SHEET NUMBER:PROJECT NO: ISSUED DATE: PROJECT MANAGER: REVISION: PROJECT NAME: CLIENT: SHEET NAME: ENGINEER: REVISION LOG: REV DESCRIPTION DATE © --CITY SUBMITTAL #1 09-14-22 1025 WELCH WESTERN HOME GPD OF IOWA CITY WESTERN HOME INDEPENDENT LIVING SERVICES, INC. A CITY SUBMITTAL #2 11-15-22 B CITY SUBMITTAL #3 12-09-22 C CITY SUBMITTAL #4 12-15-22 CONCEPT LANDSCAPE PLAN DETAILS L-03D11-13-2024 D CITY SUBMITTAL #5 11-13-24 ATTACHMENT 4 Building #103 Renderings ATTACHMENT 5 Applicant’s Statement Welch Design and Development, LLC Page 1 Project #1025 October 27, 2024 APPLICANT’S STATEMENT FOR REZONING W e s t e r n H o m e G P D I C Please accept the following Applicant Statement submitted on behalf of Western Home Independent Living Services. Western Home Communities was founded in 1911 and is a non-profit community service organization based in Cedar Falls, IA with senior living communities throughout northeast and central Iowa. Western Home owns and manages independent living communities (over 900 units), multiple assisted living communities with specialized memory support, nursing cottages and over 250 villas for active living. In addition, the main campus includes a wellness and community center with a swimming pool, walking track, event center, salon, market, two restaurants and outpatient therapy. Western Home is excited to become an asset to the Iowa City community and is submitting the rezoning application to request a change in zoning to allow for the development of a senior housing community with continuum of care options in a mix of single-family homes, condominiums, townhomes, assisted living/memory care cottages and a community center on approximately 31 acres. Nearly one-third of the property will remain undeveloped to preserve and protect woodlands and sensitive slopes. The intent of this rezoning application is to make a modification to the rezoning and associated OPD plan previously in December 2022. There were three changes to the site. The first change was the removal of one home along the east side of Clara Court. This home was removed as a result of further analysis of the site grades. Removing this unit allowed for a reduction in the amount of retaining wall required. The second change was to the street grades along the south end of Gathering Place Lane. The street was lowered in this area to convert four units from walk-out style to slab-on-grade style homes. The third change converts the Camille Court area from five single-family, walk-out style homes to a single building with rehabilitation and wellness areas for residents on the ground floor and two levels of congregate living above the ground floor. Each change was made in response to Western Home’s analysis of the market conditions and feedback from potential residents. These changes allow Western Home to offer a greater variety of cost options for future residents. The horizontal improvements, including grading and utility installation, are currently underway. Roadway paving is anticipated to occur later this year. The single-family homes and duplexes will be the first to be constructed, followed by the three multi-family buildings, and townhomes. The final phase will include the assisted living/memory care cottages, but that timeframe may move up depending on demand. The entire development will be constructed and completed in five years. Thank you for your consideration of this rezoning application. Sincerely, Michael J. Welch, PE ATTACHMENT 6 Summary Report for Good Neighbor Meeting Summary Report for Good Neighbor Meeting Project Name: ___________________________Project Location: _________________________ Meeting Date and Time: ________________________________________________________ Meeting Location: _____________________________________________________________ Names of Applicant Representatives attending: ______________________________________ ______________________________________ Names of City Staff Representatives attending: _______________________________________ Number of Neighbors Attending: ________ Sign-In Attached? Yes ______ No ______ General Comments received regarding project (attach additional sheets if necessary)- _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ Concerns expressed regarding project (attach additional sheets if necessary) - _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ Will there be any changes made to the proposal based on this input? If so, describe: ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ Staff Representative Comments ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ Western Home GPD IC Gathering Place Lane November 6, 2024, 4:00 - 5:30 pm St Andrew Presbyterian Church, 140 Gathering Place Lane, Iowa City Michael Welch - Shoemaker & Haaland (formerly Welch Design and Development) Pat O'Leary, Kris Hansen, Angela Evans, Andrew Finnegan, Western Home Rachael Schaefer 8-10 X 5-6 Neighbors who currently live to the east in Walnut Ridge attended. The head of their HOA did not receive notification of the meeting but his neighbor told him about it. Their comments were centered on how visible the new building (Bldg 103) would be from their properties in Walnut Ridge. There was also discussion regarding the fact that the plan being presented was identical to the plan presented to them during the original rezoning other than the changes on Camille Court. 2 or 3 neighbors from the Cardinal Ridge neighborhood attended as well Their comments were focused on understanding the project limits and ensuring that the woodlands would remain. Building height and visibility (or lack thereof) from Walnut Ridge Walnut Ridge neighbors wanted assurance that the plan would not extend sidewalks or roads into their neighborhood. Walnut Ridge neighbors were concerned that the project proposed would construct a large-scale building similar to what was proposed a number of years ago before Western Home was involved with the property. They were relieved to learn that there would not be a large-scale building. No changes are being proposed. The neighbors seemed reassured that the proposed project was maintaining single-family, and modest congregate living buildings. They also expressed support for the planned variety of the exteriors of the single-family units. Agenda Item #5 Case No. REZ24-0009 Location: 500 ACT Drive STAFF REPORT To: Planning and Zoning Commission Item: REZ24-0009 500 ACT Drive of Iowa City Prepared by: Anne Russett, Senior Planner Date: November 20, 2024 GENERAL INFORMATION: Applicant/Owner: Brad Spillman ACT, Inc Brad.spillman@intermediaryed.org Contact Person: Steve Long Salida Partners steve@salidapartners.com Jim Bergman Iceberg Development jim@inbice.com Requested Action: Rezoning Office Research Park (ORP)/Interim Development Research Park (ID-RP) to Mixed-Use (MU) Purpose: Rezoning to MU to allow both residential and office uses Location: East of N Dodge St and south of Interstate 80 Location Map: Size: 48.6 Acres Existing Land Use; Zoning: Office Research Park (ORP)/Interim Development Research Park (ID-RP) 2 Surrounding Land Use; Zoning: North: Undeveloped; Interim Development Research Park (ID-RP) South: Undeveloped; ID-RP East: Undeveloped; ID-RP and Interim Development Single-Family Residential (ID- RS) West: Office buildings; Office Research Park (ORP) and Neighborhood Public (P-1) Comprehensive Plan: Office Research Development Center District Plan: Northeast District Plan Neighborhood Open Space District: NE1 Public Meeting Notification: Property owners and occupants within 500’ of the property received notification of the Planning and Zoning Commission public meeting. A rezoning sign was posted at the intersection of ACT Place and N Scott Blvd. File Date: October 29, 2024 45 Day Limitation Period: December 14, 2024 BACKGROUND INFORMATION: The applicant, ACT, Inc. is requesting approval for the rezoning of 48.6 acres of land from Office Research Park (ORP) / Interim Development Research Park (ID-RP), to Mixed-Use (MU) for land located east of N. Dodge St. and south of Interstate 80. The proposed development would allow for a mix of residential, commercial and office buildings. The rezoning exhibit and Applicant’s Statement are attached. [Attachments 2 and 3] The subject property was annexed into the City between 1969 and 1972. It contains four parcels which have never been platted. The largest of the parcels contains existing surface parking and two buildings that formerly housed ACT’s operations. Most of the space within these buildings is currently vacant except a small portion that is still being used by ACT for offices. The subject property also contains two private streets. ACT Place runs north from N. Scott Blvd. ACT Drive runs in a circular fashion and connects with N. Dubuque Rd. No specific development is currently being proposed; however, the developer has expressed interest in adaptively reusing some of the existing buildings into senior housing while also leaving a portion of the existing buildings for ACT office space. Good Neighbor Policy: The applicant held a good neighbor meeting on Thursday, October 24th. A summary of the meeting is attached. [Attachment 4] ANALYSIS: Current Zoning: The subject property is zoned Office Research Park (ORP) and Interim Development Research Park (ID-RP). The ORP zone is intended for areas with development of large office and research firms and other complementary uses. The zone allows office uses, hotels, 3 light manufacturing, and other more industrial type uses. The ID-RP zone is intended for areas with managed growth in which agricultural and other nonurban uses of land may continue until such time as the city is able to provide city services and urban development can occur. The only use permitted by right in this zone is plant related agricultural. All other uses allowed in the zone are allowed provisionally or though a special exception. Examples include detached single family homes, animal related commercial uses, utility scale solar facilities, and communication transmission facilities. Proposed Zoning: The applicant is proposing to rezone the subject property to the Mixed Use (MU) zone. The purpose of the MU zone is to provide a transition from commercial and employment centers to less intensive residential zones. The MU zone permits a mix of uses, which requires special consideration of building and site design. Table 1 shows the uses that are allowed in the MU zone. It includes a range of residential uses from detached single family to duplexes to multi-family dwellings. Multi-family dwellings are allowed at a density of 2,725 sq ft of lot area per unit. Based on the size of the subject property it could accommodate up to 778 dwelling units. MU also allows office uses and a variety of retail uses. Some institutional uses, like education facilities and religious/private group assembly uses are also allowed. The MU zone does not allow drive-through facilities. Table 1. Uses Allowed in the MU Zone Use Categories Subgroups MU Residential Group living uses Assisted group living PR Fraternal group living Independent group living Household living uses Attached single-family dwellings PR Detached single-family dwellings P Detached zero lot line dwellings PR Duplexes PR Group households PR Multi-family dwellings P Commercial Eating establishments S Office uses General office P Medical/dental office P Retail uses Alcohol sales oriented retail PR Hospitality oriented retail PR Personal service oriented PR Sales oriented PR Community service uses Community service - shelter S General community service S Daycare uses PR Educational facilities General PR Specialized PR 4 Parks and open space uses PR Religious/private group assembly uses PR Communication transmission facility uses PR *P = Permitted; PR = Provisional (subject to additional use specific standards); S = Special Exception (requires review and approval by the Board of Adjustment) Rezoning Review Criteria: Staff uses the following two criteria in the review of a rezoning: 1. Consistency with the comprehensive plan; 2. Compatibility with the existing neighborhood character. Compliance with Comprehensive Plan: The proposed development is reviewed using the IC2030 Comprehensive Plan and the Northeast District Plan. The Future Land Use Map of IC2030 identifies the subject property as appropriate for Office Research Development Center. The proposed MU zoning designation allows for commercial office development envisioned by the comprehensive plan. It also allows for residential uses. Although the FLUM does not envision residential uses there are principles outlined in the plan that speak to compatible infill development and the need for a diversity of housing types. Specifically, the plan states that “Quality infill development plays an important role in neighborhood reinvestment and may include rehabilitating existing structures or encouraging new development of vacant, blighted, or deteriorated property. Development of infill sites should add to the diversity of housing options without compromising neighborhood character or over- burdening infrastructure, including alleys and parking.” In terms of housing, the plan states that “A mix of housing types within a neighborhood provides residential opportunities for a variety of people, including singles, couples, families with children, and elderly persons. Integrating diverse housing sizes and types throughout the community increases the opportunity for people to live in the same neighborhood throughout the stages of life. A rich mix of housing within a neighborhood may include single- family homes on small and large lots, townhouses, duplexes, small apartment buildings, and zero- lot-line housing, as well as apartments in mixed- use buildings located in neighborhood commercial areas and the Downtown.” Based on conversations with the applicant there is an interest in adaptively reusing the existing structures, while also adding additional housing to the area. The proposed MU zone would allow the structures to adaptively reused, allow some office uses to continue, and also allow a diversity of housing types including single-family, duplex, and multi-family uses. The Northeast District Plan also provides some guidance on this area. It provides some flexibility in terms of land uses in this area. The plan states “Office uses could serve as a buffer between the interstate and residential areas. The current zoning map shows approximately 275 acres off office research park zoning adjacent to the interstate. Given the past rate of development of such uses, this amount of land devoted to office park uses may be unrealistic. Alternative uses, such as residential or the buffer area uses mentioned above, should be considered in this area.” Compatibility with Existing Neighborhood Character: The area surrounding the subject property is largely undeveloped. To the north and east is undeveloped land owned by ACT. The property is bordered on the south by N. Scott Blvd beyond which is more undeveloped land. To the west of the subject property is the Iowa City Community School District’s Center for Innovation and Oaknoll’s senior living community. The proposed MU zoning is consistent with the surrounding area. Much of the land remains 5 undeveloped. Those parcels that are developed include a mix of non-residential and multi-family uses. Transportation and Access and Utilities: The property is accessed from the west from N. Dubuque Rd. and from the south via ACT Place. ACT Place and a portion of N. Dubuque Rd are private streets. As part of the rezoning, staff requested a traffic study. [Attachment 5] The purpose of the traffic study is to account for the maximum allowable density and the commercial uses that are the highest traffic generators. The City Engineer has reviewed the traffic study and is satisfied with the results. The traffic study notes that additional delays may occur; however, future improvements are anticipated to help improve traffic operations within the site and surrounding transportation network. At this point, staff is not recommending any off-site transportation improvements. However, as the area around the subject property is rezoned for development staff will require future traffic studies to analyze the impacts of surrounding development. Since this area has never been platted, staff is recommending conditions to ensure that as the area develops an interconnected block and street network is developed through the subdivision process. Additionally, since the area and existing buildings are accessed via private streets staff is recommending conditions to ensure that as the uses change from office to residential uses that the existing streets comply with City street design and construction standards. Staff is recommending a condition that prior to issuance of building permits for the construction of new buildings or additions to existing buildings, the subject property shall go through the subdivision process and obtain approval of a preliminary and final plat. The applicant intends to adaptively re-use the existing buildings, which will require a building permit. Building permits may be issued for adaptive reuse prior to approval of a preliminary and final plat. However, any development beyond adaptive reuse of the existing buildings will require a subdivision prior to issuance of any building permits. At the time of preliminary and final platting, the private streets shall be dedicated as public right-of-way and an interconnected trail system must be identified. This would include identified connections to the pedestrian paths along N. Dodge St and N. Scott Blvd. Lastly, staff is recommending conditions related to the private streets to ensure they meet City street standards prior to the conversion and occupancy of the existing buildings to residential uses. Staff recommends that prior to issuance of any building permit, the owner shall either improve the private streets to City standards or escrow for 110% of the cost of improving the private streets. Regardless, prior to the issuance of a certificate of occupancy for the residential uses, the necessary improvements to the streets shall be made. These conditions ensure that as the buildings transition to residential uses any needed upgrades to the streets will be made prior to residents occupying the structures. Environmentally Sensitive Areas: The subject property contains regulated sensitive features. A sensitive areas development plan is not required at the time of rezoning; however, the applicant has provided a document outlining the regulated sensitive features on the site. [Attachment 6]. At the time of preliminary platting the applicant will be required to submit a sensitive areas development plan showing regulated sensitive features, proposed impacts, and construction limit lines. NEXT STEPS: Upon recommendation from the Planning and Zoning Commission, a public hearing will be scheduled for consideration by the City Council. 6 STAFF RECOMMENDATION: Staff recommends approval of REZ24-0009. A proposal to rezone approximately 48.6 acres of land located near 500 ACT Dr from Office Research Park (ORP) zone and Interim Development Research Park (ID-RP) zone to Mixed Use (MU) zone subject to the following conditions: a. Prior to issuance of building permits for the construction of new buildings or additions to existing buildings, the subject property shall go through the subdivision process and obtain approval of a preliminary and final plat. b. Prior to issuance of any building permit, the owner shall improve the private streets to City standards or escrow for 110% of the cost of improving the private streets to City standards. The City would also accept a letter of credit. If the City Engineer finds that the present condition of the private streets is found to sufficiently satisfy City standards, the City Engineer may release this condition in writing. c. Prior to issuance of a certificate of occupancy for any residential use the improvements shall be made to ensure that the private streets meet City standards prior to the buildings being converted to residences. If the City Engineer finds that the present condition of the private streets is found to sufficiently satisfy City standards, the City Engineer may release this condition in writing. d. At the time of preliminary and final platting, the following must be addressed: 1. Private streets shall be dedicated as public right-of-way. ATTACHMENTS: 1. Location & Zoning Maps 2. Rezoning Exhibit 3. Applicant’s Statement 4. Good Neighbor Meeting Summary 5. Traffic Study – Excerpt 6. Regulated Sensitive Features Approved by: _________________________________________________ Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Location & Zoning Maps N Do d g e S t ACT Cir N1stAve A C T P l N Scott Blvd A CT Pl N Scott Blvd N Dubuque Rd B u c k l e DownCir ACT R d Hick or y H e i g h t s L n A C T D r Tamarack Trl REZ24-0009 500 ACT Driveµ Prepared By: Sanzida Rahman Setu Date Prepared: October 2024 0 0.08 0.160.04 Miles An application to rezone approximately 48.6 acres of land from Office Research Park (ORP)/Interim Development Research Park (ID-RP), to Mixed-Use (MU) N Do d g e S t A C T C i r N 1 s t A v e N1stAve AC T C i r N Scott Blvd ACT Pl N S c o t t B l v d N Dubuque R d B u c k l e DownCir ACT R d Hickory H e i g h t s L n ACT D r Tamarack Trl CH1 ID-RP ID-RP ID-RS ORP P1 RM12 RR1 RS5 RS5 ORP P1 REZ24-0009 500 ACT Driveµ Prepared By: Sanzida Rahman Setu Date Prepared: October 2024 0 0.08 0.160.04 Miles An application to rezone approximately 48.6 acres of land from Office Research Park (ORP)/Interim Development Research Park (ID-RP), to Mixed-Use (MU) ATTACHMENT 2 Rezoning Exhibit PARCEL 4 38.8 ACRES EXISTING ZONING - ID-RP PARCEL 2 5.5 ACRES EXISTING ZONING - ORP PARCEL 1 4.2 ACRES EXISTING ZONING - ID-RP PARCEL 3 0.1 ACRES EXISTING ZONING - ORP P1 ZONING ORP ZONING ID-RS/ID-RP ZONING ID-RP ZONING RM-12 ZONING ID-RS/ID-RP ZONING 80 0 . 7 9 8 . 0 3 1 3 | S H I V E - H A T T E R Y . C O M PR E L I M I N A R Y - N O T F O R CO N S T R U C T I O N A B 1 2 3 4 A B C D E F 4 3 2 1 C D E F LEGEND: OWNER: ACT, INC. BRAD SPILLMAN 500 ACT DR. IOWA CITY, IOWA 52243 DEVELOPER: ICEBERG DEVELOPMENT GROUP, LLC JIM BERGMAN 7152 ELDORADO POINTE WES DES MOINES, IA 50266 APPLICANT: CTA ACQUISITION IOWA CITY, LLC STEVE LONG 308 E BURLINGTON #403 IOWA CITY, IA 52240 SITE INFORMATION TOTAL AREA = 48.6 ACRES REZONING EXHIBIT FROM OFFICE RESEARCH PARK (ORP) / INTERIM DEVELOPMENT RESEARCH PARK (ID-RP) TO MIXED USE (MU) IOWA CITY, IOWA PROPOSED REZONING MIXED USE MU SCOTT B L V D PARCEL NO. 1001327002 (PARCEL 1) AUDITOR'S PARCEL 2019026, IOWA CITY, JOHNSON COUNTY, IOWA, ACCORDING TO THE PLAT THEREOF RECORDED IN BOOK 62, PAGE 398, PLAT RECORDS OF JOHNSON COUNTY, IOWA. AND PARCEL NO. 1001327005 (PARCEL 2) AUDITOR'S PARCEL 2019025, IOWA CITY, JOHNSON COUNTY, IOWA, ACCORDING TO THE PLAT THEREOF RECORDED IN BOOK 62, PAGE 397, PLAT RECORDS OF JOHNSON COUNTY, IOWA. AND PARCEL NO. 1002401001 (PARCEL 3) A TRACT OF LAND IN THE SOUTHEAST QUARTER OF SECTION 2, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5TH P.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SECTION 2, THENCE SOUTHERLY ALONG THE EAST LINE OF SAID SECTION 2, 100.00 FEET TO A POINT, THENCE NORTHWESTERLY TO A POINT ON THE NORTH LINE OF SAID SOUTHEAST QUARTER OF SECTION 2 WHICH LIES 100.00 FEET WESTERLY OF THE POINT OF BEGINNING, THENCE EASTERLY ALONG SAID NORTH LINE OF THE SOUTHEAST QUARTER OF SECTION 2, 100.00 FEET TO THE POINT OF BEGINNING. EXCEPTING THEREFROM THAT PORTION CONVEYED TO THE CITY OF IOWA CITY FOR RIGHT-OF-WAY IN WARRANTY DEED RECORDED IN BOOK 6303, PAGE 859, RECORDS OF JOHNSON COUNTY, IOWA. AND PARCEL NO. 1001251003 (PARCEL 4) THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 1, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5th P.M., JOHNSON COUNTY, IOWA, LYING EAST OF THE EAST RIGHT OF WAY OF ACT DRIVE, FORMERLY KNOWN AS THE VACATED RIGHT OF WAY OF OLD DUBUQUE ROAD. NOT TO SCALE LOCATION MAP PROJECT LOCATION N 1 S T A V E SCOTT BLVD S C O T T B L V D HWY 1 / D O D G E S T INTERSTATE 80 TA M A R A C K T R L NORTH NORTH DR A W N B Y AP P R O V E D B Y IS S U E D F O R IS S U E D A T E FI E L D B O O K PR O J E C T N U M B E R Pr i n t e d :EX1 RE Z O N I N G EX H I B I T TS W CN H RE V I E W 10 / 0 4 / 2 0 2 4 22 4 0 0 0 9 8 8 0 IC E B E R G D E V E L O P M E N T AC T D E V E L O P M E N T - P H A S E 1 IO W A C I T Y , I A P: \ P r o j e c t s \ 2 0 2 4 \ 2 2 4 0 0 0 9 8 8 0 \ D e l i v e r a b l e s \ D r a w i n g s \ 1 _ C i v i l \ R e z o n i n g P h a s e 1 . d w g 10 / 4 / 2 0 2 4 2 : 3 2 : 2 7 P M ENGINEER: SHIVE-HATTERY, INC. CHARLES "NICK" HATZ II, PE NHATZ@SHIVE-HATTERY.COM 222 3RD AVENUE SE, SUITE 300 CEDAR RAPIDS, IOWA 52401 319-364-0227 SURVEYOR: SHIVE-HATTERY, INC. WADE WAMRE, PLS 222 3RD AVENUE, SUITE 300 CEDAR RAPIDS, IOWA 52401 ATTACHMENT 3 Applicant’s Statement Project 2240009880 October 4, 2024 City of Iowa City Neighborhood & Development Services & Planning & Zoning Commission Phone | 319-356-5000 RE: Proposed Rezoning Applicant Statement To Whom It May Concern, On behalf of the current Ownership, ACT, Inc. and the Applicant, Iceberg Development, a rezoning request is respectfully submitted as shown in the provided Rezoning Exhibit. Under the current zoning of Office Research Park (ORP) / Interim Development Research Park (ID-RP), the uses described are intended for areas of managed growth in which agricultural and other nonurban uses of land may continue until such time as the city is able to provide city services and urban development can occur. The applicant is proposing a Mixed-Use (MU) zoning designation that allows for a mix of uses such as residential, commercial and office uses. The 48.6 acres highlighted for the rezoning was once home to over 900 employees in multiple office buildings on the ACT campus; however, circumstances have changed and now just one building is partially occupied and the campus is mostly vacant. Most employees now work remotely, and the industry has changed. The proposed Mixed-Use zoning designation would blend with the surrounding uses, Iowa City Community School District Center for Innovation, land along Highway 1 with commercial, and Oaknoll East Lifecare Community. The parcels to the south are adjacent to two arterial streets (Scott Boulevard and 1st Avenue), and the parcels are near Highway 1 and Interstate 80. The Mixed-Use zoning designation would provide a transition from a mix of residential, commercial and office to less intensive residential zones anticipated to the south and east. The Mixed-Use designation also allows for walkable/bikeable destinations for the residential uses and to the residential areas that will be created to the east which supports the city's sustainability goals. In addition, repurposing the ACT property prevents further development sprawl and allows for opportunities for infill areas already in the city limits and served by city utilities. Public infrastructure appears adequate or can be reasonably upgraded in the area based on existing uses, development and utility mapping. SHIVE-HATTERY, INC. Charles “Nick” Hatz II, PE Principal, Civil Engineer Page 2 of 2 Project 2240009880 | Date – October 4, 2024 Copy: Brad Spillman, ACT Inc. Jim Bergman, Iceberg Development Group, LLC Steve Long, CTA Acquisition Iowa City, LLC Mark Seabold, Shive-Hattery Wade Wamre, Shive-Hattery Travis Wright, Shive-Hattery ATTACHMENT 4 Good Neighbor Meeting Summary Summary Report for Good Neighbor Meeting Project Name: ___________________________Project Location: _________________________ Meeting Date and Time: ________________________________________________________ Meeting Location: _____________________________________________________________ Names of Applicant Representatives attending: ______________________________________ ______________________________________ Names of City Staff Representatives attending: _______________________________________ Number of Neighbors Attending: ________ Sign-In Attached? Yes ______ No ______ General Comments received regarding project (attach additional sheets if necessary)- _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ Concerns expressed regarding project (attach additional sheets if necessary) - _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ Will there be any changes made to the proposal based on this input? If so, describe: ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ Staff Representative Comments ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ ATTACHMENT 5 Traffic Study – Excerpt Page 1 of 18 2240009880 | October 23, 2024 Traffic Impact Study: Iceberg Development Group Iowa City, Iowa October 23, 2024 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. __________________________________ 10/23/2024 SIGNATURE DATE PRINTED OR TYPED NAME: ERIC J. MUNCHEL LICENSE NUMBER: 19742 MY LICENSE RENEWAL DATE IS: 12/31/2024 PAGES, SHEETS, OR DIVISIONS COVERED BY THIS SEAL: ALL Prepared for: Iceberg Development Group Prepared by: 222 3rd Avenue SE, Suite 300 Cedar Rapids, IA 52401 (316) 364-0227 Page 1 of 18 2240009880 | October 23, 2024 Table of Contents Introduction .................................................................................................. 2 Existing & Projected No Build Conditions .................................................. 3 Adjacent Roadways ............................................................................................................................... 3 Traffic Volume Data ............................................................................................................................... 4 Background Traffic Growth.................................................................................................................... 4 Projected Buildout Conditions .................................................................... 8 Trip Generation ..................................................................................................................................... 9 Projected Buildout Turning Movement Volumes ................................................................................. 10 Traffic Modeling & Mitigation .................................................................... 14 Vehicle Operational Analysis .............................................................................................................. 14 Findings & Recommendations .................................................................. 18 Figures Figure 1 Study Area Map ............................................................................................................................ 2 Figure 2 Existing Lane Configuration & Control ......................................................................................... 3 Figure 3 Annual Growth Rates ................................................................................................................... 4 Figure 4 Study Intersections – Existing 2024 AM & PM Peak Hour No Build Volumes ............................. 5 Figure 5 Study Intersections – Projected 2025 AM & PM Peak Hour No Build Volumes .......................... 6 Figure 6 Study Intersections – Projected 2045 AM & PM Peak Hour No Build Volumes .......................... 7 Figure 7 Preliminary Site Plan .................................................................................................................... 8 Figure 8 Trip Distribution........................................................................................................................... 10 Figure 9 Study Intersections – Projected 2025 AM Peak Hour Trips ....................................................... 11 Figure 10 Study Intersections – Projected 2025 & 2045 AM Peak Hour Buildout Volumes ...................... 12 Figure 11 Study Intersections – Projected 2025 & 2045 PM Peak Hour Buildout Volumes ...................... 13 Figure 12 Study Intersections – 2025 Recommended Buildout Lane Configuration & Control .................. 18 Tables Table 1 Trip Generation - Residential ............................................................................................................ 9 Table 2 Trip Generation – Commercial & Retail ............................................................................................ 9 Table 3 LOS Criteria for Signalized & Unsignalized Intersections ............................................................... 14 Table 4 Operational Analysis – Study Intersection #1 ................................................................................. 15 Table 5 Operational Analysis – Study Intersection #2 ................................................................................. 16 Table 6 Operational Analysis – Study Intersection #3 ................................................................................. 17 Appendices Appendix 1..................................................................................................................... Turning Movement Data Appendix 2........................................................................................................................... Operational Analysis Page 2 of 18 2240009880 | October 23, 2024 Introduction The Iceberg Development Group initiated this traffic impact study to identify potential traffic impacts on the adjacent roadway network due to their proposed mixed-use development, which will be located on the former ACT Campus in Iowa City, IA. For the purposes of the analysis presented herein, a distribution of the highest trip generating land uses permitted within the mixed-use zone are assumed for the study area. Existing, opening, and design analysis years are assumed to be 2024, 2025, and 2045, respectively. The following study intersections within the study area were identified for analysis. Please note directional roadway names, for example N Dodge Street have been dropped. Study Intersection #1 – Dodge Street & Scott Boulevard Study Intersection #2 – Scott Boulevard & Dubuque Road/Scooter’s Access Point (Scott Boulevard & Dubuque Road hereafter) Study Intersection #3 – Scott Boulevard & 1st Avenue/ACT Place (Scott Boulevard & 1st Avenue hereafter) The above list assigns each study intersection with a number that is used as reference. (e.g., study intersection #1 = Dodge Street and Scott Boulevard). The area immediately surrounding the study intersections incorporates retail, services, office, recreational, residential, and undeveloped land uses. A study area map identifying the location of the study intersections, as well the location of proposed development is depicted in the following figure. Figure 1 Study Area Map Page 3 of 18 2240009880 | October 23, 2024 Existing & Projected No Build Conditions A study area map identifying the location and existing lane configuration and control of the study intersections are presented in the following figure. Figure 2 Existing Lane Configuration & Control Adjacent Roadways The following descriptions are specific to the area near the study intersections. The roadway functional classifications are taken from the Metropolitan Planning Organization of Johnson County (MPOCJC) Future Forward 2045 Long Range Transportation Plan. Dodge Street is a four-lane (two through lanes in each direction) divided principal arterial roadway. Parking is prohibited along Dodge Street, the roadway width is 24 feet in both directions, and the posted speed limit is 45 mph. Scott Boulevard is a two-lane (one through lane in each direction) minor arterial roadway. Parking is prohibited along Scott Boulevard, the total roadway width is 32 feet, and the posted speed limit is 35 mph. 1st Avenue is a two-lane (one through lane in each direction) minor arterial roadway. Parking is prohibited along 1st Avenue, the total roadway width is 32 feet, and the posted speed limit is 25 mph. Dubuque Road is a two-lane (one through lane in each direction) local roadway. Parking is prohibited along Dubuque Road, the total roadway width is 24 feet, and the posted speed limit is 25 mph. Page 4 of 18 2240009880 | October 23, 2024 Traffic Volume Data Weekday turning movement volumes were collected at the study intersections in mid-October 2024. The peak hours of the study intersections were determined based on the highest consecutive four 15-minute turning movement counts between the hours of 6:00 and 9:00 AM and 3:00 and 6:00 PM at study intersection #1. Study intersection #1 governed the AM and PM peak hours because it is the study intersection with the highest volume of entering vehicles. The AM peak hour was determined to occur between 7:30 and 8:30. 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. It should be noted the traffic data collected is reflective of a transitional period for the ACT Campus as it is currently being underutilized. The traffic volumes are significantly reduced from the 2018 pre-pandemic of near 1000 employees to approximately 150 that they see today. Background Traffic Growth Projected traffic analysis will typically apply an annual growth rate to study intersections’ existing turning movement volumes to account for growth in background traffic over future analysis years. In coordination with the Metropolitan Planning Organization of Johnson County the following growth rates were identified for the study intersection approaches. Figure 3 Annual Growth Rates Theses annual growth rates were applied to existing volumes to project future background traffic volume growth, which can be expected through a sustained constant area growth without the potential development. It should be noted over time growth rates generally do not exhibit 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. Existing and projected AM and PM peak hour no build volumes (without the identified potential development) are presented in the following figures. Page 5 of 18 2240009880 | October 23, 2024 Figure 4 Study Intersections – Existing 2024 AM & PM Peak Hour No Build Volumes Existing 2024 AM Peak Hour Existing 2024 PM Peak Hour Page 6 of 18 2240009880 | October 23, 2024 Figure 5 Study Intersections – Projected 2025 AM & PM Peak Hour No Build Volumes Projected 2025 AM Peak Hour No Build Projected 2025 PM Peak Hour No Build Page 7 of 18 2240009880 | October 23, 2024 Figure 6 Study Intersections – Projected 2045 AM & PM Peak Hour No Build Volumes Projected 2045 AM Peak Hour No Build Projected 2045 PM Peak Hour No Build Page 8 of 18 2240009880 | October 23, 2024 Projected Buildout Conditions The Iceberg Development Group initiated this traffic impact study to identify potential traffic impacts on the adjacent roadway network due to their proposed mixed-use development, which will be located on the former ACT Campus in Iowa City, IA. For the purposes of the analysis presented herein, a distribution of the highest trip generating land uses permitted within the mixed-use zone are assumed for the study area. It should be noted, this is an initial phase to a development plan that anticipates an additional access point on Dodge Street. This access point would become the northbound approach to the Dodge Street and ACT Circle intersection. Existing, opening, and design analysis years are assumed to be 2024, 2025, and 2045, respectively. The preliminary site plan is presented in the figure below. Figure 7 Preliminary Site Plan Page 9 of 18 2240009880 | October 23, 2024 Trip Generation Trip generation estimates are based on nationally accepted trip generation average rates and fitted curve equations contained in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition. Trips were generated for the most closely representative ITE land use, corresponding to the AM and PM peak hour of the adjacent roadway network. Fitted curve equations were used in instances where the R2 is greater or equal to 0.75. For the purposes of the analysis presented herein, the entire 48.6 acres of development was assumed buildable and will be comprised of residential and commercial development. Approximately 80% of the development will be assumed to be residential, with Multifamily Housing (Low-Rise) (ITE 220) as the identified ITE land use. Approximately 20% will be identified as commercial, with 15% of the development will be identified as Strip Retail Plaza (ITE 822) and 5% as High-Turnover (Sit-Down) Restaurant (ITE 932) as the identified ITE land uses, respectively. The following tables identifies the ITE land use, ITE land use code, land use subcategory, percent of building coverage, Dwelling Units (DU) per Acre (AC), and Independent Variable (IV) used to calculate the trip generation estimate for the proposed development. Table 1 Trip Generation - Residential Land Use ITE Code DU per AC/ % Of Building Coverage Quantity in AC Quantity in DU AM Peak Hour PM Peak Hour Trips % In % Out Trips In Trips Out Trips % In % Out Trips In Trips Out Multifamily Housing (Low-Rise) 220 16 DU per AC 32.6 622 216 1 24% 76% 52 164 288 2 63% 37% 181 107 1 Fitted curve equation T = 0.31(X) + 22.85 was used (R2 = 0.79) 2 Fitted curve equation T = 0.43(X) + 20.55 was used (R2 = 0.84) Table 2 Trip Generation – Commercial & Retail Land Use ITE Code DU per AC/ % Of Building Coverage Quantity in AC Quantity in KSF 1 AM Peak Hour PM Peak Hour Trips % In % Out Trips In Trips Out Trips % In % Out Trips In Trips Out Strip Retail Plaza 822 40% 7.3 127.0 300 60% 40% 180 120 837 50% 50% 418 419 High-Turnover (Sit- Down) Restaurant 932 40% 2.4 42.3 405 55% 45% 223 182 383 61% 39% 234 149 Totals 9.7 169.3 705 57% 43% 403 302 1,220 53% 47% 652 568 1 KSF = Thousand Square Feet In summary, the proposed development is assumed to generate 921 total (455 inbound and 466 outbound) AM peak hour trips and 1,508 total (833 inbound and 675 outbound) PM peak hour trips. Trip distribution percentages for the proposed 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 2045 design year and are presented in the following figure. Page 10 of 18 2240009880 | October 23, 2024 Figure 8 Trip Distribution Tabulated turning movement volumes at the study intersections, which are presented in Appendix 1, are organized by the following volume classifications: • Existing 2024 No Build • Projected 2025 No Build • Development Trips • Projected 2025 Buildout • Projected 2045 No Build • Background Traffic Growth (2024-2045) • Projected 2045 Buildout Background traffic growth is calculated by subtracting existing 2024 volumes from projected 2045 no build volumes. The raw and refined volume data are provided in Appendix 1. Projected Buildout Turning Movement Volumes AM and PM peak hour development trips, as well as projected 2025 and 2045 buildout volumes are presented in the following figures. Page 11 of 18 2240009880 | October 23, 2024 Figure 9 Study Intersections – Projected 2025 AM Peak Hour Trips AM Peak Hour New Trips PM Peak Hour New Trips Page 12 of 18 2240009880 | October 23, 2024 Figure 10 Study Intersections – Projected 2025 & 2045 AM Peak Hour Buildout Volumes Projected 2025 AM Peak Hour Buildout Projected 2045 AM Peak Hour Buildout Page 13 of 18 2240009880 | October 23, 2024 Figure 11 Study Intersections – Projected 2025 & 2045 PM Peak Hour Buildout Volumes Projected 2025 PM Peak Hour Buildout Projected 2045 PM Peak Hour Buildout Page 14 of 18 2240009880 | October 23, 2024 Traffic Modeling & Mitigation Vehicle Operational Analysis Vehicular operational analysis for this study was performed using the methodology of the 7th Edition Highway Capacity Manual (HCM) through Vistro 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. At two-way stop controlled (TWSC) intersections the primary LOS measure to consider is the intersection movement with the longest control delay, which would generally need to be LOS E or better (cannot be LOS F) to be deemed acceptable. The primary LOS measure at signalized1, all-way stop, and roundabout intersections is average intersection control delay and approach control delay, which would generally need to be LOS D or better and LOS E or better (cannot be LOS F), respectively to be deemed acceptable. 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. A queueing analysis was also performed at the study intersections. A vehicle queue is a line of vehicles waiting to pass through an intersection. As vehicles arrive the queue grows and as the movement is served, the queue length shrinks. To account for this variation, it is standard practice to consider the 95th percentile queue length. The 95th percentile queue is the length of which the queue will be less than 95 percent of the time. The following table presents the range of traffic delays associated with signalized and unsignalized (TWSC, AWSC, and roundabout) intersections. It should be noted delay thresholds for a given LOS for TWSC intersections are lower than those given for signalized intersections. This difference, as explained in the HCM, is to account for the greater variability in delay associated with unsignalized movements in addition to different driver expectations associated with each type of intersection control, with the expectation that signalized intersections are designed to carry higher traffic volumes and therefore will experience greater delay than unsignalized intersections. Table 3 LOS Criteria for Signalized & Unsignalized Intersections LOS Signalized Intersection Average Control Delay (sec/veh) Unsignalized Intersection Control Delay (sec/veh) A 10 10 B > 10 to 20 > 10 to 15 C > 20 to 35 > 15 to 25 D > 35 to 55 > 25 to 35 E > 55 to 80 > 35 to 50 F > 80 > 50 Source: HCM 7th Edition sec/veh = seconds per vehicle The following tables presents operational conditions at the study intersections under existing and projected AM and PM peak hour conditions. Highlighted yellow cells indicate a LOS issue or a queue extending past its upstream intersection. 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 the delay. An expanded discussion of v/c ratios is provided in Appendix 2. Page 15 of 18 2240009880 | October 23, 2024 Dodge Street and Scott Boulevard (Study intersection #1) is analyzed using its existing lane configuration and signalized control under all scenarios shown in the figure below: Table 4 Operational Analysis – Study Intersection #1 Study Intersection Scenario Metric AM Peak Hour PM Peak Hour NB SB EB WB NB SB EB WB 1 Dodge Street & Scott Boulevard Existing 2024 No Build Approach Delay 38.3 33.9 20.5 27.7 34.6 35.5 21.9 29.1 Approach LOS D C C C C D C C 95th Percentile Queue (Longest Movement) in Feet R TR T T R L T L 353 27 110 288 312 22 221 248 Intersection Delay & LOS 29.6, C 28.3, C Projected 2025 No Build Approach Delay 38.3 33.9 20.6 27.8 37.7 35.5 22.1 29.1 Approach LOS D C C C D C C C 95th Percentile Queue (Longest Movement) in Feet R TR T T R L T L 355 27 110 290 330 22 224 249 Intersection Delay & LOS 29.6, C 29.1, C Projected 2025 Buildout Approach Delay 38.3 36.9 38.2 31.4 49.4 41.6 61.0 40.1 Approach LOS D D D C D D E D 95th Percentile Queue (Longest Movement) in Feet R TR T T LT TR T L 397 36 232 372 475 37 526 440 Intersection Delay & LOS 34.9, C 48.8, D Projected 2045 No Build 1 Approach Delay 38.5 34.3 19.5 26.8 37.5 35.3 23.9 29.7 Approach LOS D C B C D C C C 95th Percentile Queue (Longest Movement) in Feet R TR T T R L T L 336 26 106 261 345 23 252 261 Intersection Delay & LOS 28.9, C 29.7, C Projected 2045 Buildout 1 Approach Delay 37.4 35.8 32.9 31.1 53.3 42.3 64.4 41.8 Approach LOS D D D C D D E D 95th Percentile Queue (Longest Movement) in Feet R TR T T R TR T L 387 34 213 331 464 38 571 460 Intersection Delay & LOS 33.6, C 51.7, D Queue, Delay, and LOS analysis based on HCM 7th Edition Methodology. 1 The frequency of arriving vehicles is anticipated to be nearly consistent. Based on the analysis presented above the existing lane configuration and signalized control at the Dodge Street and Scott Boulevard (study intersection #1) intersection will provide an acceptable LOS through the 2045 buildout design year scenario. Page 16 of 18 2240009880 | October 23, 2024 Scott Boulevard and Dubuque Road (Study intersection #2) is analyzed using its existing lane configuration and stop control under all scenarios shown in the figure below: Table 5 Operational Analysis – Study Intersection #2 Study Intersection Scenario Metric AM Peak Hour PM Peak Hour NB SB EB WB NB SB EB WB 2 Scott Boulevard & Dubuque Road Existing 2024 No Build Approach Delay 0.4 0.6 31.8 10.5 0.0 0.0 18.4 10.8 Approach LOS A A D B A A C B 95th Percentile Queue (Longest Movement) in Feet LT L LTR TR LT L LTR TR 1 4 37 1 1 1 5 3 Reported Delay & LOS (Worst Movement) EBT, 45.0, E EBL, 21.8, C Projected 2025 No Build Approach Delay 0.4 0.6 31.9 10.5 0.0 0.0 18.4 10.8 Approach LOS A A D B A A C B 95th Percentile Queue (Longest Movement) in Feet LT L LTR TR LT L LTR TR 1 4 38 1 1 1 5 3 Reported Delay & LOS (Worst Movement) EBT, 45.3, E EBL, 21.9, C Projected 2025 Buildout Approach Delay 0.3 2.7 558.6 12.9 0.0 3.5 366.5 15.6 Approach LOS A A F B A A F C 95th Percentile Queue (Longest Movement) in Feet LT L LTR TR LT L LTR TR 1 37 185 12 1 54 61 23 Reported Delay & LOS (Worst Movement) EBT, 619.2, F EBL, 435.8, F Projected 2045 No Build Approach Delay 0.4 0.6 41.5 10.7 0.0 0.0 20.2 11.1 Approach LOS A A E B A A C B 95th Percentile Queue (Longest Movement) in Feet LT L LTR TR LT L LTR TR 2 5 51 1 1 1 7 3 Reported Delay & LOS (Worst Movement) EBT, 58.3, F EBL, 24.5, C Projected 2045 Buildout Approach Delay 0.3 2.8 839.4 13.3 0.0 3.5 362.7 15.6 Approach LOS A A F B A A F C 95th Percentile Queue (Longest Movement) in Feet LT L LTR TR LT L LTR TR 2 41 218 13 1 54 61 23 Reported Delay & LOS (Worst Movement) EBT, 917.5, F EBL, 431.5, F Queue, Delay, and LOS analysis based on HCM 7th Edition Methodology. Based on the analysis presented above the existing lane configuration and stop control at the Scott Boulevard and Dubuque Road (study intersection #2) intersection will not provide an acceptable LOS through the 2045 buildout design year scenario. The analysis indicates the eastbound approach and eastbound through movement will fall to LOS E and F, respectively regardless of the development. The additional development trips will make this issue worse, however this would also likely be the case if ACT was still operating on the site. Additionally, this is anticipated to be a temporary issue until a proposed Dodge Street access as mentioned above is constructed. Therefore, the additional Dodge Street access point is recommended in conjunction with subsequent development. Page 17 of 18 2240009880 | October 23, 2024 Scott Boulevard and 1st Avenue (Study intersection #3) is analyzed using its existing lane configuration and roundabout control under all scenarios shown in the figure below: Table 6 Operational Analysis – Study Intersection #3 Study Intersection Scenario Metric AM Peak Hour PM Peak Hour NB SB EB WB NB SB EB WB 3 Scott Boulevard & 1st Street Existing 2024 No Build Approach Delay 6.7 5.4 7.3 8.2 7.5 5.1 7.5 6.7 Approach LOS A A A A A A A A 95th Percentile Queue (Longest Movement) in Feet LTR LTR LTR LTR LTR LTR LTR LTR 38 1 60 45 41 2 66 30 Intersection Delay & LOS 7.4, A 7.3, A Projected 2025 No Build Approach Delay 6.7 5.5 7.4 8.3 7.6 5.1 7.6 6.8 Approach LOS A A A A A A A A 95th Percentile Queue (Longest Movement) in Feet LTR LTR LTR LTR LTR LTR LTR LTR 38 1 60 46 42 2 68 31 Intersection Delay & LOS 7.4, A 7.4, A Projected 2025 Buildout Approach Delay 12.2 21.1 14.0 15.7 29.2 34.7 28.1 19.9 Approach LOS B C B C D D D C 95th Percentile Queue (Longest Movement) in Feet LTR LTR LTR LTR LTR LTR LTR LTR 88 146 152 99 212 279 332 114 Intersection Delay & LOS 15.5, C 28.8, D Projected 2045 No Build 1 Approach Delay 6.8 5.6 7.5 8.7 8.4 5.5 8.3 7.6 Approach LOS A A A A A A A A 95th Percentile Queue (Longest Movement) in Feet LTR LTR LTR LTR LTR LTR LTR LTR 39 1 63 50 50 2 79 38 Intersection Delay & LOS 7.7, A 8.1, A Projected 2045 Buildout 1 Approach Delay 11.4 18.1 13.0 15.3 32.9 37.3 31.0 22.4 Approach LOS B C B C D E D C 95th Percentile Queue (Longest Movement) in Feet LTR LTR LTR LTR LTR LTR LTR LTR 81 114 139 99 237 280 366 134 Intersection Delay & LOS 14.1, B 31.6, D Queue, Delay, and LOS analysis based on HCM 7th Edition Methodology. 1 The frequency of arriving vehicles is anticipated to be nearly consistent. Based on the analysis presented above the existing lane configuration and roundabout control at the Scott Boulevard and 1st Street (study intersection #3) intersection will provide an acceptable LOS through the 2045 buildout design year scenario. Page 18 of 18 2240009880 | October 23, 2024 Findings & Recommendations The analysis presented herein indicates the study intersection LOS indices will operate at acceptable levels during the AM and PM peak hour conditions through the 2045 buildout design year scenario, except at study intersection #2. However, this is anticipated to be a temporary issue isolated to the eastbound approach until the additional access point on Dodge Street is constructed. The additional development trips will make this issue worse, however this would also likely be the case if ACT was still operating on the site at its Pre-Pandemic numbers, and not at its current underutilized state. Additionally, this is anticipated to be a temporary issue until a proposed Dodge Street access as mentioned above is constructed. Therefore, the additional Dodge Street access point is recommended in conjunction with subsequent development. The 95th percentile queues at the study intersections were also analyzed. Based on these queue lengths no issues, such as a queue extending upstream to an adjacent intersection are anticipated. This determination assumes the recommended lane configuration and control presented in the figure below. No other changes/improvements to the study intersection’s existing lane configuration and control are recommended. Operational analysis worksheets are contained in Appendix 2. Figure 12 Study Intersections – 2025 Recommended Buildout Lane Configuration & Control ATTACHMENT 6 Regulated Sensitive Features 770 7 8 0 780 780 790 7 9 0 790 790 790 800 766 768 772 7 7 4 774 774 7 7 6 776 77 6 7 7 8 778 778 7 8 2 782 782 7 8 4 784 784 78 6 786 786 7 8 6 786 78 6 786 788 788 78 8 788 788 792 7 9 2 7 9 2 79 2 7 9 2 792 792 7 9 4 79 4 7 9 4 794 794 7 9 6 796 7 9 6 79 6 796 7 9 8 798 798 79 8 798 80 2 802 802 7 5 0 75 0 75 0 750 760 760 77 0 770 770 7 8 0 7 9 0 800 8 0 0 748 748 7 5 2 75 2 75 2 752754 75 4 756 75 6 758 758 762 762 764 764 766 766 768 768 772 774 776 77 8 78 2 78 4 78 6 7 8 8 78 8 7 8 8 788 788 7 9 2 7 9 4 7 9 6 7 9 8 802 80 2 80 2 802 80 4 804 806 8 0 6 780 780 790 79 0 79 0 8 0 0 800 810 810 772 77 2 774 77 4 776 776 778 778 7 8 2 78 2 782 782 7 8 2 7 8 4 78 4 784 784 7 8 4 786 78 6 786 786 7 8 6 788 788 788 78 8 788 792 79 2 792 794 79 4 7 9 4 79 4 796 7 9 6 79 8 7 9 8 8 0 2 802 8 0 4 804 804 804 80 6 806 8 0 8 808 750 750 760 76 0 77 0 78 0 79 0 800 80 0 752 75 2 754 75 4 756 75 6 758 75 8 76 2 762 76 4 764 76 6 766 76 8 77 2 77 4 77 6 77 8 78 2 78 4 78 6 78 8 79 2 792 792 794 794 796 796 798 798 798 798 802 80 2 804 804 804 804 804 804 806 80 6 808 808 808 808 76 0 77 0 78 0 79 0 7 9 0 79 0 800 800 800 800 75 6 75 8 76 2 76 4 76 6 76 8 77 2 77 4 77 6 77 8 78 2 78 4 786 78 8 792 792 792 7 9 2 79 2 794 79 4 794 794 79 4 79 4 796 796 796 79 6 7 9 6 79 6 798 798 798 798 798 798 802 802 804 804 806 80 6 8 0 8 808 7 5 0 75 0 76 0 76 0 7 6 0 770 7 7 0 77 0 77 0 770 780 78 0 780 780 79 0 790 790 790 8 0 0 80 0 74 8 748 75 2 7 5 2 75 4 754 7 5 6 75 8 7 5 8 75 8 76 2 7 6 2 76 2 76 4 7 6 4 76 4 766 7 6 6 7 6 6 76 6 76 6 7 6 8 768 7 6 8 76 8 76 8 772 7 7 2 77 2 772 7 7 4 774 774 774 77 6 776 776 776 778 778 778 778 782 78 2 782 782 784 784 784 784 786 786 786 786 788 788 788 788 79 2 792 792 792 79 4 794 794 79 4 794 794 796 796 796 796 7 9 6 796 798 798 770 770 770 770 77 0 780 78 0 7 8 0 7 8 0 79 0 790 790 7 9 0 8 0 0 8 0 0 766 76 6 76 6 76 6 768 768 768 76 8 772 772 772 772 77 2 774 774 774 774 774 77 4 77 6 776 776 77 6 776 77 6 778 77 8 77 8 77 8 778 77 8 782 78 2 7 8 2 78 2 784 78 4 786 786 788 788 788 7 8 8 792 792 792 79 2 794 794 794 794 796 796 796 796 798 7 9 8 79 8 798 740 74 0 74 0 750 75 0 7 5 0 760 770 770 78 0 7 8 0 790 790 800 800 810 810 73 2732 73 4 734 73 4 734 73 6 736 73 6 736 7 3 8 73 8 73 8 73 8 738 742 742 742 744 744 744 746 746 746 748 74 8 748 752754756758 762764766768 768 77 2 772 77 4 77 4 77 6 7 7 6 77 8 7 7 8 782 782 78 2 7 8 2 78 2 7 8 2 784 784 78 4 7 8 4 786 786 788 788 792 792 794 794 796 796 798 798 802 802 804 804 806 806 808 808 812 81 2 PROJECT AREA LIMITS SCOT T B L V D AC T P L ACT DR HA R V E S T R D APPROXIMATE EXISTING PROPERTY LINE, TYP. AC T D R N DUBUQU E R D NON-JURISDICTIONAL DITCH 100' WETLAND BUFFER JURISDICTIONAL DEEP WATER HABITAT (POND - ARTIFICIAL EXCAVATED/IMPOUNDED) WETLAND 0.30 ACRES EDGE OF WOODLANDS, TYP. 100' WETLAND BUFFER JURISDICTIONAL FORESTED WETLAND 0.25 ACRES (TOTAL) 0.02 ACRES (ON-SITE) JURISDICTIONAL EMERGENT WETLAND 0.22 ACRES NON-JURISDICTIONAL DITCH NON-JURISDICTIONAL EPHEMERAL STREAM NON-JURISDICTIONAL DITCHNON-JURISDICTIONAL EPHEMERAL STREAM BUFFER FOR PROTECTED SLOPES EDGE OF PROTECTED SLOPES 100' WETLAND BUFFER BUFFER FOR PROTECTED SLOPES EDGE OF PROTECTED SLOPES 80 0 . 7 9 8 . 0 3 1 3 | S H I V E - H A T T E R Y . C O M PR E L I M I N A R Y - N O T F O R CO N S T R U C T I O N A B 1 2 3 4 A B C D E F 4 3 2 1 C D E F SENSITIVE AREAS: 1.JURISDICTIONAL WETLANDS TOTAL WETLANDS:0.54 ACRES 2.WOODED AREAS A. TOTAL WOODLAND AREA: 713,766 SF = 16.4 ACRES MINIMUM RETENTION AREA: 71,376 SF = 1.6 ACRES B. GROVES OF TREES: 0 SF = 0.0 ACRES PER IOWA CITY CODE, PROPOSED ZONING OF MIXED USE MUST RETAIN 10% OF WOODLANDS. EXISTING ZONINGS OF ID-RP REQUIRES 70% BE RETAINED AND ORP REQUIRES 20% BE RETAINED. WOODLANDS WITHIN THE BUFFER AREAS DO NOT COUNT TOWARDS RETENTION VALUES. JURISDICTIONAL WETLAND/WOTUS SEE NOTE 1 NON-JURISDICTIONAL WETLAND/WOTUS. SEE NOTE 1 WOODLANDS NOTES: 1.FINDINGS ON JURISDICTIONAL VS NON-JURISDICTIONAL DELINEATED WATERS OF THE UNITED STATES (WOTUS), WETLANDS AND STREAMS, ARE PRELIMINARY AND BASED ON A WETLAND DELINEATION REPORT. DATED 09/09/2024 WITH FIELD WORK CONDUCTED 08/06/2024 & 08/08/2024. SUBJECT TO FURTHER AHJ REVIEW. 2.EXISTING GRADES ARE PER 2020 LIDAR. 3.THREATENED AND ENDANGERED (T&E) STUDY IS PENDING. APPLICANT INFORMATION PROPERTY OWNER ACT, INC. BRAD SPILLMAN 500 ACT DRIVE IOWA CITY, IA 52243 DEVELOPER/(NEW/FUTURE OWNER) ICEBERG DEVELOPMENT GROUP JIM BERGMAN 7152 ELDORADO POINTE WEST DES MOINES, IA 50266 APPLICANT SALIDA PARTNERS STEVE LONG 308 E BURLINGTON #403 IOWA CITY, IA 52240 CIVIL ENGINEER SHIVE-HATTERY 222 THIRD AVE CEDAR RAPIDS, IA 52401 ATTN: CHARLES "NICK" HATZ II, PE PHONE: (319) 364-0227 EMAIL: NHATZ@SHIVE-HATTERY.COM SITE AREA TOTAL SITE AREA: 2,117,237 SF = 48.6 ACRES ZONING EXISTING ZONING: ID-RP/ORP PROPOSED ZONING: MIXED USE NORTH DR A W N B Y AP P R O V E D B Y IS S U E D F O R IS S U E D A T E FI E L D B O O K PR O J E C T N U M B E R Pr i n t e d :EX1 RE G U L A T E D SE N S I T I V E FE A T U R E S TS W CN H RE V I E W 11 / 0 8 / 2 0 2 4 22 4 0 0 0 9 8 8 0 IC E B E R G D E V E L O P M E N T AC T D E V E L O P M E N T - P H A S E 1 IO W A C I T Y , I A P: \ P r o j e c t s \ 2 0 2 4 \ 2 2 4 0 0 0 9 8 8 0 \ d e l i v e r a b l e s \ D r a w i n g s \ 1 _ C i v i l \ S e n s i t i v e A r e a s \ S e n s i t i v e A r e a s - A r e a 4 . d w g 11 / 1 1 / 2 0 2 4 1 1 : 4 7 : 1 9 A M P L A N 770 7 8 0 780 780 790 7 9 0 790 790 790 800 766 768 772 7 7 4 774 774 7 7 6 776 77 6 7 7 8 778 778 7 8 2 782 782 7 8 4 784 784 78 6 786 786 7 8 6 786 78 6 786 788 788 78 8 788 788 792 7 9 2 7 9 2 79 2 7 9 2 792 792 7 9 4 79 4 7 9 4 794 794 7 9 6 796 7 9 6 79 6 796 7 9 8 798 798 79 8 798 80 2 802 802 7 5 0 75 0 75 0 750 760 760 77 0 770 770 7 8 0 7 9 0 800 8 0 0 748 748 7 5 2 75 2 75 2 752754 75 4 756 75 6 758 758 762 762 764 764 766 766 768 768 772 774 776 77 8 78 2 78 4 78 6 7 8 8 78 8 7 8 8 788 788 7 9 2 7 9 4 7 9 6 7 9 8 802 80 2 80 2 802 80 4 804 806 8 0 6 780 780 790 79 0 79 0 8 0 0 800 810 810 772 77 2 774 77 4 776 776 778 778 7 8 2 78 2 782 782 7 8 2 7 8 4 78 4 784 784 7 8 4 786 78 6 786 786 7 8 6 788 788 788 78 8 788 792 79 2 792 794 79 4 7 9 4 79 4 796 7 9 6 79 8 7 9 8 8 0 2 802 8 0 4 804 804 804 80 6 806 8 0 8 808 750 750 760 76 0 77 0 78 0 79 0 800 80 0 752 75 2 754 75 4 756 75 6 758 75 8 76 2 762 76 4 764 76 6 766 76 8 77 2 77 4 77 6 77 8 78 2 78 4 78 6 78 8 79 2 792 792 794 794 796 796 798 798 798 798 802 80 2 804 804 804 804 804 804 806 80 6 808 808 808 808 76 0 77 0 78 0 79 0 7 9 0 79 0 800 800 800 800 75 6 75 8 76 2 76 4 76 6 76 8 77 2 77 4 77 6 77 8 78 2 78 4 786 78 8 792 792 792 7 9 2 79 2 794 79 4 794 794 79 4 79 4 796 796 796 79 6 7 9 6 79 6 798 798 798 798 798 798 802 802 804 804 806 80 6 8 0 8 808 7 5 0 75 0 76 0 76 0 7 6 0 770 7 7 0 77 0 77 0 770 780 78 0 780 780 79 0 790 790 790 8 0 0 80 0 74 8 748 75 2 7 5 2 75 4 754 7 5 6 75 8 7 5 8 75 8 76 2 7 6 2 76 2 76 4 7 6 4 76 4 766 7 6 6 7 6 6 76 6 76 6 7 6 8 768 7 6 8 76 8 76 8 772 7 7 2 77 2 772 7 7 4 774 774 774 77 6 776 776 776 778 778 778 778 782 78 2 782 782 784 784 784 784 786 786 786 786 788 788 788 788 79 2 792 792 792 79 4 794 794 79 4 794 794 796 796 796 796 7 9 6 796 798 798 770 770 770 770 77 0 780 78 0 7 8 0 7 8 0 79 0 790 790 7 9 0 8 0 0 8 0 0 766 76 6 76 6 76 6 768 768 768 76 8 772 772 772 772 77 2 774 774 774 774 774 77 4 77 6 776 776 77 6 776 77 6 778 77 8 77 8 77 8 778 77 8 782 78 2 7 8 2 78 2 784 78 4 786 786 788 788 788 7 8 8 792 792 792 79 2 794 794 794 794 796 796 796 796 798 7 9 8 79 8 798 740 74 0 74 0 750 75 0 7 5 0 760 770 770 78 0 7 8 0 790 790 800 800 810 810 73 2732 73 4 734 73 4 734 73 6 736 73 6 736 7 3 8 73 8 73 8 73 8 738 742 742 742 744 744 744 746 746 746 748 74 8 748 752754756758 762764766768 768 77 2 772 77 4 77 4 77 6 7 7 6 77 8 7 7 8 782 782 78 2 7 8 2 78 2 7 8 2 784 784 78 4 7 8 4 786 786 788 788 792 792 794 794 796 796 798 798 802 802 804 804 806 806 808 808 812 81 2 PROJECT AREA LIMITS SCOT T B L V D AC T P L ACT DR HA R V E S T R D APPROXIMATE EXISTING PROPERTY LINE, TYP. AC T D R EDGE OF PROTECTED SLOPES WETLAND BUFFER, TYP. N DUBUQU E R D BUFFER FOR PROTECTED SLOPES 80 0 . 7 9 8 . 0 3 1 3 | S H I V E - H A T T E R Y . C O M PR E L I M I N A R Y - N O T F O R CO N S T R U C T I O N A B 1 2 3 4 A B C D E F 4 3 2 1 C D E F SENSITIVE AREAS: 1.REGULATED SLOPES: STEEP SLOPES (18-25%) TOTAL AREA IMPACTED: SF (TBD WITH SITE PLAN) TOTAL STEEP SLOPE AREA: 166,552 SF PERCENT IMPACTED: % (TBD WITH SITE PLAN) CRITICAL SLOPES (25-40%): TOTAL AREA IMPACTED: SF (TBD WITH SITE PLAN) TOTAL CRITICAL SLOPE AREA: 291,982 SF PERCENT IMPACTED: % (TBD WITH SITE PLAN) PROTECTED SLOPES (>40%): TOTAL PROTECTED SLOPE AREA: 15,026 SF 2.FULLY HYDRIC SOILS FULLY HYDRIC SOILS ARE NOT PRESENT PER USDA SOIL CONSERVATION SERVICE. 3.PRAIRIE REMNANTS PRAIRIE REMNANTS ARE NOT PRESENT PER THE IOWA CITY SENSITIVE AREAS INVENTORY MAP. 4.ARCHAEOLOGICAL SITES ARCHAEOLOGICAL SITES ARE UNKNOWN TO BE PRESENT. ARCHAEOLOGICAL STUDY IS PENDING NOTES: 1.SLOPES ARE PRELIMINARILY DETERMINED TO BE PROTECTED SLOPES PER AERIAL RESEARCH ON JOHNSON COUNTY PROPERTY INFORMATION VIEWER. AERIALS AVAILABLE FROM 1930'S-PRESENT. UNKNOWN IF THERE WAS MODIFICATION TO THE SLOPES PRIOR TO 1930'S. 2.POTENTIAL BUFFER REDUCTIONS SHOWN WITH PRELIMINARY RESPONSES TO ORDINANCE CRITERIA IS FOR INFORMATION ONLY. ANY FORMAL BUFFER REDUCTION REQUESTS SHALL OCCUR WITH FUTURE ENTITLEMENTS PROCESSES. CRITICAL SLOPES (25% < 40%)PROTECTED SLOPES BUFFER PROTECTED SLOPES ≥ 40% SEE NOTE 1 DR A W N B Y AP P R O V E D B Y IS S U E D F O R IS S U E D A T E FI E L D B O O K PR O J E C T N U M B E R Pr i n t e d :EX2 RE G U L A T E D SE N S I T I V E FE A T U R E S TS W CN H RE V I E W 11 / 0 8 / 2 0 2 4 22 4 0 0 0 9 8 8 0 IC E B E R G D E V E L O P M E N T AC T D E V E L O P M E N T - P H A S E 1 IO W A C I T Y , I A P: \ P r o j e c t s \ 2 0 2 4 \ 2 2 4 0 0 0 9 8 8 0 \ d e l i v e r a b l e s \ D r a w i n g s \ 1 _ C i v i l \ S e n s i t i v e A r e a s \ S e n s i t i v e A r e a s - A r e a 4 . d w g 11 / 1 1 / 2 0 2 4 1 1 : 3 7 : 2 1 A M NORTH STEEP SLOPES (18% < 25%) APPLICANT INFORMATION PROPERTY OWNER ACT, INC. BRAD SPILLMAN 500 ACT DRIVE IOWA CITY, IA 52243 DEVELOPER/(NEW/FUTURE OWNER) ICEBERG DEVELOPMENT GROUP JIM BERGMAN 7152 ELDORADO POINTE WEST DES MOINES, IA 50266 APPLICANT SALIDA PARTNERS STEVE LONG 308 E BURLINGTON #403 IOWA CITY, IA 52240 CIVIL ENGINEER SHIVE-HATTERY 222 THIRD AVE CEDAR RAPIDS, IA 52401 ATTN: CHARLES "NICK" HATZ II, PE PHONE: (319) 364-0227 EMAIL: NHATZ@SHIVE-HATTERY.COM SITE AREA TOTAL SITE AREA: 1,020,861 SF = 48.6 ACRES ZONING EXISTING ZONING: ID-RP/ORP PROPOSED ZONING: MIXED USE P L A N Agenda Item #6 Preliminary Meeting Minutes – September 18, 2024 MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION SEPTEMBER 18, 2024 – 6:00 PM – FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Susan Craig, Maggie Elliott, Mike Hensch, Steve Miller, Scott Quellhorst, Billie Townsend, Chad Wade MEMBERS ABSENT: STAFF PRESENT: Madison Conley, Eric Goers, Anne Russett OTHERS PRESENT: Austin Geasland, Troy Willard RECOMMENDATIONS TO COUNCIL: By a vote of 7-0 the Commission recommends approval of REZ24-0007, an amendment to Title 14, Zoning Code be amended to allow redemption centers either as a permitted use or a provisional use subject to use specific standards in commercial and industrial zones. CALL TO ORDER: Hensch called the meeting to order at 6:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. CASE NO. REZ24-0007 Consideration of an amendment to Title 14, Zoning Code, to allow redemption centers in commercial and industrial zones. Conley began the staff report with some background information on why this code amendment is being proposed. Iowa's beverage containers control law, which is commonly known as the bottle bill, allows consumers to receive the return deposit when returning empty beverage containers to a store or redemption center. In June 2022, amendments were made to the bottle bill which allows stores to opt out of redeeming containers if a redemption center is nearby, or if other criteria are met. Redemption centers are facilities where consumers may return empty beverage containers and receive payment for the refund value of those containers. Sometimes redemption centers can be affiliated with some grocery stores as in the North Dodge HyVee, which is located in a CC-2 (Community Commercial) zone. Iowa City also has the Can Shed which is an existing redemption center located at 611 Hollywood Boulevard, Unit Three, located in a General Industrial (I-1) zone. The Can Shed would like to operate within a commercial zone in order to expand their services, improve their collection processes and provide easier access to the community. As a result, staff is proposing this code amendment to allow redemption centers to exist in commercial and industrial zones. Currently, the zoning code does not contain any specific language that assists with defining, classifying or regulating redemption centers and redemption centers are allowed in some grocery stores and therefore have been allowed in commercial zones already. However stand-alone redemption center related uses have historically been classified as a Waste Related Use. The Planning and Zoning Commission September 18, 2024 Page 2 of 9 Waste Related Use category in the zoning code is characterized by any uses that receive solid or liquid waste from others for disposal on the site or for transfer to another location; uses that collect sanitary waste; uses that recycle solid waste or recyclable materials; and uses that manufacture or produce goods or energy from biological decomposition of organic materials. Some examples of Waste Related Uses include recycling processing facilities, sanitary landfills, limited use landfills, waste composting, hazardous waste collection, etc. Waste Related Uses are currently allowed provisionally in the General Industrial (I-1) and Heavy Industrial (I-2) zones. For the purposes of the Can Shed the intended use and operation of this facility is not comparable to the types of intense industrial uses seen in the Waste Related Use category, therefore staff is proposing a code amendment which creates a new use category called Redemption Center, amends the table of allowable uses in commercial and industrial zones, provides a definition for Redemption Center, creates provisional use specific standards and outlines minimum parking requirements for this use category. The proposed amendment focuses on creating a new use category, Redemption Center which would be placed under the Commercial Use category in the zoning code. Redemption Centers would be characterized as an indoor facility that collects bottles and cans from consumers, distributes payment of the refund value and may utilize compressing machines. Examples of Redemption Center facilities accessory uses include offices and off-street parking. This use would include the following exceptions: recycling processing facilities will continue to be classified as a Waste Related Use, establishments that offer beverages for sale are classified as either sales-oriented retail, alcohol sales-oriented retail, eating establishment or drinking establishment. The characterization of this use category helps define and regulate what Redemption Centers would look like if this proposed amendment were to be adopted in Iowa City. Conley next shared the proposed zones that would allow this use. Redemption Centers would be allowed in commercial and industrial zones, either as a use permitted by right or a provisional use subject to additional use standards. The additional standards for this use would help protect surrounding properties and mitigate potential negative externalities associated with this use. In addition to be being permitted by right in all commercial and industrial zones, staff is recommending that Redemption Centers be permitted by right in the Highway Commercial (CH- 1) and Intensive Commercial (CI-1) zones, since one of the additional standards proposed discusses the allowance of outdoor storage and both zones allow outdoor storage when certain criteria are met, such as concealment of materials, setbacks and screening requirement. Staff has created use specific standards for Redemption Centers to adhere to when provisionally allowed in the commercial zones listed in the table. The proposed use specific standards are as follows, first, size of use limited to no more than 5000 square feet, and two, outdoor storage of any materials is not allowed. Staff determined it would be appropriate to apply these use specific standards in commercial zones that may abut residential land uses to help maintain the character and scale of intensity of the surrounding properties. Conley noted also the location jurisdiction research that staff conducted demonstrates the size restriction in many of the cities and also the prohibition of outdoor storage as a common practice. There are several jurisdictions in Oregon that utilizes the 5000 square foot maximum. Additionally, the Iowa City zoning code has a size limit for other commercial zone uses such as a size limit for indoor commercial recreational uses in the CO-1 and CN-1 zones as well as office uses in the CN-1 zone. Additionally, staff developed a proposed minimum park ratio of one space per 1000 square feet of floor area with no bicycle parking required. The justification for this parking ratio in is that a lot Planning and Zoning Commission September 18, 2024 Page 3 of 9 of the patrons that visit redemption center facilities will likely leave the space fairly quickly after they drop off their cans and receive their deposit so due to the nature of the business, staff does not anticipate that this use will require many parking spaces. Additionally, if the redemption center does find that they need more parking than the minimum, they are able to add more if they see fit. Conley next reviewed the analysis section. Since the City's current regulations do not really consider redemption centers staff developed a list of local jurisdictions to analyze how other areas regulate this use. Specifically, staff found value in analyzing jurisdictions in the state of Oregon and Iowa. In Oregon, redemption centers are most often considered a commercial use, viewed as a service provided to the community. This use is allowed in a variety of commercial and industrial zones. Then in Iowa, redemption centers are typically categorized as an industrial use, not as the commercial land uses that exist in Oregon and envisioned by the Can Shed and primarily the zones that this use would be allowed in is solely industrial. Some of the Oregon cities that they looked at were Portland, Bend, Gresham, Tigard and a couple more. In Iowa staff looked at Des Moines, Cedar Rapids, Cedar Falls and a couple others. The local jurisdiction research demonstrates the range of different regulatory approaches for redemption centers. These jurisdictions highlight specific differences in how each city has decided to regulate redemption centers in their zoning code. For this presentation Conley wanted to focus on the City of Portland, City of Bend and City of Gresham, as well as the City of Des Moines. Staff found there were two main approaches taken by these local jurisdictions, either categorize redemption centers as an existing use or to create a new use category. To start, the City of Portland chose to view redemption centers as an existing commercial use in their zoning code under the Retail Sales and Services category. Specifically, this use is considered repair-oriented and classified as a recycling drop-off. The City of Portland defines recycling drop-off as a facility for the drop-off and temporary holding of materials such as paper, cardboard, glass, metal, plastic, batteries and motor oil. The Cities of Bend and Gresham take a different approach and they decided to implement this land use as a standalone use category under the commercial use category in their zoning code. Both cities chose to define redemption centers as an indoor facility that facilitates the return of empty beverage containers. This differs from the City of Portland because they do not accept such a large range of materials and only focus on the collection of empty beverage containers. In Iowa, the City of Des Moines moves further away from both previous approaches by considering redemption centers as an example of an Industrial Service. The City of Des Moines code characterizes Industrial Service uses as uses that deal with repair, maintenance and operation of large equipment. Overall, the variation of all these different approaches demonstrates how drastically different each of these cities have chosen to regulate redemption centers and also serve as a good example for staff to understand how to regulate redemption centers in the proposed amendment. Staff then looked at the use specific standards for this land use in each jurisdiction. Some cities, for example, did not have any use specific standards, while others did. The City of Portland and the City of Gresham do not have any additional use specific standards, but the City of Bend decided to implement a size limit for 10%, or 2500 square feet, if the use is accessory and if it is a single use it may occupy around 5000 square feet if approved through a conditional use permit. The City of Des Moines includes standards that aim to mitigate any negative externalities of industrial services. Therefore, analyzing the use specific standards of redemption centers in other jurisdictions helped staff envision how the additional use standards would be appropriately implemented into Iowa City zoning code. It's also important to consider the anticipated impact of this proposed amendment so staff prepared two maps that visually represent how the proposed Planning and Zoning Commission September 18, 2024 Page 4 of 9 amendment would apply to the land within the City. The first map shows the location of the zones where the proposed amendment would allow redemption centers. Most areas are concentrated in the southern portion of the City, since most of the City's commercial and industrial land is in that area, and areas where the proposed amendment would allow redemption centers include the center of the City, Old Town Village, Towncrest, and the area near the intersection of North Dodge and I-80. The second map shows where the proposed amendment would allow redemption centers, either as a permitted or provisional use. Next staff looked at the proposed amendment's consistency with the Comprehensive Plan. The Comprehensive Plan includes a vision statement that supports a resilient economy, increases tax base, stimulates job growth and promotes the overall people's prosperity and progress. Additionally, the proposed amendment supports the following goals and strategies that are found in the economic development section of the Comprehensive Plan. One of those goals is to increase and diversify the property tax base by encouraging the retention and expansion of existing businesses and attracting businesses that have growth potential and are compatible with Iowa City's economy. A strategy that supports this goal is to provide an attractive economic environment with streamlined business friendly culture by making regulatory and permitting processes clear, predictable and coordinated. The second goal would be encouraging a healthy mix of independent locally owned businesses and national businesses. The strategy that supports this is to retain and encourage growth of existing locally owned businesses is allowing Redemption Centers uses in commercial zones which would make it easier for Redemption Centers uses to locate in Iowa City. The Can Shed’s proposition to expand to other areas in the community represents an opportunity for the City to help support local businesses and remove barriers to their growth in the community. The proposed amendment helps existing businesses to also want to stay in the community instead of looking to relocate to other neighboring cities. Another part of the vision statement includes protecting and enhancing the environment and encouraging the responsible use of natural and energy resources. Environmental goals such as to continue to track, measure and reduce energy consumption and greenhouse gas emissions, raising awareness and expanding opportunities for waste reduction, energy efficiency, stormwater management and other environmental issues. The goals that the proposed amendment would also support if redemption centers are allowed in more areas of the City are community members will have increased access and opportunities to contribute to waste reduction efforts. Since the IC2030 Comprehensive Plan was adopted in 2013 the City has increasingly focused on climate action. The City adopted the Climate Action and Adoption Plan in 2018 and a Climate Crisis was declared by the City in 2019 and adopted the Accelerating Iowa City's Action Plan in 2020. These plans create a goal to reduce carbon emissions by 45% from 2010 levels by 2030 The proposed amendment would help further these goals by promoting waste reduction and contributing to the community's recycling efforts. Staff recommends that Title 14, Zoning Code be amended to allow redemption centers either as a permitted use or a provisional use subject to use specific standards in commercial and industrial zones. Hensch is curious about why it's provisional for some of the commercial areas because before the legislature did their misdeed and changed the law, all the convenience stores and grocery stores accepted returns so why not be consistent with that. Conley responded by saying that based off the local jurisdiction research that staff conducted, in addition to looking at the provisional uses allowed in the zoning code, it seemed to be consistent and allowed the City the ability to implement regulations that would help mitigate the negative externalities. Russett added Planning and Zoning Commission September 18, 2024 Page 5 of 9 that the redemption centers that exist now in commercial zones are associated with some other type of retail-oriented use, and with this amendment they are looking at stand alone, larger facilities. Hensch asked if then it's provisional use and additional standards are required, are there any additional standards other than the two listed (5000 square feet and no outdoor storage). Conley stated those are the two that staff are proposing. Hensch asked how those additional standards would be applied or determined. Russett explained those would go before the Board of Adjustment staff and would need to be determined as part of this text amendment. Hensch asked what if the Commission or City Council were to propose additional standards in the future. Russett stated they would have to go through another text amendment process. Elliott asked if the City knows of any issues with the current situation where they're in commercial zones within another building. Conley is not aware of any. Quellhorst asked why the areas of Office, Research and Research Development Park are included in the permitted versus provisional use category, it seems to be an odd use in that zone. Conley stated there's not a lot of areas that are zoned Office, Research and Research Development Park and those use categories allow kind of quasi-industrial uses in those zones so staff felt it appropriate to allow it as a permitted use. Craig wondered why the current location isn’t sufficient, it is a pretty centrally located space. Conley noted currently the Can Shed is located in the general industrial zone and they are just wanting to expand to other areas of the City. Elliott noted she does see people on bicycles that look like they're going to redeem their cans so why no bicycle parking required. Quellhorst noted in this case the Redemption Centers definition is like an automated redemption centers, like at a HyVee with the machines versus a staffed redemption centers. Conley stated it depends on how the City wants to define it, but they chose that redemption centers would be defined as a staffed facility. Russett noted the definition doesn't expressly state that it needs to be staffed, that's something that is hard to regulate through zoning, but the Can Ched will speak to their proposal. They are proposing that it to be staffed, but also function similarly to ones with the automated machines. Goers stated the other thing he would note is on the exceptions, particularly the second bullet point, establishments that offer beverages for sale are classified, etc. and if something falls into one of those categories it would not be considered a redemption center under this definition. Townsend stated regarding the North Dodge HyVee having a redemption center that has not been operational for some time, if they wanted to restore that, as the machines are still there, could they. Conley replied yes, that would still be permissible. Craig noted they talk consistently about cans but there are also glass redemption, does the Can Shed take glass or are they proposing to take glass. Russett confirmed yes, the Can Shed will take anything that has a deposit. Townsend has a comment or a concern that why can’t she go to any store that she pays deposit on bottles and cans and take them back to that place. Hensch stated that was the Iowa Planning and Zoning Commission September 18, 2024 Page 6 of 9 legislature and their wisdom in changing the law. Hensch opened the public hearing. Austin Geasland (Realtor, Q4 Real Estate) represents the Can Shed in their real estate expansion throughout the corridor area. One thing he wanted to bring up is the space that they are currently negotiating is on Gilbert Street, the old South Maple building and the space is 5500 square feet. Staff’s amendment proposal is 5000 square feet maximum and while they understand the logic and the reasoning there, in an effort to keep this deal alive and not lose it, is there a way that they could structure the business and the layout to 5000 square feet of redemption center and leave the other 500 square feet for employee offices, employee break rooms, etc. That is a concern he has with the current wording of the amendment. Troy Willard (owner, Can Shed) stated what they're trying to do is raise their visibility, expand their services for which they need more space than the building they're currently in, they're maxed out. The current location is only about 2800-3,000 square feet. They have added a mobile app where people can drop off bags of containers outside of staffed hours so they need an area to drop those off as well. They also want to upgrade the equipment, the current automated machines only allow cans to be put in one at a time but there's a technology out there for more of a bulk dump. They take up about 25% of the time to count all the containers through and there's also a bigger footprint for that type of machinery. Another reason for wanting to move is the building Geasland was talking about has a lot more parking and there is a parking crunch where they're currently at, and that is some of the motivation to move. Willard confirmed the North Dodge HyVee hasn't redeemed containers since about 2020, back then and after the pandemic, the Can Shed started doing more direct business representing HyVee as the redemption spot in the City and took on all the responsibility for all the stores. Walmart is at the very end of using their machines, they’ve used up their useful life and they have no interest in replacing them and adding extra cost into their business model. He also wanted to note he understands the logic and the explanations about the square footage thing and that would be a clarification he would want to know before he makes any hard and fast decisions about leasing or buying space or building a building. Also one of the natural progressions of the bottle bill in other states is they have been taking it from carbonated and alcoholic beverages and moving to all beverage containers, which would include water bottles, sport drinks, any type of non-carbonated container so he is trying to look forward to that expansion and the space needs for that as well. Craig asked if they would be moving their facility and just still have one. Willard confirmed that was correct, they just need one that is more accessible and bigger and nicer. The new location is only four blocks but it's in a major intersection and closer to the bank they use to grab money to pay out to the customers so there's a lot of considerations going into that space there. Criag asked if they work directly with commercial establishments, like a restaurant that sells cans of beer, etc. Willard confirmed they do have business routes that they run, a couple times a week to pick up cans and bottles from the downtown bar scene and any of the restaurants. They generally cover an area anywhere from about 40 to 45 miles in and around Cedar Rapids. They're mainly in Johnson County and Linn County, they spill into Iowa County a little bit as well as Cedar County, Jones County, and Benton County. Criag asked about the business model how do they make money if someone pays five cents for a can and then gets the five cents back. Willard stated it is getting into some nuanced areas but Planning and Zoning Commission September 18, 2024 Page 7 of 9 as a consumer buying stuff at HyVee, the distributor, Coke, Pepsi, Budweiser, originates the deposit. When they sell it to the store, they collect the nickel from the store. The store collects a nickel from the consumer and then the consumer gets their nickel back from the Can Shed or the store. Then when the Can Shet takes the cans back to Coke, Pepsi or whatever distributor he gets his nickel back and they pay him three cents on top of that. One of the misconceptions is somehow the State's involved with that but it's totally managed financially through private enterprises. Craig asked what Coke does when they get their cans back. Willard explained they smash them up, bail them up and recycle them. He noted they redeem about 106 million containers a year through their five locations. They also go out and represent distributors and pick up other redemption centers and bring that material back to the facility in Cedar Rapids and combine it all to make sure it’s going back to end users and markets. Aluminum can turn into aluminum cans again, the plastic has changed over the years, a lot of times it was being made into carpet products but now it's going back to a bottle-to-bottle processing facility in Wisconsin. The glass goes to Kansas City, there's a company down there that pulls all the brown glass out to make beer bottles for Boulevard Brewery and the rest of it goes to a fiberglass insulation plant and gets made into insulation. Hensch closed the public hearing. Craig moves to recommends that Title 14, Zoning Code be amended to allow redemption centers either as a permitted use or a provisional use subject to use specific standards in commercial and industrial zones. Elliott seconded the motion. Quellhorst noted it sounds like the Can Shed folks might want a space limit for provisional zones in excess of 5000 square feet, is that something that staff would want to look into further or are they still comfortable moving ahead with the 5000 square foot recommendation. Russett noted they could still operate a 5000 square foot redemption center within that 5500 square foot space they are looking at, the additional 500 square feet would just have to be used for some other purpose, like their administrative purposes. However, if the Commission wants to increase it to 5500 staff doesn’t really have any concerns with that either. She stated the one benefit of sticking with 5000 is simply for consistency with how other size regulations are included in the zoning code, 5000 is a very common number when looking at size limitations for uses. Hensch noted right now it's limited to redeemable beverage containers but if the Iowa legislature expands that to water bottles and other things they would have to come back and amend the text. Russett stated yes, they would evaluate that at the time. Hensch is in favor of approving this because this is truly an example of where they can facilitate the public good. With the reduction of the redemption centers from what they formerly had; he would have to guess that the amount going into the landfill has increased dramatically. Additionally, a better location would make it better for the consumer in Iowa City and would be a very positive action. A vote was taken and the motion passed 7-0. Planning and Zoning Commission September 18, 2024 Page 8 of 9 CONSIDERATION OF MEETING MINUTES: SEPTEMBER 4, 2024: Elliott moved to approve the meeting minutes from September 4, 2024 with corrections. Townsend seconded the motion, a vote was taken and the motion passed 7-0. PLANNING AND ZONING INFORMATION: Goers wanted to take this opportunity to give a brief update on one of the topics that was raised in earlier discussion at a meeting by this Planning and Zoning Commission regarding the alternative nicotine products and whether a tobacco permit was required for nicotine lozenges, patches or gum. He did confirm with the State the answer is no, a permit is not required to sell those three products and just wanted to pass that on to the Commission. An example is the Target downtown sells those products and does not have a tobacco permit. Craig heard a story on NPR today about housing. She was pretty proud of Iowa City when they talked a lot about zoning codes and how cities just are a big hindrance to expanding housing base because they don't want certain kinds of housing, or they don't want this or that, and they use zoning codes to keep people out. Iowa City doesn't do that which is good. Hensch agrees wholeheartedly and would like to commend the members of the Commission, because generally when they're under pressure not to approve a development for additional housing from community groups by and large, the Commission hears them, and are responsive, but still do what we think is the correct thing to do that's in the best interest of the City and it can be very uncomfortable sometimes. ADJOURNMENT: Townsend moved to adjourn, Elliott seconded and the motion passed 7-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2023-2024 7/5 7/19 8/2 8/16 10/4 10/18 11/15 12/6 12/20 1/17 2/7 2/21 4/3 5/1 6/26 9/4 9/18 CRAIG, SUSAN X X X X X X X X O/E X X X X X X X X ELLIOTT, MAGGIE X X X X X X X X X X O/E X X X O/E X X HENSCH, MIKE O/E X X X X X X X X X X X X X X O/E X MILLER, STEVE -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- X X PADRON, MARIA X O/E X X X X X O/E X X X X O/E O/E -- -- -- -- -- -- QUELLHORST, SCOTT -- -- -- -- -- -- X X X X X X X X X O/E X X X X TOWNSEND, BILLIE X X O/E X X X X X X X X X X X X X X WADE, CHAD X X X X X X X X X X X X X O/E X X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member