HomeMy WebLinkAboutPZ Agenda Packet 12.04.2024PLANNING AND ZONING COMMISSION
Wednesday, December 4, 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
Development Items
4. Case No. REZ24-0010
Location: East of Camp Cardinal Boulevard and West of Camp Cardinal Road
An application for a rezoning of approximately 27.68 acres of land from Low Density Multi-
Family Residential with a Planned Development Overlay (OPD/RM-12) to Low Density Multi-
Family Residential with a Planned Development Overlay (OPD/RM-12).
Discussion Items
5. Discussion of Planning & Zoning Commission representation on the Comprehensive Plan
Update Steering Committee.
6. Consideration of meeting minutes: November 20, 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 18 / January 15 / January 5
Informal: Scheduled as needed.
Agenda Item #4
Case No. REZ24-0010
Location: East of Camp Cardinal Blvd. and West of Camp
Cardinal Rd.
STAFF REPORT
To: Planning and Zoning Commission
Item: REZ24-0010
Prepared by: Anne Russett, Senior Planner
Date: December 4, 2024
Cardinal Heights
GENERAL INFORMATION:
Owner/Applicant:
Dave Oyler
IC Grove East, LLC
dave@navigatehomesiowa.com
Contact Person: Brian Vogel
Hall & Hall Engineers, Inc
1860 Boyson Road
Hiawatha, IA 52233
319-361-6325
brian@halleng.com
Requested Action: Rezoning from Low Density Multi-Family
Residential with a Planned Development Overlay
(OPD/RM-12) to Low Density Multi-Family
Residential with a Planned Development Overlay
(OPD/RM-12)
Purpose:
Amend an approved Preliminary OPD Plan to
allow waivers to the minimum front setback and
maximum allowable building height for the multi-
family building located on Lot 11, Cardinal Heights
Part One.
Location:
East of Camp Cardinal Boulevard and West of
Camp Cardinal Road.
Location Map:
Size: 27.68 acres
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Existing Land Use and Zoning: Undeveloped, zoned for Low Density Multi-Family
Residential with a Planned Development Overlay
(OPD/RM-12)
Surrounding Land Use and Zoning: North: OPD/RS-8 - Medium Density Single-
Family Residential with a Planned
Development Overlay
South: OPD/CC-2 - Community Commercial
with a Planned Development Overlay
East: OPD/RS-5 - Low Density Single-Family
Residential with a Planned
Development Overlay and
ID-RS - Interim Development Single-
Family Residential
West: OPD/RM-12 - Low Density Multi-Family
Residential with a Planned
Development Overlay
Comprehensive Plan:
8-16 units / acre
District Plan: None
Neighborhood Open Space District:
NW1
Public Meeting Notification: Property owners in the surrounding areas have
been notified of the proposed subdivision and
rezoning and received notification of the Planning
and Zoning Commission public meeting. A
rezoning and a subdivision sign were posted on
the site on Camp Cardinal Boulevard.
File Date: November 15, 2024
45 Day Limitation Period:
December 30, 2024.
BACKGROUND INFORMATION:
The applicant, IC Grove East, LLC, is requesting a rezoning of 27.68 acres from Low Density
Multi-Family Residential with a Planned Development Overlay (OPD/RM-12) to Low Density Multi-
Family Residential with a Planned Development Overlay (OPD/RM-12) for land located east of
Camp Cardinal Blvd and west of Camp Cardinal Road. This property was previously rezoned to
OPD/RM-12 with a Preliminary Planned Development Overlay Plan from Interim Development—
Research Park (ID-RP) zone (Ordinance No. 22-4888). The previous rezoning was approved on
August 3, 2022, with the following condition:
1. Prior to issuance of building permit, Owner shall contribute 50% of the cost of upgrading
Camp Cardinal Road to City standards. 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.
Along with the approval of the rezoning and Preliminary OPD Plan, the Preliminary Plat for the
property was approved on October 3, 2022. (Resolution No. 22-254). The Final Plats for Cardinal
Heights Parts One and Two were approved on February 21, 2023 (Resolution No. 23-45 &
Resolution No. 23-46).
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The purpose of the rezoning application is to amend the approved Preliminary Planned
Development Overlay Plan. The rezoning request is to allow for a 5 feet reduction in the minimum
front yard setback (from 20-feet to 15-feet) and a 7-foot increase in the maximum building height
(from 35-feet to 42-feet). The request is for the multi-family building on Lot 11, Cardinal Heights
Part One.
The revised Preliminary Planned Development Overlay and building renderings are provided in
Attachments 3 and 4.
Good Neighbor Policy: The applicant held a good neighbor meeting for the original rezoning on
February 1, 2022.
ANALYSIS:
Current zoning: The area is zoned as Low-Density Multi-Family with a Planned Development
Overlay (OPD/RM-12). The purpose of the RM-12 zone is to provide for the development of high
density, single-family housing and low density, multi-family housing. In this case, a mix of multi-
family housing units and duplex units provides a diverse variety of housing throughout the
neighborhood, as intended by RM-12 zoning. The land contains regulated sensitive features. Due
to impacts to the sensitive areas, a Planned Development Overlay was requested and approved in
2022.
Proposed zoning: The applicant is requesting to rezone the subject property (27.68 acres) to Low
Density Multi-Family with a Planned Development Overlay (OPD/RM-12). The proposed zoning
remains the same as the applicant is requesting an amendment to the approved Preliminary
Planned Development Overlay Plan. The OPD allows the applicant to request waivers for certain
zoning standards. In this case, a front yard setback reduction and an increase in maximum building
height is being proposed. The applicant is requesting this amendment for only one building on one
lot (Lot 11, Cardinal Heights Part One) in the residential subdivision.
General Planned Development Approval Criteria: Applications for Planned Development
Rezonings are reviewed for compliance with the following standards according to Article 14-3A of
the Iowa City Zoning Ordinance.
1. The density and design of the Planned Development will be compatible with and/or
complementary to adjacent development in terms of land use, building mass and
scale, relative amount of open space, traffic circulation and general layout.
Density: The applicant is requesting a rezoning to an OPD/RM-12 zone, which allows for a density
of 15 dwelling units per net acre of land area (total land minus public and private streets right-of-
way). The proposed 30-unit complex, 4 townhomes, and 22 duplexes adds up to 78 total units
across the 25.02 acres of net site area, which equals 3.1 dwelling units per acre.
Land Uses Proposed: The applicant is proposing a mix of duplex and multi-family residential. There
are currently two areas to the west zoned RM-12 and one area to the southeast. The property to
the immediate west was rezoned to OPD/RM-12 in 2017 but remains undeveloped. The property
to the northwest also has RM-12 zoning with townhomes constructed, as well as ongoing townhome
development. Cardinal Villas Condominiums located southeast of the subject property is also zoned
as OPD/RM-12 with two multi-family buildings on the property. The area to the north is zoned
OPD/RS-8 and contains duplexes similar to those proposed. The addition of more duplexes and
multi-family housing to the area will complement the existing, ongoing, and future development
plans in the area.
Mass, Scale, and General Layout: Due to the potential impacts of the sensitive areas, the
4
development layout is more compact instead of spreading out over the property. The proposed
duplexes are located on the western edge of the site off a cul-de-sac street to the north of Deer
Creek Road and a loop street to the south of Deer Creek Road. Additional duplexes front Deer
Creek Road to the east along with the proposed 30-unit multi-family buildings and townhomes.
Buildings in this zone cannot typically exceed 35 feet in height. Additionally, multi-family buildings
must typically be set back 20’ from the front property line. However, the applicant has requested an
increase in the maximum height and a reduction in the front setback for the multi-family building on
Lot 11, Cardinal Heights Part One. The request is to increase the maximum allowable height to 42’
and reduce the minimum front setback to 15’. The townhome style multi-family units would still
adhere to the maximum 35’ height and 20’ setback.
The OPD plan shows duplex footprints with the access to garages from the front façade. 14-3A-
4K-1c-(2) requires garages and off-street parking areas be located so that they do not dominate
the streetscape. Alley or private rear lane access will be required, unless garages are recessed
behind the front facade of the dwelling in a manner that allows the residential portion of the
dwelling to predominate along the street. This standard will be reviewed at site plan and building
permitting stage to ensure full compliance to the requirement.
Open Space: The proposed development will need to comply with private open space standards,
outlined in section 14-2B-4E of the City Code. For the 30-unit complex, the calculation comes out
to be 430 square feet of private open space required (10 SF per bedroom, 43 total bedrooms in
complex). The townhome style multi-family units will also need 10 sq feet per bedroom. The
duplexes require a minimum of 300 square feet of open space per dwelling. The OPD plans shows
approximately 9,000 square feet of on-site open space for the multi-family uses. The revised OPD
plan does not make any changes to the outlots, which total 16.76 acres of regulated sensitive
features that were placed in conservation easement as part of the Final Plat process.
Traffic Circulation: The proposed development will have access off of Camp Cardinal Blvd through
an extension of Deer Creek Road. The extension of Deer Creek Road will provide access to the
entire site and, until Camp Cardinal Rd and a proposed traffic circle at the intersection of Deer Creek
Road and Camp Cardinal Road are constructed, Deer Creek Road will provide temporary access
to Camp Cardinal Road. This will provide a secondary access, if needed. The subdivision code 15-
3-2K authorizes the City to request an applicant to contribute 50% of the reconstruction cost of
bringing the segment of the subject street that abuts the subject property to city standards. As a
condition to the rezoning, the owner shall contribute 50% of the cost of upgrading Camp Cardinal
Road to City standards prior to issuance of building permit. The infrastructure also requires traffic
calming devices. The 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. The development will not overburden existing streets and utilities.
The property can be serviced by both sanitary sewer and water. Access to the site will be provided
through the extension of Deer Creek Road, which will connect to both Camp Cardinal Blvd and
Camp Cardinal Road.
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 subject property are separated by a woodland
preservation area and a stream corridor. The nearest neighbors to the east and southeast will
also remain separated due to the preservation of woodlands. The proposed development does
not adversely affect views, light and air, property values and privacy of neighboring properties any
more than would a conventional development.
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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 purpose of this Title, and with other building regulations.
The proposed RM-12 zone allows the proposed mix of residential land uses proposed. The
proposed multi-family building, duplexes, and townhome style multi-family units provide a range
of housing options. When factoring in both the total building area occupied (approximately 2.27
acres or 98,800 SF) and the total area occupied by R.O.W. (2.61 acres), the total lot coverage is
equal to approximately 15.5%. Meaning, approximately 84.5% of the net site area will remain free
of buildings, parking, and vehicular maneuvering areas. The mix of housing, the extension of Deer
Creek Road, and the preservation of sensitive features are in the public interest.
The applicant has requested two waivers from the underlying zoning requirements. Both requests
are only for the multi-family building on Lot 11, Cardinal Heights Part One.
1. Reduction in front setback to 15’: The applicant has requested this modification due to site
terrain, sensitive features, and the existing conservation easement area. Additionally, the
Fire Department requested that the applicant move the building closer to the street to
address Fire Code concerns. The alternative was to provide a fire truck turnaround behind
the building which is not practical given the site constraints. Moving the building forward
requires a reduction in the minimum front yard setback from 20’ to 15’. Staff finds this
request acceptable. Many residential uses have a 15’ setback. The requested variation
will still accommodate light, air, privacy, as well as on-site open space.
2. Building height increase to 42’: The applicant has requested this modification due to site
topography. Building height is measured from average grade to the top of roofline. For the
proposed flat roofed building the top of the roofline is the top of the parapet. Due to the
sloping nature of the site the rear façade will exceed the 35’ height maximum. The outlot
to the north which contains protected woodlands and steep slopes will obscure views of
the rear building from neighboring property owners. Staff finds this request acceptable, as
well. The proposed increase in height will still accommodate sufficient light and air
circulation, as well as on-site open space.
Compliance with Comprehensive Plan: The area does not have a district plan hence, the
proposed development is reviewed according to the IC2030 Comprehensive Plan.
The Future Land Use Map of the IC2030 Comprehensive Plan identifies the subject property as
appropriate for residential development at a density of 8-16 dwelling units per acre. As previously
stated, the subject property proposes around 3.1 dwelling units per net acre. This density is
actually below what is envisioned in the plan; however, the site is constrained due to the sensitive
features.
The IC2030 Comprehensive Plan encourages urban growth through compact and connected
neighborhoods. The proposed development demonstrates a commitment to these goals by
providing interconnected sidewalks and a variety of housing types that as noted in the
Comprehensive Plan, “Ensure a mix of housing types within each neighborhood to provide options
for households of all types and people of all incomes”.
The Comprehensive Plan encourages pedestrian-oriented development and attractive and
functional streetscapes that make it safe, convenient, and comfortable to walk. The applicant is
showing sidewalks along both sides of Maclan Court and Dear Creek Road. The plan also shows
a sidewalk along Maclan Loop and connected to the Deer Creek sidewalk on the subject property.
The sidewalk along Deer Creek will connect to the existing sidewalk along Camp Cardinal Blvd.
Although the comprehensive plan discourages cul-de-sacs and emphasizes stub streets for future
6
connectivity, the proposed development is limited due to sensitive areas and existing
neighborhood constraints. Specifically, due to the layout of the neighborhood to the north, which
incorporates a loop street, connecting with that existing neighborhood is not possible. By
proposing development on the most buildable portion of the property, and thereby preserving the
natural areas of the property, the development aligns with the goals of the comprehensive plan.
Environmentally Sensitive Areas: The subject property contains regulated wetlands,
woodlands, and slopes. The applicant submitted a Preliminary Sensitive Areas Development Plan
as part of the 2022 OPD rezoning.
Since the rezoning the area went through the final platting process. The Final Plat created a
conservation easement area that protects the sensitive features outside of the area to be developed.
The proposed rezoning to address height and setbacks does not change the conservation
easements or anything from the originally approved Preliminary Sensitive Areas Development Plan.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, a public hearing will be
scheduled for consideration by the City Council.
STAFF RECOMMENDATIONS:
Staff recommends approval of REZ24-0010, a proposal to rezone approximately 27.68 acres of
land located east of Camp Cardinal Blvd and west of Camp Cardinal Road from Low Density
Multifamily Residential with a Planned Development Overlay (OPD/RM-12) zone to Low Density
Multi-Family Residential with a Planned Development Overlay (OPD/RM-12) zone subject to the
following condition:
1. Prior to issuance of building permit, Owner shall contribute 50% of the cost of upgrading
Camp Cardinal Road to City standards. 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.
ATTACHMENTS:
1. Aerial Location Map
2. Zoning Map
3. Revised Preliminary Planned Development Overlay Plan
4. Multi-Family Building Renderings
Approved by: _______________________________________________
Tracy Hightshoe, Director
Department of Neighborhood and Development Services
ATTACHMENT 1
Aerial Location Map
D e e r Creek Rd
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REZ24-0010
Cardinal Heightsµ
Prepared By: Sanzida Rahman Setu
Date Prepared: November 2024
0 0.07 0.130.03 Miles
An application submitted by IC Grove East, LLC to rezone
approximately 27.68 acres of land located east of Camp
Cardinal Blvd. from Low Density Multi-Family Residential
with a Planned Development Overlay (OPD/RM-12) to
Low Density Multi-Family Residential with a Planned
Development Overlay (OPD/RM-12)
ATTACHMENT 2
Zoning Map
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RR1
RM12
RS8
REZ24-0010
Cardinal Heightsµ
Prepared By: Sanzida Rahman Setu
Date Prepared: November 2024
0 0.07 0.130.03 Miles
An application submitted by IC Grove East, LLC. to rezone
approximately 27.68 acres of land located east of Camp
Cardinal Blvd. from Low Density Multi-Family Residential
with a Planned Development Overlay (OPD/RM-12) to
Low Density Multi-Family Residential with a Planned
Development Overlay (OPD/RM-12)
ATTACHMENT 3
Revised Preliminary Planned Development Overlay Plan
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA
(SCALE: 1"=500')
LOCATION MAP
REVISED PRELIMINARY PLANNED DEVELOPMENT OVERLAY AND SENSITIVE AREAS DEVELOPMENT PLAN FOR
CARDINAL HEIGHTS (PART 1 AND PART 2)
CITY OF IOWA CITY, IOWA
UTILITY AND EMERGENCY TELEPHONE NUMBERS
HALL AND HALL PROJECT NUMBER:
CITY FILE NUMBER:
WASTEWATER DIVISION - COLLECTIONS
MID-AMERICAN ENERGY
IOWA ONE CALL (UTILITIES)
WATER DEPARTMENT
POLICE DEPARTMENT
ENGINEERING DEPARTMENT
FIRE DEPARTMENT
EMERGENCY
EMERGENCY
(319)-339-1156
(800)-292-8989
911
911
PLAN APPROVED BY:
CITY CLERK DATE
(319)-356-5140
(319)-356-5275
(319)-356-5260
(319)-356-5166
(319)-631-1144
THE STORM WATER MANAGEMENT REQUIREMENTS FOR THE NORTHERLY PORTION OF THIS
SITE IS BEING MET IN THE EXISTING REGIONAL RETENTION BASIN LOCATED ON THE WEST
SIDE OF CAMP CARDINAL BLVD. THE STORM WATER MANAGEMENT REQUIREMENTS FOR
THE SOUTHERLY PORTION WILL BE ARCHIVED WITHIN THE PROPOSED DETENTION BASIN.
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CALL- BEFORE- YOU- DIG
TOLL-FREE
TOTAL SITE AREA:1,205,744 SQ.FT.(27.68 AC)
NET SITE AREA (EXCL. R.O.W.):1,091,316 SQ.FT.(25.05 AC)
TOTAL NUMBERED LOTS : 23
TOTAL DWELLING UNITS: 78 UNITS
GROSS AREA PER UNIT: 15,458 SQ.FT.(0.35 AC)
NET AREA PER UNIT (EXCLUDING R.O.W.):13,991 SQ.FT.(0.32 AC)
TOTAL POST-DEVELOPED OPEN SPACE:723,554 SQ.FT. (16.61 AC)
(OUTLOT A AND OUTLOT B)
BRIAN VOGEL, PE
1860 BOYSON RD.
HIAWATHA, IA 52233
PH: 319-362-9548
FAX: 319-362-7595
EMAIL: BRIAN@HALLENG.COM
EXISTING:OPD RM-12
PROPOSED: OPD RM-12
AREA TO BE REZONED: 27.68 AC.
PHELAN TUCKER LAW LLP
%CRYSTAL RAIBER
321 E. MARKET STREET
IOWA CITY, IA 52245
EXISTING: VACANT LAND
PROPOSED: MULTI-FAMILY
RESIDENTIAL
OWNER'S ATTORNEY
CONTACT PERSON
USE
ZONING
APPLICANT/OWNER
AREA CALCULATIONS
PLAN DATE:
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P1.0
P1.0)COVER
P2.0)SITE LAYOUT AND UTILITIES
P3.0)SITE GRADING AND EROSION CONTROL
P4.0)WETLANDS DISTURBANCE AND PRESERVATION
P5.0)WOODLAND DISTURBANCE AND PRESERVATION
L1.0)LANDSCAPE PLAN
L2.0)LANDSCAPE PLAN DETAILS
SHEET INDEX
HORSESHOE CATCH BASIN W/FLUME
HORSESHOE CATCH BASIN W/O FLUME
CABLE TV-OVERHEAD
CABLE TV-UNDERGROUND
CABLE TV PEDESTAL
TELEPHONE MANHOLE
FLARED END SECTION
CLEANOUT, STORM OR SANITARY
TRAFFIC SIGNAL W/MAST
UTILITY/CONTROL CABINET
TELEPHONE PEDESTAL
SANITARY MANHOLE
LIGHT POLE W/MAST
LIGHT POLE W/O MAST
TELEPHONE-UNDERGROUND
FIBER OPTIC-OVERHEAD
FIBER OPTIC-UNDERGROUND
ELECTRIC-UNDERGROUND
TELEPHONE-OVERHEAD
ELECTRIC-OVERHEAD
FORCE MAIN W/SIZE
WATER MAIN W/SIZE
STORM SEWER W/SIZE
SANITARY SEWER W/SIZE
GAS VALVE
OR
RA-5 INTAKE
RA-8 INTAKE
RA-6 INTAKE
STORM MANHOLE
RA-3 INTAKE
GRATE INTAKE
GUY ANCHOR
GUY POLE
POWER POLE
TELEPHONE POLE
STEAM
<><><><><><><><>
(OHC)(OHC)
(C)(C)
(OHT)(OHT)
(S)(S)
(OHE)(OHE)
(E)(E)
(OHF)(OHF)
////
(T)(T)
(F)(F)
800
SILT FENCE
FENCE LINE
CONTOUR LINE
(G)(G)
(FM6)
(W8)
(ST15)
UTILITY LEGEND-EXISTING
(SS8)
GAS
SUBDRAIN
FOUND RIGHT OF WAY RAIL
SECTION CORNER FOUND AS NOTED
SECTION CORNER SET AS NOTED
PLAT OR SURVEY BOUNDARY
DECIDUOUS SHRUB
TREE STUMP
TREE LINE DRIP EDGE
CONIFEROUS SHRUB
PLANT LEGEND
1/4-1/4 SECTION LINE
DECIDUOUS TREE
CONIFEROUS TREE
BUILDING SETBACK LINE
EXISTING LOT LINE
( )
EASEMENT LINE
SECTION LINE
1/4 SECTION LINE
PLAT LOT LINE
CENTERLINE
CUT "X" IN CONCRETE
RECORDED AS
FOUND SURVEY MONUMENT AS NOTED
SET ___ REBAR W/CAP NO.____
SURVEY LEGEND
WATER SHUTOFF
WATER VALVE
WATER BLOWOFF
FIRE HYDRANT
BOLLARD
STREET SIGN
SOIL BORING
WELL
BENCHMARK
NOTE: THIS IS A STANDARD LEGEND. SOME ITEMS MAY NOT APPEAR ON DRAWINGS.
UTILITY LEGEND-PROPOSED
SS8
FM6
W12
ST18
SANITARY SEWER W/SIZE
STORM SEWER W/SIZE
FORCE MAIN W/SIZE
WATER MAIN W/SIZE
SANITARY MANHOLE
STORM MANHOLE
GRATE INTAKE
RA-3 INTAKE
RA-5 INTAKE
RA-6 INTAKE
RA-8 INTAKE
HORSESHOE CATCH BASIN W/O FLUME
FLARED END SECTION
CLEANOUT, STORM OR SANITARY
FIRE HYDRANT
WATER VALVE
WATER SHUTOFF
WATER BLOWOFF
OR
FLOODWAY LIMITS
CITY CORPORATE LIMITS
(FP)
(FW)
(CORP)
FLOODPLAIN LIMITS
CITY CORPORATE LIMITSCORP
www.halleng.com
LANDSCAPE ARCHITECTURE
LAND DEVELOPMENT PLANNING
HALL & HALL ENGINEERS, INC.
1860 BOYSON ROAD, HIAWATHA, IOWA 52233
PHONE: (319) 362-9548 FAX: (319) 362-7595
LAND SURVEYING
CIVIL ENGINEERING
PLANS SCALE CORRECTLY WHEN PLOTTED ON 22"x34" PAPER
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HIGHWAY 218
SITE LEGAL /REZONING DESCRIPTION
DIMENSIONAL STANDARDS (RM-12)
MULTI-FAMILY (30-PLEX BUILDING AND 4-UNIT TOWNHOME BUILDING)
MINIMUM LOT SIZE: 8,175 SF
AREA PER UNIT: 2,725 SF
MINIMUM LOT WIDTH: 60'
MINIMUM FRONTAGE: 40'
FRONT YARD SETBACK: 15'*
SIDE YARD SETBACK: 10'
REAR YARD SETBACK: 20'
MAX. BLDG HEIGHT: 42'*
MIN. BLDG WIDTH: 20'
MAX. LOT COVERAGE: 50%
MAX. BEDROOM PER UNIT: 3
MIN. BEDROOM SIZE: 100 SF
MIN. OPEN SPACE: 10 SF/ BEDROOM, NO LESS THAT 400 SF
DUPLEX (22 BLDGS)
MINIMUM LOT SIZE: 6,000 SF
AREA PER UNIT: 3,000 SF
MINIMUM LOT WIDTH: 55' WITH ALLEY ACCESS, 80' WITHOUT ALLEY ACCESS
MINIMUM FRONTAGE: 40'
FRONT YARD SETBACK: 15' (25' AT CUL-DE-SAC)
SIDE YARD SETBACK: 5' FOR FIRST 2 STORIES PLUS 2' FOR EACH ADD. STORY
REAR YARD SETBACK: 20'
MIN.BLDG HEIGHT: 35'
MIN.BLDG WIDTH: N/A'
MAX.LOT COVERAGE: 50%
MAX.BEDROOM PER UNIT: 4
MIN. OPEN SPACE: 300 S.F. PER UNIT
*DIMENSIONAL STANDARD MODIFIED WITH OPD
OUT
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CARDINAL HEIGHTS PART ONE AND PART TWO IN THE CITY OF IOWA CITY, JOHNSON
COUNTY, IOWA.
DEER CREEK ROAD
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CARDINAL POINTE
WEST PART 3
CARDINAL POINTE
SOUTH PART 3 R
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PARKING REQUIREMENTS (30-PLEX BUILDING)
MULTI FAMILY RESIDENTIAL:
1 BEDROOM UNITS = 10
2 BEDROOM UNITS = 20
TOTAL VEHICLE PARKING REQUIRED = 50 SPACES
10 UNITS X 1.0 SPACE PER UNIT = 10 SPACES
20 UNITS X 2.0 SPACES PER UNIT = 40 SPACES
TOTAL VEHICLE PARKING PROVIDED = 50 (INCLUDES 3 ACCESSIBLE SPACES)
20 OUTDOOR PARKING LOT PARKING (1 ACCESSIBLE)
30 INDOOR GARAGE PARKING (2 ACCESSIBLE)
TOTAL BICYCLE PARKING REQUIRED
30 UNITS X 0.5 SPACES PER UNIT = 15 SPACES
TOTAL BICYCLE PARKING PROVIDED = 15 SPACES (IN LOWER LEVEL GARAGE)
IC GROVE EAST, LLC
%GINA LANDAU
755 MORMON TREK BOULEVARD
P.O.BOX 1907
IOWA CITY, IA 52246
PH:319-466-4300
EMAIL: GINA@NAVIGATEHOMESIOWA.COM
OPEN SPACE REQUIREMENTS
REQUIRED OPEN SPACE
LOT 11:
30 PLEX:
10 - ONE BEDROOM UNITS AND 20 - TWO BEDROOM UNITS
10 SF/BDRM X 50 BDRM = 500 SF
4 UNIT TOWNHOME:
4 - THREE BEDROOM UNITS
10 SF/BDRM X 12 BDRM - 120 SF
TOTAL REQUIRED FOR LOT 11 = 620 SF
TOTAL PROVIDED FOR LOT 11 = 9,000 SF
DUPLEX LOTS:
300 SF/UNIT TO BE PROVIDED ON-SITE
STANDARD VARIATIONS
SEE DIMENSIONAL STANDARDS ABOVE.
TYPICAL 28' STREET CROSS SECTION
(NOT TO SCALE)
14'
28' B-B
1/2 R.O.W - 30'1/2 R.O.W. - 30'
STANDARD
6" CURB
14'
2.0%2.0%
NOTES:
1. REFER TO PLANS FOR LOCATION OF STORM SEWER LINES. SUBDRAIN SHALL BE INSTALLED ON BOTH SIDES OF STREET EVEN IF STORM
SEWER IS PRESENT. WHERE PLANS SHOW THESE LINES UNDER PAVEMENT LONGITUDINALLY, SUBGRADE SHALL BE SHAPED TO DRAIN TO
TRENCHES FOR THESE LINES. THIS WORK IS ALSO REQUIRED FOR LINES UNDER INTERSECTION RETURNS. DEPTH OF SUBBASE SHALL BE
INCREASED AS REQUIRED FOR THIS WORK.
2. SUBBASE SHALL BE EXTENDED OVER STORM SEWER AND/OR SUBDRAIN TRENCHES WHERE REQUIRED TO MAINTAIN PROPER SUBBASE
DRAINAGE. SUBBASE SHALL BE EXTENDED TO CENTERLINE OF STORM SEWER TRENCH AND COMPLETELY OVER SUBDRAIN TRENCH.
3. SEE SUDAS DETAIL 7030.104 FOR GRADING BEHIND CURB.
4. LONGITUDINAL JOINTS SHALL BE THIRD POINT JOINTING PER SUDAS DETAIL 7010.901
2.5'
TYP
1.0'
TYP 5.0'10.0'
4.0%1.5%
SEE NOTE 2
JOINT SEE
NOTE 4
PROFILE
GRADE
SUBDRAIN (TYP) AS SHOWN ON
PLANS SEE NOTE 1
COMPACTED SUBGRADE AS SPECIFIED
6" MIN. SUBBASE AS SPECIFIED
7" PCC PAVEMENT DEPTH
STORM SEWER WITH GASKETED
JOINTS AS PER PLANS SEE NOTE 1
COMPACTED
FILL
PROFILE LINE, ℄ ROW, AND SURVEY
BASELINE UNLESS NOTED OTHERWISE
3.5
1
(MAX.)
10.0'5.0'
TYPICAL 26' STREET CROSS SECTION
(NOT TO SCALE)
13'
26' B-B
1/2 R.O.W - 30'1/2 R.O.W. - 30'
STANDARD
6" CURB
13'
2.0%2.0%
NOTES:
1. REFER TO PLANS FOR LOCATION OF STORM SEWER LINES. SUBDRAIN SHALL BE INSTALLED ON BOTH SIDES OF STREET EVEN IF STORM
SEWER IS PRESENT. WHERE PLANS SHOW THESE LINES UNDER PAVEMENT LONGITUDINALLY, SUBGRADE SHALL BE SHAPED TO DRAIN TO
TRENCHES FOR THESE LINES. THIS WORK IS ALSO REQUIRED FOR LINES UNDER INTERSECTION RETURNS. DEPTH OF SUBBASE SHALL BE
INCREASED AS REQUIRED FOR THIS WORK.
2. SUBBASE SHALL BE EXTENDED OVER STORM SEWER AND/OR SUBDRAIN TRENCHES WHERE REQUIRED TO MAINTAIN PROPER SUBBASE
DRAINAGE. SUBBASE SHALL BE EXTENDED TO CENTERLINE OF STORM SEWER TRENCH AND COMPLETELY OVER SUBDRAIN TRENCH.
3. SEE SUDAS DETAIL 7030.104 FOR GRADING BEHIND CURB.
4. LONGITUDINAL JOINTS SHALL BE THIRD POINT JOINTING PER SUDAS DETAIL 7010.901
2.5'
TYP
1.0'
TYP 5.0'11.0'
4.0%1.5%
SEE NOTE 2
JOINT SEE
NOTE 4
PROFILE
GRADE
SUBDRAIN (TYP) AS SHOWN ON
PLANS SEE NOTE 1
COMPACTED SUBGRADE AS SPECIFIED
6" MIN. SUBBASE AS SPECIFIED
7" PCC PAVEMENT DEPTH
STORM SEWER WITH GASKETED
JOINTS AS PER PLANS SEE NOTE 1
COMPACTED
FILL
PROFILE LINE, ℄ ROW, AND SURVEY
BASELINE UNLESS NOTED OTHERWISE
3.5
1
(MAX.)
11.0'5.0'
TYPICAL 22' STREET CROSS SECTION
(NOT TO SCALE)
11.0'
22.0' B-B
11.0'
2.0%
SEE NOTE 2
KT-2 OR L-2 JOINT
SEE NOTE 4 PROFILE
GRADE
SUBDRAIN (TYP) AS SHOWN ON
PLANS SEE NOTE 1
COMPACTED SUBGRADE AS SPECIFIED
6" MIN. SUBBASE AS SPECIFIED
7" PCC PAVEMENT DEPTH
STORM SEWER WITH GASKETED
JOINTS AS PER PLANS SEE NOTE 1
COMPACTED
FILL
PROFILE LINE, ℄ ROW, AND SURVEY
BASELINE UNLESS NOTED OTHERWISE
6.0'
1.5%
5.0'
4.0%
1.0'
TYP
23' TO ROW
STANDARD
6" CURB
2.0%
NOTES:
1. REFER TO PLANS FOR LOCATION OF STORM SEWER LINES. SUBDRAIN SHALL BE INSTALLED ON BOTH SIDES OF STREET EVEN IF STORM
SEWER IS PRESENT. WHERE PLANS SHOW THESE LINES UNDER PAVEMENT LONGITUDINALLY, SUBGRADE SHALL BE SHAPED TO DRAIN TO
TRENCHES FOR THESE LINES. THIS WORK IS ALSO REQUIRED FOR LINES UNDER INTERSECTION RETURNS. DEPTH OF SUBBASE SHALL BE
INCREASED AS REQUIRED FOR THIS WORK.
2. SUBBASE SHALL BE EXTENDED OVER STORM SEWER AND/OR SUBDRAIN TRENCHES WHERE REQUIRED TO MAINTAIN PROPER SUBBASE
DRAINAGE. SUBBASE SHALL BE EXTENDED TO CENTERLINE OF STORM SEWER TRENCH AND COMPLETELY OVER SUBDRAIN TRENCH.
3. SEE SUDAS DETAIL 7030.104 FOR GRADING BEHIND CURB.
4. LONGITUDINAL JOINTS SHALL BE THIRD POINT JOINTING PER SUDAS DETAIL 7010.901
PART 2
PART 1
SS
8
SS
8
SS
8
(W)
(W)
SS10
SS10
SS10
(SS
1
8
)
(
S
S
2
0
)
(
S
S
2
0
)
(
S
S
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)
(ST2
4
)
W
8
W
8
W
8
W
8
W
8
W
8
W8
W8
W8
W8
W8
W8
W8
W8
W8
W8
W8
OUTLOT A
CARDINAL HEIGHTS-PART 1
140,902 SF
3.23 AC
OUTLOT A
CARDINAL HEIGHTS-PART 2
577,941 SF
13.27 AC
596'596'
596'
596'
60
6
'
3 3 2 '
3
1'
2
0
'
60'
2
0
'
3 1'
2 4 '
427'
15 6 '
290'
81'
30
0
'
6
5
4
'
372'
602'
4
0
'
1
0
5
'
8
5
'
6
1
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5
2
'
1 5
'22'
9 2 '
6 0 '
41'
104'
105'
LOT A (R.O.W.)
CARDINAL HEIGHTS-PART 1
81,322 SF
1.87 AC
(W)
(W)
(W)
(W)
(W)
(W)(W)(W)(W)(W)(W)(W)
(
W
)
S
T
1
5
ST
1
5
ST
1
5
ST15
D
(ST15)
(ST15)
(ST15)
(ST18)(ST18)(ST24)
(ST24)(ST15)
(ST15)
(
S
T
1
5
)
LOT 4
16,274 SF
0.37 AC
LOT 5
15,500 SF
0.36 AC
LOT 6
9,680 SF
0.22 AC
LOT 7
12,193 SF
0.28 AC
LOT 3
13,681 SF
0.31 AC
LOT 2
9,680 SF
0.22 AC
LOT 12
14,384 SF
0.33 ACLOT 13
11,741 SF
0.27 ACLOT 14
11,609 SF
0.27 ACLOT 15
11,596 SF
0.27 AC
LOT 19
14,403 SF
0.33 AC
LOT 23
13,811 SF
0.32 AC
LOT 20
13,319 SF
0.31 AC
LOT 22
11,288 SF
0.26 ACLOT 21
11,413 SF
0.26 AC
LOT 11
78,690 SF
1.81 AC
LOT 8
14,647 SF
0.34 AC
LOT 9
10,424 SF
0.24 AC
1
1
3
'
104'
86'
18'
1 5 4 '
2
1
6
'
164'
27'
86'8'
113
'
11
3
'
1
1
3
'
1
1
3
'
1
1
3
'
21'
124'
1
1
1
'
48'
105'
107'
91'
1
1
0
'
1
1
0
'
1
1
0
'
10
9
'
102'
63'
65'
20
0
'
135'
1
6
5
'
1
4
1
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154'
1
4
2
'
112'
97'
8'
102'
13'
99'
1
0
8
'
1
0
8
'
1
0
8
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45
8
'
123'
40
'
1
2
6
'
41'
47
'
11
3
'
110'
110'
LOT 10
12,289 SF
0.28 AC
LOT B (R.O.W.)
CARDINAL HEIGHTS-PART 2
784 SF
0.02 AC58
'
40
'
D
ST15
D
S
T
1
5
LOT 16
16,633 SF
0.38 AC
LOT 17
16,950 SF
0.39 AC
LOT 18
15,244 SF
0.35 AC
D
6'
7 8 '
7
6
'
64'
90'
6'
107'
105'
87'1 9 '
1 1 5 '
22'
15'
5
7
'
3
8
'
2
1
8
'
13
6
'
3
0
'
S
T
1
5
S
S
6
S
S
6
SS
6
W8
W8
W8
S
S
S
S
1
0
S
S
1
0
S
S
1
0
S
S
1
0
S
SS
1
0
SS
1
0
SS
1
0
S
SS10
SS10
SS10
S
S
S
SS8
S
SS8
SS8
SS8
SS8
S
SS8
SS8
SS8
S
S
SS
8
S
S
8
S
S
S
8
S
S
8
S
LOT A (R.O.W.)
CARDINAL HEIGHTS-PART 2
37,703 SF
0.87 AC
6
0
'
3
0
'
S
T
1
5
3
2
'
5
0
'
12'
89'
LOT 1
11,337 SF
0.26 AC
1
4 '
89'
86'
18'
5 2'
7
2
'
55'27'
86'
88'
1
1
3
'
8'
112'
1
0
5
'
2
6
'
LOT B (R.O.W.)
CARDINAL HEIGHTS-PART 1
307 SF
0.01 AC
D
ST
1
0
13
,
5
0
0
S
F
F
O
O
T
P
R
I
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30
U
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(3
-
S
T
O
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Y
)
20
x
2
B
E
D
R
O
O
M
10
x
1
B
E
D
R
O
O
M
LO
W
E
R
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V
E
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P
A
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I
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SCALE: 1"=50'
GRAPHIC SCALE IN FEET
1007550250
FIELD BOOK:
DRAWN BY:
CHECKED BY:
APPROVED BY:
DATE:
NO.REVISION DESCRIPTION
BDV
APPROVED DATE
/ /
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SITE LAYOUT & UTILITIES
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www.halleng.com
LANDSCAPE ARCHITECTURE
LAND DEVELOPMENT PLANNING
HALL & HALL ENGINEERS, INC.
1860 BOYSON ROAD, HIAWATHA, IOWA 52233
PHONE: (319) 362-9548 FAX: (319) 362-7595
LAND SURVEYING
CIVIL ENGINEERING
P2.0
DCZ
BDV
PROJECT NO: 20034-20-2
LOT BREAKDOWN
LOT #
11
1 - 10,12-23
PURPOSE
DUPLEX
OVERSTORY TREE
ORNAMENTAL TREE
LEGEND
CONIFEROUS TREE
15' UTILITY EAS
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REVISED PRELIMINARY PLANNED DEVELOPMENT OVERLAY
AND SENSITIVE AREAS DEVELOPMENT PLAN FOR
CARDINAL HEIGHTS (PART 1 AND PART 2)
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA11/07/24
1
5
'
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1
5
'
U
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E
A
S
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M
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4 UNITS
(3,660 SF)
1.5%
4.5%
0.80%
1.8%
1
.
0
%
3.0%
EXIS
T
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4
0
'
S
A
N
I
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A
R
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SEW
E
R
E
A
S
E
M
E
N
T
40' SETBAC
K
EXISTING GRAVEL ROAD
6
0
'
R
O
W
2
8
'
B
-
B
R
6
0
'
PREVIOUSLY APPROVED SANITARY SEWER
PLAN OF IMPROVEMENTS FOR "THE GROVE -
OFFSITE SANITARY SEWER EXTENSION"
2
2
'
4
6
'
2
2
'
PROPOSED RETAINING WALL
12'
5
'
W
A
L
K
60' ROW
26'
B-B
5' WALK
85.3'
62
'
85.3'
6
1
.
3
'
70'
SANITARY AND STORM
SEWER EASEMENT
CONSTRUCTION LIMITS (SEE SHEET
P.3-P.5 FOR SENSITIVE AREA
IMPACTS)
19
8
'
EXISTING PCC ROAD
7
.
1
%
2
.
0
%
2
.
7
%
2
.
1
%
1.
0
%
EXISTING TREE LINE
1
5
'
1
1
4
'
DUPLEX
(3,400 SF)
DUPLEX
(4,030 SF)DUPLEX
(4,030 SF)DUPLEX
(4,030 SF)
DUPLEX
(4,030 SF)
DUPLEX
(4,030 SF)
DUPLEX
(4,030 SF)
DUPLEX
(4,030 SF)
DUPLEX
(4,030 SF)
DUPLEX
(4,030 SF)
DUPLEX
(4,030 SF)DUPLEX
(4,030 SF)
DUPLEX
(4,030 SF)
DUPLEX
(3,400 SF)
DU
P
L
E
X
(4
,
0
3
0
S
F
)
DUPLEX
(4,030 SF)
DUPLEX
(4,030 SF)
DUPLEX
(3,400 SF)
DUPLEX
(3,400 SF)
15' U
T
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Y
E
A
S
E
M
E
N
T
8
'
E
X
I
S
T
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T
R
A
I
L
18
262.2'
15'
2
5
'
2
7
'
2
7
'
16'
35
.
2
'
13.9'
9
2
.
7
'
40'
2
5
.
3
'
2
7
.
3
'
20.7'
1
9
.
8
'
2
5
.
7
'
2
7
.
4
'
2
5
'
2
1
.
4
'
2
1
.
7
'
2
1
.
7
'
2
0
'
2
0
'
2
0
'
2
0
'
21.2'
15'
6
1
.
3
'
85.3'
30
.
4
'
18'
22'
11'
6'
5' WIDE
SIDEWALK
TOTAL LENGTH
O
F
C
U
L
-
D
E
-
S
A
C
5
5
9
L
F
F
R
O
M
C
E
N
T
E
R
O
F
B
U
L
B
T
O
C
E
T
E
R
L
I
N
E
O
F
D
E
E
R
C
R
E
E
K
R
O
A
D
28
'
POTENTIAL FUTURE
TRAFFIC CIRCLE
TEMPORARY PCC CONCRETE TO CONNECT
DEER CREEK ROAD TO CAMP CARDINAL ROAD
MULTI-FAMILY
PROPOSED DETENTION
SEE SHEETS L1.0 AND L2.0 FOR
DETAILED LANDSCAPE PLAN
2
5
'
CONNECT 8" DIA WATER MAIN INTO EXISTING
CAMP CARDINAL ROAD WATER MAIN
20' STORM SE
W
E
R
A
N
D
DRAINAGE EASE
M
E
N
T
3
0
'
S
T
O
R
M
S
E
W
E
R
E
A
S
E
M
E
N
T
MAILBOX
CLUSTER
DETENTION
ACCESS
OUTLOT A SHALL BE OPEN SPACE MAINTAINED
BY THE HOMEOWNERS ASSOCIATION.
OUTLOT A SHALL BE FOR STORM WATER
MANAGEMENT AND OPEN SPACE TO BE
MAINTAINED BY THE HOMEOWNERS ASSOCIATION.
408.3'
MAILBOX CLUSTER AND
GRASS ISLAND TO BE
MAINTAINED BY THE HOA
GRASS ISLAND TO BE
MAINTAINED BY THE HOA
1
8
.
4
'
7'
6'
2
5
.
4
'
2
5
.
4
'
2
5
.
1
'
2
7
.
2
'
90' LOT WIDTH
AT 25' SETBACK
6.8'
20'
23.
7
'
6.9'
7
.
4
'
7.2'
6'
6'
7.4'7'
6'
6'
20
'
26.3'
25'
21.4'
21.2'
10
.
7
'
25'
6'
1
0
.
3
'
DUPLEX
(3,400 SF)
DUPLEX
(3,400 SF)
DUPLEX
(3,400 SF)
ALL DUPLEXES SHOWN
ARE FOR ILLUSTRATIVE
PURPOSES ONLY, ACTUAL
DUPLEX FOOTPRINTS WILL
VARY. DUPLEX
COMPLIANCE WITH
14-3A-4C-1(a) WILL BE
REVIEWED AT THE TIME OF
BUILDING PERMITTING
CONTRACTOR TO FIELD VERIFY
EXISTING HYDRANT LOCATION AND
RELOCATE OFF MAIN IF NECESSARY
FOR WATER MAIN EXTENSION
107' LOT WIDTH
AT 25' SETBACK
104' LOT WIDTH
AT 25' SETBACK
94' LOT WIDTH
AT 25' SETBACK
96' LOT WIDTH
AT 25' SETBACK
100' LOT WIDTH
AT 25' SETBACK
SHARED USABLE OPEN SPACE
(OUTSIDE OF EXISTING
WOODLANDS) = 9,000 SF
CONSERVATION
EASEMENT
CONSERVATION
EASEMENT
CONSERVATION
EASEMENT
CONSTRUCTION LIMITS (SEE SHEET
P.3-P.5 FOR SENSITIVE AREA
IMPACTS)
R17'
R45
'
R2
5
'
5' SIDE
W
A
L
K
CONSERVATION EASEMENT
(16.0 AC)
2
34'
R
2
0
'
R2
0
'
2
2
'
22'
48
.
9
'
SS
8
SS
8
SS
8
(W)
(W)
7
1
0
7
1
5
7
2
0
7
2
5
73
0
7
4
0
745
750
755
765
7
7
0
7
7
5
765
75
5
76
0
750
74
5
74
0
755
7
7
5
7
6
5
7
5
5
750
755
740
7
5
0
73
5
7
4
0
730
725
760
765
7
7
0
77
0
76
0
765
75
5
7
5
0
7
4
5
740
750
76
0
76
5
77
0
760
755
750
74
5
740
730720
7
2
5
7
3
0
7
1
5
72
0
7
1
5
7
0
5
7
0
0
6
9
5
6
9
0
7
5
5
7
4
0
72
5
755
760
77
0
76
5
760
7
2
5
7
3
0
7
3
5
7
4
0
7
4
5
75
0
7
1
5
7
2
0
7
2
5
7
3
0
7
3
5
7
4
0
7
4
5
7
5
0
7
5
5
705
710
715
720
725
730
735
740
745
75
5
75
0
710
715
72
0
725
730
735
740
745
735
73
0
69
5
70
0
70
5
71
0
71
5
715
71
5
72
0
7
7
0
76
0
SS10
SS10
SS10
(SS
1
8
)
(
S
S
2
0
)
(
S
S
2
0
)
(
S
S
2
0
)
(ST2
4
)
W
8
W
8
W
8
W
8
W
8
W
8
W8
W8
W8
W8
W8
W8
W8
W8
W8
W8
W8
OUTLOT A
CARDINAL HEIGHTS-PART 1
140,902 SF
3.23 AC
OUTLOT A
CARDINAL HEIGHTS-PART 2
577,941 SF
13.27 AC
596'596'
596'
596'
60
6
'
3 3 2 '
3
1'
2
0
'
60'
2
0
'
3 1'
2 4 '
427'
15 6 '
290'
81'
30
0
'
6
5
4
'
372'
602'
4
0
'
1
0
5
'
8
5
'
6
1
'
5
2
'
1 5
'22'
9 2 '
6 0 '
41'
104'
105'
LOT A (R.O.W.)
CARDINAL HEIGHTS-PART 1
81,322 SF
1.87 AC
7
4
5
75
0
75
5
7
6
0
76
5
7
6
5
770
769
771
7
7
2
77
3
7
6
0
7
6
3
760
765
76
5
76
4
7
6
6
76
0
(W)
(W)
(W)
(W)
(W)
(W)(W)(W)(W)(W)(W)(W)
(
W
)
765
77
1
77
0
77
0
76
5
732
740
753
760
761
75
6
76
1
75
1
762
7
7
1
7
6
4
76
0
74
8
755
S
T
1
5
ST
1
5
ST
1
5
ST15
D
(ST15)
(ST15)
(ST15)
(ST18)(ST18)(ST24)
(ST24)(ST15)
(ST15)
(
S
T
1
5
)
75
5
LOT 4
16,274 SF
0.37 AC
LOT 5
15,500 SF
0.36 AC
LOT 6
9,680 SF
0.22 AC
LOT 7
12,193 SF
0.28 AC
LOT 3
13,681 SF
0.31 AC
LOT 2
9,680 SF
0.22 AC
LOT 12
14,384 SF
0.33 ACLOT 13
11,741 SF
0.27 ACLOT 14
11,609 SF
0.27 ACLOT 15
11,596 SF
0.27 AC
LOT 19
14,403 SF
0.33 AC
LOT 23
13,811 SF
0.32 AC
LOT 20
13,319 SF
0.31 AC
LOT 22
11,288 SF
0.26 ACLOT 21
11,413 SF
0.26 AC
LOT 11
78,690 SF
1.81 AC
LOT 8
14,647 SF
0.34 AC
LOT 9
10,424 SF
0.24 AC
1
1
3
'
104'
86'
18'
1 5 4 '
2
1
6
'
164'
27'
86'8'
113
'
11
3
'
1
1
3
'
1
1
3
'
1
1
3
'
21'
124'
1
1
1
'
48'
105'
107'
91'
1
1
0
'
1
1
0
'
1
1
0
'
10
9
'
102'
63'
65'
20
0
'
135'
1
6
5
'
1
4
1
'
154'
1
4
2
'
112'
97'
8'
102'
13'
99'
1
0
8
'
1
0
8
'
1
0
8
'
45
8
'
123'
40
'
1
2
6
'
41'
47
'
11
3
'
110'
110'
LOT 10
12,289 SF
0.28 AC
LOT B (R.O.W.)
CARDINAL HEIGHTS-PART 2
784 SF
0.02 AC58
'
40
'
D
ST15
D
S
T
1
5
7
3
5
7
3
3
7
2
9
7
4
0
762
759
762
764
7
5
7
7
5
7
7
6
1
760
7
6
0
76
1
761
760
756
753
76
2
76
6
76
7
7
5
9
7
5
6
7
4
8
76
5
770
77
1
764
7
6
4
7
4
0
7
3
5
7
3
1
LOT 16
16,633 SF
0.38 AC
LOT 17
16,950 SF
0.39 AC
LOT 18
15,244 SF
0.35 AC
D
6'
7 8 '
7
6
'
64'
90'
6'
107'
105'
87'1 9 '
1 1 5 '
22'
15'
5
7
'
3
8
'
2
1
8
'
13
6
'
3
0
'
7
5
7
S
T
1
5
S
S
6
S
S
6
SS
6
W8
W8
W8
S
S
S
S
1
0
S
S
1
0
S
S
1
0
S
S
1
0
S
SS
1
0
SS
1
0
SS
1
0
S
SS10
SS10
SS10
S
S
S
SS8
S
SS8
SS8
SS8
SS8
S
SS8
SS8
SS8
S
S
SS
8
S
S
8
S
S
S
8
S
S
8
S
7
3
5
7
4
0
7
4
5
75
0
75
5
7
1
5
7
1
0
70
5
7
4
9
7
4
5
7
5
3
-4:1
-4:
1
74
9
75
3
7
2
0
7
2
5
73
0
73
5
74
5
74
0
LOT A (R.O.W.)
CARDINAL HEIGHTS-PART 2
37,703 SF
0.87 AC
6
0
'
3
0
'
S
T
1
5
3
2
'
5
0
'
12'
89'
LOT 1
11,337 SF
0.26 AC
1
4 '
89'
86'
18'
5 2'
7
2
'
55'27'
86'
88'
1
1
3
'
8'
112'
1
0
5
'
2
6
'
LOT B (R.O.W.)
CARDINAL HEIGHTS-PART 1
307 SF
0.01 AC
D
ST
1
0
FIELD BOOK:
DRAWN BY:
CHECKED BY:
APPROVED BY:
DATE:
NO.REVISION DESCRIPTION
BDV
APPROVED DATE
/ /
/ /
/ /
/ /
SITE GRADING & EROSION CONTROL
CA
D
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2
0
0
3
4
-
2
0
\
2
0
0
3
4
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2
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t
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(
2
7
A
C
)
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2
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www.halleng.com
LANDSCAPE ARCHITECTURE
LAND DEVELOPMENT PLANNING
HALL & HALL ENGINEERS, INC.
1860 BOYSON ROAD, HIAWATHA, IOWA 52233
PHONE: (319) 362-9548 FAX: (319) 362-7595
LAND SURVEYING
CIVIL ENGINEERING
P3.0
DCZ
BDV
PROJECT NO: 20034-20-2
11/07/24
NOTES:
1.CONTRACTOR SHALL VERIFY DEPTH AND LOCATION OF ALL EXISTING UTILITIES AND
STRUCTURES PRIOR TO CONSTRUCTION ACTIVITIES.
2.CARE SHOULD BE TAKEN TO PROTECT ALL EXISTING STRUCTURES AND UNDERGROUND
FACILITIES.
3.ALL SITE WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE GEOTECHNICAL
EXPLORATION REPORT OF RECORD FOR THE SITE, WHERE APPLICABLE.
4.THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) SHALL BE KEPT ON THE
CONSTRUCTION SITE AT ALL TIMES FROM THE DATE CONSTRUCTION ACTIVITIES BEGIN TO
THE DATE OF FINAL STABILIZATION. ALL OPERATORS/CONTRACTORS WORKING ONSITE
MUST SIGN THE CERTIFICATION STATEMENT PROVIDED AND WILL BECOME CO-PERMITTEES
ON THE NPDES GENERAL PERMIT NO. 2 FOR THIS SITE. ALL OPERATORS/CONTRACTORS
WORKING ONSITE SHALL BE SUPPLIED A COPY OF THE SWPPP AND MUST BE FAMILIAR WITH
ITS CONTENTS. THE SWPPP MUST BE PERIODICALLY UPDATED TO SHOW CURRENT
EROSION CONTROL PRACTICES. UPDATED VERSIONS OF THE SWPPP WILL BE PROVIDED TO
ALL OF THE OPERATORS/CONTRACTORS WHOM ARE AFFECTED BY THE CHANGES MADE TO
THE SWPPP. IT WILL BE THE DUTY OF THE PERMITTEE (OWNER OR GENERAL CONTRACTOR)
TO SEE THAT THESE REQUIREMENTS ARE MET.
5.CONTRACTOR SHALL STRIP ALL ORGANIC MATERIAL WITHIN CONSTRUCTION LIMITS. A
MINIMUM 6” DEPTH. REFER TO IOWA CITY AND SUDAS FOR All OTHER GRADING
REQUIREMENTS.
6.PRIOR TO ANY SITE GRADING ACTIVITIES, THE CONTRACTOR SHALL OBTAIN A CSR PERMIT
FROM THE CITY OF IOWA CITY.
7.ALL DISTURBED AREAS NOT PAVED OR HARD SURFACE ON THE SITE SHALL RECEIVE
MINIMUM 6" TOPSOIL.
8.MAINTAIN SUBSTANTIAL VEGETATED AREA AROUND ENTIRE PROJECT PERIMETER TO ACT AS
VEGETATED FILTER STRIP. CONTRACTOR SHALL INSTALL ADDITIONAL SILT FENCE OR
EQUIVALENT TO ENSURE EROSION AND SEDIMENTATION MEET THE REQUIREMENTS OF THE
GENERAL PERMIT NO. 2.
9.CONTRACTOR SHALL PROTECT ALL ADJOINING PROPERTIES FROM DISRUPTION DURING
CONSTRUCTION ACTIVITIES.
10.FILL AREAS WITHIN STREETS AND AREAS OF 4' 0R GREATER FILLS WlTHIN BUILDING AREAS
AS SHOWN ON THE GRADING PLAN REQUIRE SOIL TESTING BY AN APPROVED
GEOTECHNICAL FlRM. THESE AREAS TO RECEIVE STRUCTURAL FlLL AND TESTING PER LOCAL
BUILDING DEPARTMENT REQUIREMENTS. PROVIDE TESTING RESULTS TO OWNER AND
ENGINEER OF RECORD.
11.PROPER PERMITS SHALL BE IN PLACE FOR ANY GRADING ACTIVITIES WITHIN THE CITY
RIGHT OF WAY.
12.FINISHED CONTOURS REPRESENT FINISH GROUND ELEVATIONS.
13.ALL SLOPES TO BE NO STEEPER THAN 3.5:1.
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EXISTING TREE
LINE (TYP)
INSTALL STABILIZED
CONSTRUCTION
ENTRANCE PER SUDAS
DETAIL 9040.20 (TYP)
CONCRETE
WASHOUT AREA
PORTA-POTTY
AREA
WASTE
/
CHEMIC
A
L
STORA
G
E
A
R
E
A
INSTALL SILT FENCE, FILTER
SOCK OR EQUIVALENT PER
SUDAS DETAILS 9040.19 &
9040.20
TOPSOIL
STOCKPILE
AREA
INSTALL FILTER SOCK
BEHIND ALL DROP CURBS AT
SIDEWALK RAMP LOCATIONS
(TYP.)
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3.5:1 MAX
(TYP)
CRITICAL 25% - 39%
TOTAL ONSITE CRITICAL SLOPES = 328,991 SF (7.55 ACRES)
TOTAL DISTURBED CRITICAL SLOPES = 63,473 SF (1.46 AC)
19.3% DISTURBED
EXISTING PROTECTED 40% - 100%
TOTAL ONSITE PROTECTED SLOPES = 55,031 SF (1.26 AC)
TOTAL DISTURBED MANMADE PROTECTED SLOPES = 5,575 SF* (0.13 AC)
*10.3% DISTURBED PROTECTED MANMADE SLOPES
TOTAL TEMPORARY DISTURBED PROTECTED SLOPES = 80 SF** (0.002 AC)
**FOR STORM SEWER INSTALLATION
SCALE: 1"=50'
GRAPHIC SCALE IN FEET
1007550250
30 UNIT
13,500 SF
(3 STORY)
EXIS
T
I
N
G
4
0
'
S
A
N
I
T
A
R
Y
SEW
E
R
E
A
S
E
M
E
N
T
EXISTING GRAVEL ROAD
2
2
'
4
6
'
EXISTING SLOPES LEGEND
CONSTRUCTION
LIMITS (TYP)
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INSTALL SILT FENCE, FILTER
SOCK OR EQUIVALENT
AROUND ALL INTAKES.
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15' UTILITY EAS
E
M
E
N
T
15' UTILITY EAS
E
M
E
N
T
15' UTIL
I
T
Y
E
A
S
E
M
E
N
T
15' UTIL
I
T
Y
E
A
S
E
M
E
N
T
1
5
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
1
5
'
U
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I
T
Y
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A
S
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T
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REVISED PRELIMINARY PLANNED DEVELOPMENT OVERLAY
AND SENSITIVE AREAS DEVELOPMENT PLAN FOR
CARDINAL HEIGHTS (PART 1 AND PART 2)
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA
EQUIPMENT/
MATERIAL STORAGE
& STAGING AREA
90'
7
5
'
60'
4
0
'
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PROPOSED 8' WIDE
BERM @ 740.0
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4
4
'
44'
38
'
26'
2
6
'
34'
16'
30
'
28'
28'
38'
38'3
8
'
22
'
22
'
10
'
10'
34
'
34
'
10
'
3
8
'
38'
2
0
'
2
0
'
PROTECTED SLOPES BUFFER - 2' OF BUFFER PER VERTICAL FOOT (50' MAX)
TOTAL BUFFER AREA = 160,919 SF (3.69 AC)*
0.9% BUFFER AREA DISTURBED (1,375 SF)
*BUFFER FOR MANMADE PROTECTED SLOPES NOT INCLUDED, TEMPORARY DISTURBED
PROTECTED SLOPE AND BUFFER AREA IS FOR STORM SEWER INSTALLATION
MANMADE
PROTECTED
SLOPES
<><><><><>
<
>
<
>
<
>
<
>
<
>
<
>
<
>
<
>
<
>
<
>
<
>
<
>
<
>
<
>
3.5:1 MAX
(TYP)
APPROXIMATELY 180 SF OF
TEMPORARY GRADING WITHIN
CONSERVATION EASEMENT. RESTORE
VEGETATION AFTER GRADING
SS
8
SS
8
SS
8
(W)
(W)
SS10
SS10
SS10
(SS
1
8
)
(
S
S
2
0
)
(
S
S
2
0
)
(
S
S
2
0
)
(ST
2
4
)
W
8
W
8
W
8
W
8
W
8
W
8
W8
W8
W8
W8
W8
W8
W8
W8
W8
W8
W8
OUTLOT A
CARDINAL HEIGHTS-PART 1
140,902 SF
3.23 AC
OUTLOT A
CARDINAL HEIGHTS-PART 2
577,941 SF
13.27 AC
596'596'
596'
596'
60
6
'
3 3 2 '
3
1'
2
0
'
60'
2
0
'
3 1'
2 4 '
427'
15 6 '
290'
81'
30
0
'
6
5
4
'
372'
602'
4
0
'
1
0
5
'
8
5
'
6
1
'
5
2
'
1 5
'22'
9 2 '
6 0 '
41'
104'
105'
LOT A (R.O.W.)
CARDINAL HEIGHTS-PART 1
81,322 SF
1.87 AC
7
4
5
7
5
0
75
5
7
6
0
76
5
7
6
5
7
6
0
760
76
5
76
0
(W)
(W)
(W)
(W)
(W)
(W)(W)(W)(W)(W)(W)(W)
(
W
)
765
77
1
77
0
77
0
76
5
732
740
753
760
761
75
6
76
1
75
1
762
7
7
1
7
6
4
76
0
74
8
755
S
T
1
5
ST
1
5
ST
1
5
ST15
D
(ST15)
(ST15)
(ST15)
(ST18)(ST18)(ST24)
(ST24)(ST15)
(ST15)
(
S
T
1
5
)
75
5
LOT 4
16,274 SF
0.37 AC
LOT 5
15,500 SF
0.36 AC
LOT 6
9,680 SF
0.22 AC
LOT 7
12,193 SF
0.28 AC
LOT 3
13,681 SF
0.31 AC
LOT 2
9,680 SF
0.22 AC
LOT 12
14,384 SF
0.33 ACLOT 13
11,741 SF
0.27 ACLOT 14
11,609 SF
0.27 ACLOT 15
11,596 SF
0.27 AC
LOT 19
14,403 SF
0.33 AC
LOT 23
13,811 SF
0.32 AC
LOT 20
13,319 SF
0.31 AC
LOT 22
11,288 SF
0.26 ACLOT 21
11,413 SF
0.26 AC
LOT 11
78,690 SF
1.81 AC
LOT 8
14,647 SF
0.34 AC
LOT 9
10,424 SF
0.24 AC
1
1
3
'
104'
86'
18'
1 5 4 '
2
1
6
'
164'
27'
86'8'
113
'
113
'
1
1
3
'
1
1
3
'
1
1
3
'
21'
124'
1
1
1
'
48'
105'
107'
91'
1
1
0
'
1
1
0
'
1
1
0
'
10
9
'
102'
63'
65'
20
0
'
135'
1
6
5
'
1
4
1
'
154'
1
4
2
'
112'
97'
8'
102'
13'
99'
1
0
8
'
1
0
8
'
1
0
8
'
45
8
'
123'
40
'
1
2
6
'
41
'
47
'
11
3
'
110'
110'
LOT 10
12,289 SF
0.28 AC
LOT B (R.O.W.)
CARDINAL HEIGHTS-PART 2
784 SF
0.02 AC58
'
40
'
D
ST15
D
S
T
1
5
7
3
5
7
3
3
7
2
9
7
4
0
762
759
762
764
7
5
7
7
5
7
7
6
1
760
7
6
0
76
1
761
760
756
753
76
2
76
6
76
7
7
5
9
7
5
6
7
4
8
76
5
770
77
1
764
7
6
4
7
4
0
7
3
5
7
3
1
LOT 16
16,633 SF
0.38 AC
LOT 17
16,950 SF
0.39 AC
LOT 18
15,244 SF
0.35 AC
D
6'
7 8 '
7
6
'
64'
90'
6'
107'
105'
87'1 9 '
1 1 5 '
22'
15'
5
7
'
3
8
'
2
1
8
'
13
6
'
3
0
'
7
5
7
S
T
1
5
S
S
6
S
S
6
SS
6
W8
W8
W8
S
S
S
S
1
0
S
S
1
0
S
S
1
0
S
S
1
0
S
SS
1
0
SS
1
0
SS
1
0
S
SS10
SS10
SS10
S
S
S
SS8
S
SS8
SS8
SS8
SS8
S
SS8
SS8
SS8
S
S
S
S
8
S
S
8
S
S
S
8
S
S
8
S
7
4
9
7
4
5
7
5
3
-4:1
-4:
1
74
9
75
3
LOT A (R.O.W.)
CARDINAL HEIGHTS-PART 2
37,703 SF
0.87 AC
6
0
'
3
0
'
S
T
1
5
3
2
'
5
0
'
12'
89'
LOT 1
11,337 SF
0.26 AC
1
4 '
89'
86'
18'
5 2 '
7
2
'
55'27'
86'
88'
1
1
3
'
8'
112'
1
0
5
'
2
6
'
LOT B (R.O.W.)
CARDINAL HEIGHTS-PART 1
307 SF
0.01 AC
D
ST
1
0
CONSTRUCTION LIMITS
EXISTING ONSITE WETLANDS
TOTAL EXISTING ONSITE WETLAND AREA = 39,114 SF (0.90 AC)
EXISTING 100' WETLANDS BUFFER (AVERAGED)
TOTAL ONSITE 100' BUFFER AREA REQUIRED= 264,950 SF (6.08 AC)
TOTAL ONSITE BUFFER AVERAGE AREA PROVIDED = 318,050 SF (7.30 AC)
EXISTING WETLANDS TO BE REMOVED AND MITIGATED ONSITE
TOTAL AREA = 2,575 SF (0.059 AC)
EXISTING 50' WETLANDS BUFFER (BUFFER REDUCTION)
TOTAL ONSITE 50' BUFFER AREA = 49,422 SF (1.13 AC)
PROPOSED ONSITE MITIGATED WETLANDS
TOTAL PROPOSED ONSITE WETLAND AREA = 40,739 SF (0.94 AC)
EXISTING TREE
LINE (TYP)
SCALE: 1"=50'
GRAPHIC SCALE IN FEET
1007550250
4 UNITS
(3,660 SF)
30 UNIT
13,500 SF
(3 STORY)
EXIS
T
I
N
G
4
0
'
S
A
N
I
T
A
R
Y
SEW
E
R
E
A
S
E
M
E
N
T
EXISTING GRAVEL ROAD
2
2
'
4
6
'
20' MIN
WETLANDS LEGEND
CONSTRUCTION
LIMITS (TYP)
15' UTILITY EAS
E
M
E
N
T
15' UTILITY EAS
E
M
E
N
T
15' UTIL
I
T
Y
E
A
S
E
M
E
N
T
15' UTIL
I
T
Y
E
A
S
E
M
E
N
T
1
5
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
1
5
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
EXISTING 0.015 AC
WETLAND TO BE REMOVED
MITIGATED ONSITE (SEE
WETLAND REPORT)
100' WETLAND
BUFFER AVERAGE
50' WETLAND
BUFFER (BUFFER
REDUCTION)
NOTE:
EXISTING DELINEATED WETLANDS SHOWN ARE FROM
EARTHVIEW WETLAND DELINEATION REPORT #SOUTHGATE-004
EXISTING 0.020 AC WETLAND TO
BE REMOVED MITIGATED ONSITE
(SEE WETLAND REPORT)
EXISTING 0.024 AC WETLAND TO
BE REMOVED MITIGATED ONSITE
(SEE WETLAND REPORT)
PROPOSED WETLAND 0.030 AC
PROPOSED WETLAND 0.066 AC
50'
50
'
50'
5
0
'
50
'
1
0
0
'
100
'
100'
10
0
'
1
0
4
'
10
0
'
10
0
'
100'
6
0
.
1
'
1
0
1
'
1
0
0
'
10
0
'
14
6
'
23
0
'
21
0
'
50'
FIELD BOOK:
DRAWN BY:
CHECKED BY:
APPROVED BY:
DATE:
NO.REVISION DESCRIPTION
BDV
APPROVED DATE
/ /
/ /
/ /
/ /
WETLANDS DISTURBANCE AND PRESERVATION
CA
D
F
i
l
e
:
I
:
\
p
r
o
j
e
c
t
s
\
2
0
0
0
0
\
2
0
0
3
4
\
2
0
0
3
4
-
2
0
\
2
0
0
3
4
-
2
0
-
2
C
P
H
e
i
g
h
t
s
(
2
7
A
C
)
\
D
W
G
\
P
l
a
t
s
\
2
0
0
3
4
-
2
0
-
2
P
P
v
7
.
d
w
g
D
a
t
e
P
l
o
t
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e
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:
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o
v
2
5
,
2
0
2
4
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1
2
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5
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p
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D
V
www.halleng.com
LANDSCAPE ARCHITECTURE
LAND DEVELOPMENT PLANNING
HALL & HALL ENGINEERS, INC.
1860 BOYSON ROAD, HIAWATHA, IOWA 52233
PHONE: (319) 362-9548 FAX: (319) 362-7595
LAND SURVEYING
CIVIL ENGINEERING
P4.0
DCZ
BDV
PROJECT NO: 20034-20-2
11/07/24
REVISED PRELIMINARY PLANNED DEVELOPMENT OVERLAY
AND SENSITIVE AREAS DEVELOPMENT PLAN FOR
CARDINAL HEIGHTS (PART 1 AND PART 2)
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA
SS
8
SS
8
SS
8
(W)
(W)
SS10
SS10
SS10
(SS
1
8
)
(
S
S
2
0
)
(
S
S
2
0
)
(
S
S
2
0
)
(ST
2
4
)
W
8
W
8
W
8
W
8
W
8
W
8
W8
W8
W8
W8
W8
W8
W8
W8
W8
W8
W8
OUTLOT A
CARDINAL HEIGHTS-PART 1
140,902 SF
3.23 AC
OUTLOT A
CARDINAL HEIGHTS-PART 2
577,941 SF
13.27 AC
596'596'
596'
596'
60
6
'
3 3 2 '
3
1'
2
0
'
60'
2
0
'
3 1'
2 4 '
427'
15 6 '
290'
81'
30
0
'
6
5
4
'
372'
602'
4
0
'
1
0
5
'
8
5
'
6
1
'
5
2
'
1 5
'22'
9 2 '
6 0 '
41'
104'
105'
LOT A (R.O.W.)
CARDINAL HEIGHTS-PART 1
81,322 SF
1.87 AC
(W)
(W)
(W)
(W)
(W)
(W)(W)(W)(W)(W)(W)(W)
(
W
)
S
T
1
5
ST
1
5
ST
1
5
ST15
D
(ST15)
(ST15)
(ST15)
(ST18)(ST18)(ST24)
(ST24)(ST15)
(ST15)
(
S
T
1
5
)
LOT 4
16,274 SF
0.37 AC
LOT 5
15,500 SF
0.36 AC
LOT 6
9,680 SF
0.22 AC
LOT 7
12,193 SF
0.28 AC
LOT 3
13,681 SF
0.31 AC
LOT 2
9,680 SF
0.22 AC
LOT 12
14,384 SF
0.33 ACLOT 13
11,741 SF
0.27 ACLOT 14
11,609 SF
0.27 ACLOT 15
11,596 SF
0.27 AC
LOT 19
14,403 SF
0.33 AC
LOT 23
13,811 SF
0.32 AC
LOT 20
13,319 SF
0.31 AC
LOT 22
11,288 SF
0.26 ACLOT 21
11,413 SF
0.26 AC
LOT 11
78,690 SF
1.81 AC
LOT 8
14,647 SF
0.34 AC
LOT 9
10,424 SF
0.24 AC
1
1
3
'
104'
86'
18'
1 5 4 '
2
1
6
'
164'
27'
86'8'
113
'
113
'
1
1
3
'
1
1
3
'
1
1
3
'
21'
124'
1
1
1
'
48'
105'
107'
91'
1
1
0
'
1
1
0
'
1
1
0
'
10
9
'
102'
63'
65'
20
0
'
135'
1
6
5
'
1
4
1
'
154'
1
4
2
'
112'
97'
8'
102'
13'
99'
1
0
8
'
1
0
8
'
1
0
8
'
45
8
'
123'
40
'
1
2
6
'
41
'
47
'
11
3
'
110'
110'
LOT 10
12,289 SF
0.28 AC
LOT B (R.O.W.)
CARDINAL HEIGHTS-PART 2
784 SF
0.02 AC58
'
40
'
D
ST15
D
S
T
1
5
LOT 16
16,633 SF
0.38 AC
LOT 17
16,950 SF
0.39 AC
LOT 18
15,244 SF
0.35 AC
D
6'
7 8 '
7
6
'
64'
90'
6'
107'
105'
87'1 9 '
1 1 5 '
22'
15'
5
7
'
3
8
'
2
1
8
'
13
6
'
3
0
'
S
T
1
5
S
S
6
S
S
6
SS
6
W8
W8
W8
S
S
S
S
1
0
S
S
1
0
S
S
1
0
S
S
1
0
S
SS
1
0
SS
1
0
SS
1
0
S
SS10
SS10
SS10
S
S
S
SS8
S
SS8
SS8
SS8
SS8
S
SS8
SS8
SS8
S
S
S
S
8
S
S
8
S
S
S
8
S
S
8
S
LOT A (R.O.W.)
CARDINAL HEIGHTS-PART 2
37,703 SF
0.87 AC
6
0
'
3
0
'
S
T
1
5
3
2
'
5
0
'
12'
89'
LOT 1
11,337 SF
0.26 AC
1
4 '
89'
86'
18'
5 2 '
7
2
'
55'27'
86'
88'
1
1
3
'
8'
112'
1
0
5
'
2
6
'
LOT B (R.O.W.)
CARDINAL HEIGHTS-PART 1
307 SF
0.01 AC
D
ST
1
0
SCALE: 1"=50'
GRAPHIC SCALE IN FEET
1007550250
15' UTILITY EAS
E
M
E
N
T
15' UTILITY EAS
E
M
E
N
T
1
5
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
1
5
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
15' UTIL
I
T
Y
E
A
S
E
M
E
N
T
15' UTIL
I
T
Y
E
A
S
E
M
E
N
T
EXIS
T
I
N
G
4
0
'
S
A
N
I
T
A
R
Y
SEW
E
R
E
A
S
E
M
E
N
T
EXISTING GRAVEL ROAD
CONSTRUCTION
LIMITS (TYP)
EXISTING TREE LINE
TOTAL SITE AREA: 27.68 AC.
TOTAL WOODLAND AREA ONSITE: 22.9 AC
DISTURBED WOODLAND AREAS ONSITE = 12.78 AC (55.8%)*
TOTAL WOODLAND ONSITE PRESERVATION AREA = 10.12 AC (44.2%)
*DISTURBED AREA INCLUDES ALL TREES WITHIN 50 FEET OF PROPOSED CONSTRUCTION
LIMITS TO ACCOUNT FOR POSSIBLE ROOT DAMAGE
WOODLAND DISTURBANCE CALCULATIONS
WOODLANDS HATCH LEGEND
DISTURBED WOODLAND AREA
WITHIN CONSTRUCTION LIMITS
(9.35 AC)
50' WOODLAND BUFFER AREA*
(3.43 AC)
WOODLAND PRESERVATION AREA
(10.12 AC)
EXISTING TREE
LINE (TYP)
50' BUFFER
OFFSET LINE (TYP)
15'
FIELD BOOK:
DRAWN BY:
CHECKED BY:
APPROVED BY:
DATE:
NO.REVISION DESCRIPTION
BDV
APPROVED DATE
/ /
/ /
/ /
/ /
WOODLAND DISTURBANCE AND PRESERVATION
CA
D
F
i
l
e
:
I
:
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p
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j
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c
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s
\
2
0
0
0
0
\
2
0
0
3
4
\
2
0
0
3
4
-
2
0
\
2
0
0
3
4
-
2
0
-
2
C
P
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e
i
g
h
t
s
(
2
7
A
C
)
\
D
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s
\
2
0
0
3
4
-
2
0
-
2
P
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l
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:
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o
v
2
5
,
2
0
2
4
-
1
2
:
5
2
p
m
P
l
o
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t
e
d
B
y
:
B
D
V
www.halleng.com
LANDSCAPE ARCHITECTURE
LAND DEVELOPMENT PLANNING
HALL & HALL ENGINEERS, INC.
1860 BOYSON ROAD, HIAWATHA, IOWA 52233
PHONE: (319) 362-9548 FAX: (319) 362-7595
LAND SURVEYING
CIVIL ENGINEERING
P5.0
DCZ
BDV
PROJECT NO: 20034-20-2
11/07/24
REVISED PRELIMINARY PLANNED DEVELOPMENT OVERLAY
AND SENSITIVE AREAS DEVELOPMENT PLAN FOR
CARDINAL HEIGHTS (PART 1 AND PART 2)
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA
SS
8
SS
8
SS
8
(W)
(W)
SS10
SS10
SS10
(SS
1
8
)
(
S
S
2
0
)
(
S
S
2
0
)
(
S
S
2
0
)
(ST
2
4
)
W
8
W
8
W
8
W
8
W
8
W
8
W8
W8
W8
W8
W8
W8
W8
W8
W8
W8
W8
OUTLOT A
CARDINAL HEIGHTS-PART 1
140,902 SF
3.23 AC
OUTLOT A
CARDINAL HEIGHTS-PART 2
577,941 SF
13.27 AC
596'596'
596'
596'
60
6
'
3 3 2 '
3
1'
2
0
'
60'
2
0
'
3 1'
2 4 '
427'
15 6 '
290'
81'
30
0
'
6
5
4
'
372'
602'
4
0
'
1
0
5
'
8
5
'
6
1
'
5
2
'
1 5
'22'
9 2 '
6 0 '
41'
104'
105'
LOT A (R.O.W.)
CARDINAL HEIGHTS-PART 1
81,322 SF
1.87 AC
7
4
5
7
5
0
75
5
7
6
0
76
5
7
6
5
7
6
0
760
76
5
76
0
(W)
(W)
(W)
(W)
(W)
(W)(W)(W)(W)(W)(W)(W)
(
W
)
765
77
1
77
0
77
0
76
5
732
740
753
760
761
75
6
76
1
75
1
762
7
7
1
7
6
4
76
0
74
8
755
S
T
1
5
ST
1
5
ST
1
5
ST15
(ST15)
(ST15)
(ST15)
(ST18)(ST18)(ST24)
(ST24)(ST15)
(ST15)
(
S
T
1
5
)
75
5
LOT 4
16,274 SF
0.37 AC
LOT 5
15,500 SF
0.36 AC
LOT 6
9,680 SF
0.22 AC
LOT 7
12,193 SF
0.28 AC
LOT 3
13,681 SF
0.31 AC
LOT 2
9,680 SF
0.22 AC
LOT 12
14,384 SF
0.33 ACLOT 13
11,741 SF
0.27 ACLOT 14
11,609 SF
0.27 ACLOT 15
11,596 SF
0.27 AC
LOT 19
14,403 SF
0.33 AC
LOT 23
13,811 SF
0.32 AC
LOT 20
13,319 SF
0.31 AC
LOT 22
11,288 SF
0.26 ACLOT 21
11,413 SF
0.26 AC
LOT 11
78,690 SF
1.81 AC
LOT 8
14,647 SF
0.34 AC
LOT 9
10,424 SF
0.24 AC
1
1
3
'
104'
86'
18'
1 5 4 '
2
1
6
'
164'
27'
86'8'
113
'
113
'
1
1
3
'
1
1
3
'
1
1
3
'
21'
124'
1
1
1
'
48'
105'
107'
91'
1
1
0
'
1
1
0
'
1
1
0
'
10
9
'
102'
63'
65'
20
0
'
135'
1
6
5
'
1
4
1
'
154'
1
4
2
'
112'
97'
8'
102'
13'
99'
1
0
8
'
1
0
8
'
1
0
8
'
45
8
'
123'
40
'
1
2
6
'
41
'
47
'
11
3
'
110'
110'
LOT 10
12,289 SF
0.28 AC
LOT B (R.O.W.)
CARDINAL HEIGHTS-PART 2
784 SF
0.02 AC58
'
40
'
ST15
S
T
1
5
762
759
762
764
7
5
7
7
5
7
7
6
1
760
7
6
0
76
1
761
760
756
753
76
2
76
6
76
7
7
5
9
7
5
6
7
4
8
76
5
770
77
1
764
7
6
4
LOT 16
16,633 SF
0.38 AC
LOT 17
16,950 SF
0.39 AC
LOT 18
15,244 SF
0.35 AC
6'
7 8 '
7
6
'
64'
90'
6'
107'
105'
87'1 9 '
1 1 5 '
22'
15'
5
7
'
3
8
'
2
1
8
'
13
6
'
3
0
'
7
5
7
S
T
1
5
S
S
6
S
S
6
SS
6
W8
W8
W8
S
S
S
S
1
0
S
S
1
0
S
S
1
0
S
S
1
0
S
SS
1
0
SS
1
0
SS
1
0
S
SS10
SS10
SS10
S
S
S
SS8
S
SS8
SS8
SS8
SS8
S
SS8
SS8
SS8
S
S
S
S
8
S
S
8
S
S
S
8
S
S
8
S
7
4
9
7
4
5
7
5
3
-4:1
-4:
1
74
9
75
3
LOT A (R.O.W.)
CARDINAL HEIGHTS-PART 2
37,703 SF
0.87 AC
6
0
'
3
0
'
S
T
1
5
3
2
'
5
0
'
12'
89'
LOT 1
11,337 SF
0.26 AC
1
4 '
89'
86'
18'
5 2 '
7
2
'
55'27'
86'
88'
1
1
3
'
8'
112'
1
0
5
'
2
6
'
LOT B (R.O.W.)
CARDINAL HEIGHTS-PART 1
307 SF
0.01 AC
ST
1
0
SCALE: 1"=50'
GRAPHIC SCALE IN FEET
1007550250
LANDSCAPE CALCULATIONS
IOWA CITY CODE 14-2B-6: C-3, 14-5E, & 14-5F
LANDSCAPING AND SCREENING
ZONING:
EXISTING: ID-RP PROPOSED: RM-12
RM-12: LOW DENSITY MULTI-FAMILY RESIDENTIAL
ADJACENT ZONING:
NORTH: RS-8 SOUTH: CC2
WEST:RM-12 EAST: ID-RS, RS-5
TREE REQUIREMENTS FOR MULTI-FAMILY:
14-5E-8
MINIMUM REQUIREMENTS
1 TREE/550 SF BUILDING SPACE
BUILDING SPACE:
24 BUILDINGS TOTALING: 98,800 SF
98,800/550= 179.64
TREES REQUIRED/PROVIDED: 180
BUFFERS/SCREENING
PER 14-2B-6:C-3 LANDSCAPE SCREENING REQUIREMENTS
NO SCREENING REQUIRED AS PROPOSED MULTI-FAMILY
BUILDINGS BLOCK VIEW OF DRIVEWAYS FROM ADJACENT
PROPERTIES.
LANDSCAPE CALCULATIONS
TREES REQUIRED/PROVIDED: 180
OVERSTORY TREE
ORNAMENTAL TREE
LEGEND
CONIFEROUS TREE
1
5
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
1
5
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
EXIS
T
I
N
G
4
0
'
S
A
N
I
T
A
R
Y
SEW
E
R
E
A
S
E
M
E
N
T
40' SETBAC
K
PROPOSED RETAINING WALL
60' ROW
28'
B-B
5' WALK
SANITARY AND STORM
SEWER EASEMENT
CONSTRUCTION LIMITS (SEE SHEET
P.3-P.5 FOR SENSITIVE AREA
IMPACTS)
EXISTING TREE LINE
15' U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
8
'
E
X
I
S
T
I
N
G
T
R
A
I
L
14
3
4
.
8
'
FUTURE TRAFFIC CIRCLE
03 - PFV
01 - PAN
03 - PFV
03 - PTN
04 - PSE
06 - MIP
01 - PAN
03 - PSE
05 - MIP
02 - PTN
04 - PAN
04 - PAN
05 - PSE
01 - PTN
03 - PFV
01 - MIP
02 - CAP
01 - CCF
02 - CCS
02 - CCN
01 - NSB
01 - MIP
01 - COS
01 - CCF
01 - QMC
01 - QRL
03 - PSE
03 - LSR
04 - NSB
01 - PXA
03 - PFV
04 - PSE
03 - PFV
01 - PXA
01 - MIP05 - PSE
02 - PXA
02 - PAN
01 - LTT
02 - COS
02 - QRC
03 - QBS
02 - QRL
02 - QMC
06 - PSE
02 - QBS
04 - PFV
03 - CBF
03 - GDE
01 - QXW
05 - PSE
02 - PAN
02 - QBS 02 - COH
03 - TMH
02 - CCT
02 - OVE
02 - CCN
01 - AAD
01 - SPD
02 - AAD
03 - AXG
02 - SPD
01 - SPD
01 - AAD
01 - CAP
02 - CVW
02 - AXG
02 - CAP
03 - CVW
02 - AXG
01 - LSR
02 - CVW
01 - LTT
01 - QRC
05 - PSE
01 - PFV
01 - PSE
FIELD BOOK:
DRAWN BY:
CHECKED BY:
APPROVED BY:
DATE:
NO.REVISION DESCRIPTION
BDV
APPROVED DATE
/ /
/ /
/ /
/ /
LANDSCAPE PLAN
CA
D
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e
:
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3
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0
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3
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-
2
0
\
2
0
0
3
4
-
2
0
-
2
C
P
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e
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(
2
7
A
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)
\
D
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3
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2
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-
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P
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5
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p
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P
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:
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www.halleng.com
LANDSCAPE ARCHITECTURE
LAND DEVELOPMENT PLANNING
HALL & HALL ENGINEERS, INC.
1860 BOYSON ROAD, HIAWATHA, IOWA 52233
PHONE: (319) 362-9548 FAX: (319) 362-7595
LAND SURVEYING
CIVIL ENGINEERING
L1.0
DCZ
BDV
PROJECT NO: 20034-20-2
11/07/24
REVISED PRELIMINARY PLANNED DEVELOPMENT OVERLAY
AND SENSITIVE AREAS DEVELOPMENT PLAN FOR
CARDINAL HEIGHTS (PART 1 AND PART 2)
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA
FIELD BOOK:
DRAWN BY:
CHECKED BY:
APPROVED BY:
DATE:
NO.REVISION DESCRIPTION
BDV
APPROVED DATE
/ /
/ /
/ /
/ /
LANDSCAPE PLAN DETAILS
CA
D
F
i
l
e
:
I
:
\
p
r
o
j
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c
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s
\
2
0
0
0
0
\
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0
0
3
4
\
2
0
0
3
4
-
2
0
\
2
0
0
3
4
-
2
0
-
2
C
P
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g
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(
2
7
A
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)
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D
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3
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B
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:
B
D
V
www.halleng.com
LANDSCAPE ARCHITECTURE
LAND DEVELOPMENT PLANNING
HALL & HALL ENGINEERS, INC.
1860 BOYSON ROAD, HIAWATHA, IOWA 52233
PHONE: (319) 362-9548 FAX: (319) 362-7595
LAND SURVEYING
CIVIL ENGINEERING
L2.0
DCZ
BDV
PROJECT NO: 20034-20-2
11/07/24
GENERAL LANDSCAPE NOTES
1.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.
CONTRACTOR TO REPAIR DAMAGE TO UTILITIES AND STRUCTURES IMMEDIATELY AT CONTRACTORS EXPENSE.
2.PRIOR TO PLANT MATERIAL INSTALLATION, THE LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE SHALL APPROVE PLANT LOCATIONS. FIELD ADJUSTMENTS OF PROPOSED PLANT LOCATIONS MAY
BE REQUIRED TO MINIMIZE POTENTIAL INTERFERENCE WITH EXISTING UTILITIES, TO MINIMIZE HAZARDS TO PLANT GROWTH AND TO IMPROVE MAINTENANCE CONDITIONS AND/OR IN CONSIDERATION
OF OTHER FACTORS.
3.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 LAYOUT APPROVAL.
4.ALL PLANT MATERIAL SHALL AT LEAST MEET MINIMUM REQUIREMENTS SHOWN IN THE "AMERICAN STANDARD FOR NURSERY STOCK" (ANSI Z60.1-LATEST EDITION).
5.PLANT QUANTITIES ARE FOR CONTRACTOR'S CONVENIENCE. DRAWINGS SHALL PREVAIL WHERE DISCREPANCIES OCCUR.
6.NO PLANT MATERIAL SHALL BE SUBSTITUTED WITHOUT THE AUTHORIZATION OF THE LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE.
7.PROVIDE A MINIMUM 3" DEPTH OF SHREDDED HARDWOOD MULCH IN ALL PLANTING BEDS AND TREE RINGS. MULCH RINGS FOR TREES SHALL BE A MINIMUM SIX FOOT (6') DIAMETER. ALL MULCH BEDS
AND TREE RINGS SHALL CONTAIN SPADE/SHOVE CUT EDGING AT MULCH EDGE.
8.NURSERY TAGS SHALL BE LEFT ON PLANT MATERIAL UNTIL LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE HAS COMPLETED THE INITIAL ACCEPTANCE.
9.CONTAINER GROWN STOCK SHALL HAVE THE CONTAINER REMOVED AND THE ROOT BALL CUT THROUGH THE SURFACE IN TWO VERTICAL LOCATIONS.
10.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, METALS, OR PLASTICS SHALL BE REMOVED AT TIME OF PLANTING.
11.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.
12.CONTRACTOR SHALL WATER AND MAINTAIN ALL SEEDED AREAS AS WELL AS ALL PLANT MATERIAL UNTIL GROUND FREEZES. MAINTENANCE IS INCIDENTAL AND INCLUDES, BUT IS NOT LIMITED TO,
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.
13.ALL PLANT MATERIAL SHALL BE GUARANTEED TO BE IN VIGOROUS GROWING CONDITIONS FOR A PERIOD OF ONE (1) YEAR FROM DATE OF INITIAL ACCEPTANCE. REPLACE ALL PLANT MATERIAL UP TO
ONE YEAR OF INITIAL ACCEPTANCE, IN ACCORDANCE WITH LANDSCAPE PLANS. ALL PLANTS THAT ARE DEAD OR IN AN UNHEALTHY OR UNSIGHTLY STATE ARE REQUIRED TO BE REPLACED AT NO
ADDITIONAL COST TO THE OWNER.
14.ALL AREAS DISTURBED BY CONSTRUCTION SHALL HAVE FULL SURFACE RESTORATION IMPLEMENTED BY MEANS OF TURF GRASS LAWN SEED AND/OR SOD, CONTRACTOR TO VERIFY/COORDINATE WITH
OWNER UNLESS NOTED OTHERWISE.
15.ALL SEEDING APPLICATION NOTES ARE LISTED IN SOD/SEED APPLICATION NOTES. CONTRACTOR SHALL FOLLOW SEED MANUFACTURER'S RECOMMENDED SPECIFICATIONS FOR PRODUCT INFORMATION
& INSTALLATION, OR SUDAS SPECS/DESIGN STANDARDS OR CITY STANDARDS, AS APPLICABLE.
16.FOR ALL OTHER LANDSCAPING WORK NOT ADDRESSED VIA MANUFACTURER'S SPECIFICATIONS OR NOT COVERED WITHIN THESE GENERAL NOTES, CONTRACTOR SHALL FOLLOW SUDAS OR CITY
STANDARDS AS APPLICABLE. THE PLAN AND NOTES ON THIS SHEET SHALL SUPERCEDE SUDAS OR CITY STANDARDS AS APPLICABLE
17.ALL TREES TO BE PLACED WITHIN PARKING LOT ISLANDS ARE TO STRICTLY FOLLOW APPLICABLE SUDAS OR CITY STANDARDS.
18.ALL LANDSCAPE TO BE INSTALLED PER APPLICABLE SUDAS OR CITY STANDARDS.
19.NURSERY SOURCE FOR LANDSCAPE PLANTS SHOWN HEREON SHALL BE WITHIN A 500 MILE RADIUS OF IOWA CITY, IOWA AND GROWN IN A CLIMATE ZONE OF 5A OR COLDER.
20.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.
BED PREPARATION AND MULCHING NOTES
1.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.
2.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.
3.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.
SURFACE RESTORATION APPLICATION NOTES
1.ALL TURF GRASS LAWN SEED, SHALL BE PER SUDAS TYPE 1 LAWN
MIX APPROVED EQUAL
2. ALL TURF GRASS LAWN AREAS, UNLESS NOTED OTHERWISE, ARE
TO BE PLANTED AND INSTALLED AS PER THE SUDAS
SPECIFICATIONS.
SEED/ SOD APPLICATION NOTES
1. IF TURF GRASS LAWN SEED ALTERNATE IS USED IN LIEU OF SOD,
ALL SEEDING APPLICATION AREAS SHALL PER SUDAS TYPE 1
LAWN MIX. ALL TURF GRASS SEEDED AREAS SHALL HAVE S150
EROSION CONTROL BLANKET INSTALLED.
2. ALL TURF GRASS LAWN AREAS, WHETHER SODDED OR SEEDED,
UNLESS NOTED OTHERWISE, ARE TO BE PLANTED AND
INSTALLED AS PER SUDAS SPECIFICATIONS FOR SEEDING OR
SOD.
3. ALL TURF GRASS SOD TO BE OF THE SAME PERFORMANCE QUALITY
AND SPECIES OF SUDAS TYPE 1 SPECIFICATIONS.
SEE PLANTING
PLAN
TREE & SHRUB PLANTING NOTES:
1.REMOVE TOP 2
3 OF WIRE BASKET AND BURLAP ONCE PLACED
INTO PLANTING HOLE. REMOVE ALL SISAL AND SYNTHETIC
TWINE.
2.TRUNK FLARE SHOULD BE EXPOSED BEFORE DETERMINING
PLANTING HOLE DEPTH.
3.PLANT TREE WITH TRUNK FLARE 1-2" MAXIMUM ABOVE
ORIGINAL GRADE, AVOID PLANTING TREE TOO DEEPLY.
4.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.
5.SCARIFY PLANTING HOLE TO HELP ELIMINATE THE CREATION OF
A SOIL INTERFACE.
6.PLACE ROOTBALL ON COMPACTED & LEVELED SUBGRADE
7.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.
8.AVOID MOUNDING MULCH & MAKING CONTACT WITH TRUNK.
FORM MULCH RING SAUCER TO HELP HOLD WATER DURING
ESTABLISHMENT. DIAMETER OF MULCH AREA SHOULD BE CLEAR
OF GRASS, WEEDS, ETC. TO REDUCE COMPETITION WITH TREE
ROOTS.
9.SHREDDED HARDWOOD MULCH
10.UNDISTURBED SOIL
STAKING NOTES:
(SEE GENERAL LANDSCAPE NOTES FOR MORE DETAIL).
S1.STAKING WIRE
S2.RUBBER HOSE SET LOOSE TO ALLOW FOR TRUNK TAPER AND
LESS DETRIMENTAL GROWTH.
S3.STEEL FENCE POST STAKE DRIVEN INSIDE MULCH RING
DIAMETER. DRIVE STAKES 6" TO 1'-0" INTO UNDISTURBED SOIL
BELOW ROOTBALL.
10
5 7 6 7 3
10
7
98
4
2
S1
9
9030.101
REVISION
10-18-11
SHEET 1 of 1
New
PLANTING PIT
PLANTING PIT
(Bare Root Plants)
3
3" Deep Mulch
Finished
Grade
2
Spread root system in natural position
with soil excavated from pit.
Over-excavate 6 inches. Place 6 inches
of loose soil in pit prior to planting.
Install with root collar at or slightly above
grade. Do not place mulch within 2
inches of trunk.
Begin transition at edge of root ball.
Cut and completely remove all twine,
burlap, and wire baskets from root ball
prior to placing backfill material.
1
2
3
4
5
Scarify sides
of pit.
1 1/2 to 2 Times
Root System
D
e
p
t
h
a
s
Re
q
u
i
r
e
d
3
5
Finished
Grade
3" Deep Mulch
De
p
t
h
o
f
R
o
o
t
B
a
l
l
o
r
C
o
n
t
a
i
n
e
r
R
o
o
t
S
y
s
t
e
m
1 1/2 to 2 Times
Root Ball Diameter
Place root ball on
undisturbed soil.
PLANTING PIT
(Balled and Burlapped Plants)
1
Scarify sides of pit.
3
3" Deep Mulch
Finished
Grade
PLANTING PIT
(On Slopes)
Original
Grade
4
Place root ball on
undisturbed soil.
4
Form 3''
deep
saucer.
Scarify sides
of pit.
FI
G
U
R
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9
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SUDUS Standard Specifications
REVISED PRELIMINARY PLANNED DEVELOPMENT OVERLAY
AND SENSITIVE AREAS DEVELOPMENT PLAN FOR
CARDINAL HEIGHTS (PART 1 AND PART 2)
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA
ATTACHMENT 4
Multi-Family Building Renderings
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CARDINAL HEIGHTS
IOWA CITY
(30 UNITS)
8-05-2024
10'0 20'30'40'50'SCALE: 1/8" = 1'-0"
SOUTH EXTERIOR ELEVATION (STREET VIEW)S
1ST FLOOR 0'-0"
2ND FLOOR
10'-9 1/2"
3RD FLOOR
21'-6 3/4"
TRUSS BEARING
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TOP OF PARAPET
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2ND FLOOR
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3RD FLOOR
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TRUSS BEARING
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TOP OF PARAPET
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1ST FLOOR 0'-0"
LOWER LEVEL
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LOWER LEVEL
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SCALE: 1/8" = 1'-0"
WEST ELEVATION (OUTDOOR PATIO)W
1ST FLOOR 0'-0"
2ND FLOOR
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3RD FLOOR
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563-359-3117
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319-365-1150
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CARDINAL HEIGHTS
IOWA CITY
(30 UNITS)
8-05-2024
10'0 20'30'40'50'SCALE: 1/8" = 1'-0"
NORTH ELEVATION (PARKING LOT SIDE)N
1ST FLOOR 0'-0"
2ND FLOOR
10'-9 1/2"
3RD FLOOR
21'-6 3/4"
TRUSS BEARING
30'-8"
TOP OF PARAPET
35'-0"
2ND FLOOR
10'-9 1/2"
3RD FLOOR
21'-6 3/4"
TRUSS BEARING
30'-8"
TOP OF PARAPET
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1ST FLOOR 0'-0"
LOWER LEVEL
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LOWER LEVEL
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TOP OF ELEVATOR SHAFT
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Agenda Item #5
Discussion of Planning & Zoning Commission representation
on the Comprehensive Plan Update Steering Committee
Date: December 4, 2024
To: Planning & Zoning Commission
From: Anne Russett, Senior Planner, Neighborhood & Development Services
Re: Comprehensive Plan Update Steering Committee
On November 4, 2024, the City executed a consultant agreement with Confluence, a planning
consultant firm with offices in Des Moines. Confluence will assist City staff in comprehensively
updating the City’s Comprehensive Plan.
Staff is currently working to develop a list of stakeholders who will form a Steering Committee for
the Comprehensive Plan Update. The committee will provide periodic input on the plan and help
to get information out to others in the community. We anticipate that the update process will take
approximately 18 months and that the committee may meet around 5 to 7 times.
At your meeting on December 4, 2024, staff is requesting one or two Commissioners to volunteer
for this committee.
Agenda Item #6
Preliminary Meeting Minutes – November 20, 2024
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
NOVEMBER 20, 2024 – 6:00 PM – FORMAL MEETING
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Susan Craig, Mike Hensch, Steve Miller, Chad Wade
MEMBERS ABSENT: Maggie Elliott, Scott Quellhorst, Billie Townsend
STAFF PRESENT: Eric Bigley, Anne Russett, Rachael Schaefer
OTHERS PRESENT: Steve Long, Mike Welch, Nick Hatz
RECOMMENDATIONS TO COUNCIL:
By a vote of 4-0 the Commission 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.
4. The new building, rehab facility, within 90 feet of the road can only have a height of 35
feet in order to maintain transition from single-family housing to this building.
By a vote of 4-0 the Commission 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
Planning and Zoning Commission
November 20, 2024
Page 2 of 15
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.
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. REZ24-0008
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).
Schaefer began the staff report noting this property is one of the few large undeveloped areas
east of Highway 218. There are single family homes to the north and east of the property, the
area to the west of Camp Cardinal Boulevard is being built out as a duplex and multifamily
development, there's also multifamily uses and a church to the south. The zoning for the
properties to the north and south are mostly Low Density Single-Family Residential with a
Planned Overlay Development (OPD/RS-5) overlays. The properties to the east are Rural
Residential with a Planned Development Overlay (OPD/RR-1), the properties to the west are
Low Density Multi-Family with a Planned Development Overlay (OPD/RM-12), and to the south
there is also Low Density Multi-Family (RM-12) properties and Low Density Single-Family
Residential with a Planned Development Overlay (OPD/RS-5) and a private group assembly use
with the church there. The subject property was originally rezoned to Medium Density Single-
Family Residential with a Planned Overlay Development (OPD/RS-8) and that was approved on
February 9, 2023, to allow for the construction of a senior living community with a mix of housing
types and a commercial use. The final plat was approved in January 2024. The reason for this
rezoning is maintain the OPD/RS-8 but the applicant is requesting to amend the previously
approved OPD and to convert the Camile Court area from five single-family homes to a 16-unit
elder apartment building with a rehab and wellness facility for residents of the development on
the ground floor.
Schaefer showed some images of what the property looks like right now, the site is currently
undergoing site grading and installation of utilities and noted where there are the protected
woodlands. The City is currently in the design phase to extend the portion of Camp Cardinal
Road and eventually there'll be a traffic circle and Deer Creek Road will extend into the Cardinal
Height Subdivision, that extension is estimated for this upcoming spring.
Planning and Zoning Commission
November 20, 2024
Page 3 of 15
Currently, the subject property is approved for 35 single-family homes, eight duplexes, 20
townhome style multifamily and 38 multifamily units, for a total of 101 units. They're also
approved for a 16-bed memory care facility. The approved OPD plan was approved with waivers
as well, one of the main ones being the mix of housing uses including not just single family, but
multifamily and commercial uses as well. The applicant had also requested an increase in the
maximum height for the two multifamily units on the property to be 45 feet instead of the
standard 35 feet for the zoning district and now the applicant is proposing an additional
multifamily residential building with that same waiver request to increase the height from 35 feet
to 45 feet to address, again, topography and rooftop features similar to the reasoning provided in
2023. In addition, the applicant is updating the plan to make two changes that were able to be
administratively approved that Schaefer will review later in the report, but that is the reason that it
only jumps from 101 units to the 105 units proposed.
Schaefer shared the approved OPD plan from 2023 with the mix of uses, the single- family
homes and multifamily. The changes that are being proposed today are to convert what was the
five single-family home cul-de-sac area of Camile Court into a 16-unit elder apartment building
with rehab and wellness areas for the Western Home patrons, so all of the individuals residing in
this development will have access to that rehab and wellness facility. Schaefer explained that
changes that could be administratively approved, and therefore are not part of this rezoning, was
to reduce the unit count of building from the originally approved 22 units to 16 units. The
applicant is also proposing to remove one single-family home from the bulb of Clara Court, which
is now being called Timber View Court, due to topography and trying to reduce some of the
construction that would be needed to build a home there.
Schaefer explained that for these types of rezonings staff uses four criteria to review applications
for the planned developments and then there's also an additional two criteria used for all
rezonings. The first is regarding density, the allowed density for the RS-8 zone is eight dwelling
units per net acre, and the proposed changes are falling under that with the total density of 3.9
dwelling units per acre being proposed with these updates. Originally, the development was
approved at 3.7 so this is just a minor increase from the previously approved plan. The applicant
is proposing a multifamily residential building, which isn't typically allowed in the RS-8 zone
without an OPD and while the original OPD approved something similar but because of the
additional multifamily building, it needs to be reviewed again. Based on the onsite parking
calculations Schaefer also wanted to point out that with this multifamily building today, the
parking is being calculated using the elder apartment calculation and those requirements so
these units will have to be maintained as elder apartments and be occupied by 55 or older
tenants. The surrounding land uses include single-family homes to the north and east, St
Andrews Church is to the southeast and multifamily condos are to the south. The property to the
west is being developed into townhomes, duplexes and multifamily units, and the multifamily
building that's being proposed is complimentary to those already approved multifamily dwellings
on the site and adjacent to the site. Regarding mass and scale, due to the potential impacts to
sensitive areas the layout of this development is more compact than a conventional development
in a single-family residential zone. The proposed multifamily use is on the west side of the
property, near more intense uses including the previously approved townhomes and condo style
multifamily buildings. The proposed development still allows for that transition from higher
intensity in the west corner to the east where there's the predominantly single-family homes. The
proposed building has a proposed addition of 10 feet of what's typical for the area and the private
open space is being provided on that rooftop of the building, which is why the height increase is
being requested. Overall, this development has ample open space and protected areas for those
Planning and Zoning Commission
November 20, 2024
Page 4 of 15
sensitive features. Regarding traffic circulation this proposal makes no changes to the traffic
circulation that was originally approved other than the removal of the Camile Court right of way
so that the cul-de-sac that was originally planned to access those single-family homes will no
longer be needed as this development will be accessed directly from Gathering Place Lane
which will be accessible from Camp Cardinal Road and once Camp Cardinal Road is improved
to the north there will also be access from Deer Creek Road. Staff does recommend maintaining
the previously approved condition of the original rezoning that required the owners to contribute
50% of the cost to improving Camp Cardinal Road to Deer Creek Road. Then because they're
removing that right of way staff is also recommending adding a condition that the final plat
application be submitted and approved prior to any building permits for this property. Schaefer
shared the renderings provided from the applicant showing the proposed building with the rehab
and wellness center, she noted that the parking being proposed on the side will have some
screening from the roadway, but most of the parking is accessed from the rear and will be below
grade. She also pointed out that the wellness center and rehab facility is shorter than the
multifamily building which also helps with the transition to the single-family homes.
The second criteria is that the development will not overburden existing streets and utilities. With
the utilities staff sees no issues, there is the ongoing installation of utilities and grading
happening on the property. Regarding traffic, the approved plan in 2023 was expected to have
309 daily trips on Deer Creek Road and Gathering Place Lane, which is less than the 500 vehicle
trips that would cause them to become overburden. With the four additional units being proposed
overall for the site, staff didn't see any major effect nor that there be any more than the 309 daily
trips and therefore staff doesn’t believe that these roads would be overburdened. Schaefer also
wanted to point out that they are still proposing angled parking between the two multifamily
buildings, so staff recommends maintaining the previously approved condition that the owner
maintain those spaces, including snow removal and things like that.
Third is how this rezoning affects surrounding properties, the nearest neighbors to the north of
the proposed multifamily building are separated by a woodlands preservation area and a stream
corridor. The property the west is also separated by woodlands preservation and the proposed
building is set back from the north and west property lines by much more than a conventional
development and meets the setback requirements from the south and east as well. Therefore,
the proposed development will not adversely affect the views, light, air, property value or
neighboring properties privacy any more than a conventional development would.
The fourth specific criteria is combination of land uses and building types. As previously
discussed there are modifications to the OPD being requested and height is one of the requests.
The applicant is requesting a max height of the multifamily building increased to 45 feet from 35
feet as was approved for the other multifamily and mixed-use buildings in 2023. The approval
criteria requires that the design of the development result in sufficient light and air circulation for
each building, adequate accessible open space for all residents of the development. According
to the applicant the additional height is proposed to accommodate the open space for the
residents with the half story increase on the rooftop. Schaefer stated it is also required that at
least 35% of the net area in the development be free of buildings, parking and vehicle
maneuvering areas, which is met and exceeding that with 70% of the proposed development left
as open space or being preserved for sensitive areas. The applicant is also requesting an
additional multifamily building, therefore a mix of uses as the proposed multifamily building adds
to the already approved mix of senior housing in the development and a mix of housing is always
encouraged with planned developments. According to the applicant and renderings the proposed
Planning and Zoning Commission
November 20, 2024
Page 5 of 15
multifamily utilizes similar architectural elements, scale, massing and materials as a previously
approved for the single-family, multifamily and commercial buildings so the two waiver requests
appear to be in the public interest and meet all those approval criteria.
As with all rezoning it must be in compliance with the Comprehensive Plan. Schaefer stated the
changes proposed still align with the goals of the Comprehensive Plan, the proposed density,
again of 3.9 units per acre aligns with the Future Land Use Map in the IC 2030 Plan, which
recommends a density between two and eight dwelling units per acre. The Comprehensive Plan
encourages housing diversity, connected neighborhoods, the preservation of sensitive features
and pedestrian oriented developments.
The other criteria for all rezonings is preservation of environmentally sensitive areas. Schaefer
noted the subject property contains regulated wetlands, stream corridors, slopes and woodlands,
and the applicant submitted a Sensitive Area Development Plan in 2023 with that original OPD
rezoning and with that approval conservation easements for those areas were established
through the final platting process to protect the environmentally sensitive areas on the site.
Because the proposed plan does not change any in a substantial way anything from the original
preliminary Sensitive Area Development Plan and the conservation easements will remain on the
plat as they are currently shown.
As far as correspondence, staff did not receive any written correspondence from the public and a
Good Neighbor meeting was held on November 6 by the applicant.
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.
As for next steps, with a recommendation for Council tonight Council would set a public hearing
on December 10 for consideration on January 7, with two additional readings after that.
Wade asked if there any restriction for the street facing on the residential facing that at a lower
height so it blends with the neighborhood, versus allowing it across the property. Schaefer
replied, no they don't hold them to the rendering elevations.
Wade noted there were some setbacks that were decreased in the initial approval, have those
rolled over into this or does this follow standard setbacks. Schaefer stated this plan would follow
Planning and Zoning Commission
November 20, 2024
Page 6 of 15
standard setbacks, there's been no requests for those additional modifications.
Hensch opened the public hearing.
Mike Welch (Shoemaker & Haaland) and Steve Long (Salida Partners) came forward to answer
any questions from the Commission.
Hensch asked for the memory care facility is that only for memory care and no assisted living or
independent living in that facility. Welch replied it is anticipated to be a combination of assisted
living and memory care, but no independent living.
Hensch asked if the multifamily building is restricted to only 55 plus. Welch confirmed that was
correct. Hensch noted in lot two, on the storm water retention area, it is noted “wet” so is that
anticipated to have a water in it year-round. Long replied it would have water in it year round and
probably a fountain or aerator.
Miller asked regarding the 35-to-45-foot increase staff said that was to provide open space, what
exactly would that use be. Long replied it would be a rooftop patio space with some height for a
pergola, or some kind of coverage for part of it. Also, they are not at a level grade around the
whole building so the height will variate.
Wade noted his only concern is that is a fairly large building and if it is 45 feet for the full length of
the building it becomes pretty substantial compared to the neighboring residential. How does
this building fit into the topography at that location. Long replied it's definitely on the highest part
of the property. With grading the street, they did cut that area down six to seven feet so it is six or
seven feet lower than it was before they started. He also noted the timbered area around the
buildings is mature timber.
Craig asked if it is possible to add an additional restriction about the setback required for the
smaller building in front of the big rehab building. Russett replied if the Commission wants to add
a condition that somehow ties the building to the renderings they would just need to know what
public need the rezoning is creating and how it's addressed through that condition.
Miller noted the exception for the parking not being behind the building because of topography
makes sense, and also for the community members to use the shared amenities, the rendering
showed some side walls with screening but those aren't showing up on the civil plans or
landscape plans, is it a requirement to have any type of screening for that parking lot. Schaefer
explained the rezoning is actually not able to approve that parking on the side he is speaking
about, the requirement that requires parking in the rear of a multifamily development, so the
applicant is going to have to apply for a minor modification separate from this rezoning to allow
that parking on the side there. They do have enough parking underground to meet the
requirements, but the side parking will have a separate hearing for that.
Craig asked what the distance from the road to the end of the shorter building is. Long is not
sure but believes they are at the 20-foot building setback on the shorter building.
Hensch closed the public hearing.
Planning and Zoning Commission
November 20, 2024
Page 7 of 15
Craig moves to recommend 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.
4. The new building, rehab facility, within 90 feet of the road can only have a height of
35 feet in order to maintain transition from single-family housing to this building.
Wade seconded the motion.
Craig noted they've been over this before and she thinks it's a great development. For whatever
reason they decided on this change, it just strengthens the development and overall she has no
problems with it, but does see the problem with bringing that building so close to the road at 45
feet if allowed so that is the reason for the added condition.
Wade stated he tends to get into the weeds of a project however, initially they had multifamily or
bigger structures closer and isolated to one area and now they’re starting to bleed that into the
residential area so it does transition in and it doesn't seem to be negatively impactful based on
what's presented today.
Miller stated he doesn’t have a problem with the additional requirement to have the building have
the required stepdown that they're showing in the renderings. He was going to play devil's
advocate and say the other building is right next door to a single-family house and it's 45 feet as
well but sees their plans are to step it down in the front. He thinks it's a sensitive move and it's in
line with the zoning exception to be contextual so he thinks it's a reasonable unless the applicant
strongly objects to that.
Hensch supports this application. He is a big fan of step backs but would probably prefer that
they not do that, but he doesn’t want this to fail, so he would vote for it. He is still lamenting the
failure of building Grand Living at Bridgewater which ended up in Coralville, that beautiful facility
could have been in Iowa City, in this location, and that was a huge loss for the city of Iowa City
for employment and taxes, and as an example of something done extremely well of similar ilk
would be Featherstone at Hickory Hill, it turned out beautifully. This is a use that's needed in
Planning and Zoning Commission
November 20, 2024
Page 8 of 15
Iowa City, anything with an opportunity to provide memory care, assisted living, and housing
options for 55 plus in the Iowa City he is absolutely 100% favor of.
A vote was taken and the motion passed 4-0.
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.
Russett began the staff report by sharing a map of the subject property. The property is
accessed from the south, from ACT Place and from the west, from North Dubuque Road. Most of
the land around the property is undeveloped. The current zoning is both Interim Development
Research Park (ID-RP) and a small portion is also Office Research Park (ORP) at the southern
end. She noted there's some public zoning to the west and also some multifamily zoning to the
west.
In terms of in terms of background, this property was annexed in the late 1960s or early 1970s, it
contains four parcels which have never been platted. They contain two buildings and some
surface parking, the buildings are mostly vacant except a small portion. The northern building is
currently being used by ACT for office space, but the rest of the buildings are vacant. Russett
noted the property also contains private streets. Currently, no specific development is being
proposed, however the developer has expressed some interest in adaptively reusing the existing
office buildings into senior housing, while leaving a portion of the building for ACT office space.
Russett shared some pictures of the property noting again the current zoning is a mix of Office
Research Park and Interim Development Research Park. Office Research Park allows uses such
as office uses, hotels and light manufacturing. The ID-RP zone doesn't allow that much
development, it’s intended for managed growth and over time would eventually get rezoned to
allow development. The proposed zoning is Mixed Use (MU) as there is an interest in converting
some of those office buildings to residential uses, while maintaining some of those office
buildings as office uses. The Mixed Use zone is appropriate for that as it allows a variety of
residential and non-residential uses. Some examples are assisted group living, detached single-
family duplex uses, office uses, retail eating establishments and multifamily uses. Based on the
acreage of the subject property, it would allow a maximum of 778 dwelling units.
In terms of the rezoning criteria, they look at consistency with the Comprehensive Plan and
compatibility with the existing neighborhood character. In terms of consistency with the
Comprehensive Plan, the Future Land Use Map of the IC 2030 Plan shows this area as
appropriate for Office Research Development Center uses, the proposed Mixed Use zone does
allow office uses. Russett stated even though the Future Land Use Map does not envision any
residential uses in this area, there are principles and goals and policies in the Plan that speak to
infill development and encouraging a diversity of housing type which would be allowed by the
Mixed Use zone. She explained some of the principles in the Plan in terms of infill development
talk about rehabilitating existing structures and adding to the diversity of housing options. In
terms of housing diversity, it encourages a mix of housing types within a neighborhood, which
Planning and Zoning Commission
November 20, 2024
Page 9 of 15
increases the opportunity for people to live in the same neighborhood throughout multiple life
stages. In terms of mixes of housing types it talks about single-family homes, townhomes,
duplexes, apartment buildings, even apartments in mixed use buildings, all of which would be
allowed with the proposed Mixed Use zone. The Northeast District Plan also provides some
guidance for this area, specifically it provides some flexibility in terms of the land uses and vision
for this area. That Plan notes that the City currently has 275 acres of land zoned as Office
Research Park and the Plan notes that this amount of land devoted to office park uses may be
unrealistic and alternative uses should be considered such as residential which would be allowed
through the Mixed Use zone.
In terms of compatibility with neighborhood character Russett stated most of the surrounding
area is undeveloped except for the School District property where they have the Center for
Innovation, Oaknoll East and some multifamily buildings are located further east and south.
Russett noted some single-family further from the subject property and that the Mixed Use zone
is consistent with the surrounding development which does include both the mixture of residential
and non-residential uses.
Russett stated the property does contain sensitive areas. The applicant provided a document
that shows the existing regulated features on the property which was included in the agenda
packet. A Sensitive Areas Development Plan is not required at this time but when this project
comes back for the subdivision process they would be required to prepare a Sensitive Areas
Development Plan which would show all the regulated sensitive features and potential impacts
and construction limit lines.
In terms of transportation staff did require that the applicant submit a traffic study with their
rezoning application. The study was reviewed by the City Engineer and he was satisfied with the
results. The traffic study did show that some additional delays may occur if the subject property
were to develop at maximum capacity however, future improvements are anticipated to help
improve traffic flow within the site and the surrounding network. Additionally, future rezonings will
require updated traffic studies so at this point staff is not recommending any offsite
improvements, but with future studies they may depending on the results of those studies. As
previously mentioned, this area has never been platted and there are also multiple private
streets. ACT Place and ACT Drive are private as well as a portion of North Dubuque Road so
staff is recommending several conditions to ensure the creation of an interconnected block and
street network as this area develops. The proposed conditions are: (1) 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. This would allow the developer to move forward with adaptively reusing those
existing buildings but would require them to plat if they were proposing any construction of new
buildings. (2) Prior to issuance of any building permit, the owner shall either improve the private
streets to City standards or escrow 110% of the cost of improving the private streets. Russett
explained this condition and the next is to ensure that these private streets meet City standards
because there's a proposal to change these buildings to residential uses and they want to make
sure that they can accommodate that development as the area develops. (3) Prior to issuance of
a certificate of occupancy the necessary improvements to the streets are made to comply with
City standards so that as those residents occupy the buildings, any improvements are done prior
to the to those buildings being occupied by residents. (4) At the time of platting the private
streets would become public right of way and maintained by the City.
Planning and Zoning Commission
November 20, 2024
Page 10 of 15
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:
1. 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.
2. 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.
3. 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.
4. At the time of preliminary and final platting, the following must be addressed:
a. Private streets shall be dedicated as public right-of-way.
Next steps, after the Commission makes a recommendation to City Council staff will ask City
Council to set a public hearing, and they will likely hold that public hearing on January 7.
Craig has a lot of questions about the streets, when staff says that the streets become public
after platting, when is platting going to take place. Russett replied the platting needs to occur
before they build any new buildings or build an addition. Craig asked what happens if there are
no additions to those buildings or no new buildings. Russett stated then once the streets become
platted they become public. Craig understands but at what point are they required and brought
up to public standards. Russett explained they are required to bring it up to public standards
before any buildings are occupied with residents. Therefore, if they choose to move forward with
adaptively reusing those buildings and converting them to residential uses they would need to
have City Engineer approval that the streets either meet City standards or they're going to have
to make some improvements so that they do meet City standards. Craig asked what if the City
Engineer doesn't like the circle there and wants it removed and just grids, streets and blocks.
Russett stated when the applicant applies for a preliminary plat they're going to have to
demonstrate that there is connectivity and that the streets are able to extend to the east and to
the north. How that looks is something that they will evaluate at the subdivision process to
ensure that there's an interconnected street network, whether it results in changing that circle or
not is unknown at this point.
Craig asked about a future connection to Dodge Street. Russett stated there are future plans to
put a traffic light on Dodge Street to connect the area outside of the proposed rezoning area,
when this gets rezoned they're going to have to extend ACT Circle or provide some sort of street
extension through that property. Russett thinks there used to be a connection to ACT from
Dodge Street. Craig agreed and then they built the circle thing in the back. She noted when she
was going to that school building she thought she could access if off Dodge Street but had to go
up to the interstate and turn around and come back because she couldn't get there off Dodge.
Russett stated at some point the City will put a traffic signal there and as the area develops it's
going to have to extend into the site and there will be an access to Dodge but not from the
subject property that's currently being rezoned. Craig stated that would encourage people on
Planning and Zoning Commission
November 20, 2024
Page 11 of 15
Scott Boulevard who are going out to the interstate to cut through that neighborhood to get to
Dodge Street so they don't have to go through two lights. Russett stated they are not discussing
that connection tonight, tonight's rezoning won't require that connection.
Craig asked why the parcels are divided a certain way now, does an owner decides how to do
that. Russett noted that was a good question and the City would never allow anything like that to
occur now, but this area has never been platted so at some point in the past these parcels were
created through some other means.
Craig assumes sidewalks will be put in at some point when they have to do the streets. Russett
confirmed that was correct.
Craig noted it’s a lot to consider thinking 778 dwellings potentially can be there, that's a lot.
Russett acknowledged that and said that's why they are recommending that before there's any
construction of new buildings, they have to demonstrate that there's a public street network, that
there's connections, that there's blocks and that lots that are created that can be built on. Without
that, the development would be more haphazard and they could build on these parcels that exist.
Craig noted with the streets come a huge amount of utility work because electricity and sewer
and all that to 778 dwellings is a lot. Russett stated that is a maximum and the traffic study was
based on that maximum, but it's probably more than would ever get built, but it's possible.
Wade asked about the current utilities on the site, is privately owned at this point. Russett
replied that they're connected to City utilities.
Hensch noted there's a lot of critical and sensitive slopes there and he has concerns. When
would they have an opportunity to consider those. Russett explained that happens when the
applicant submits a preliminary plat.
Hensch opened the public hearing.
Nick Hatz (Shiver Hattery) and Steve Long (Salida Partners) came forward to answer questions
from the Commission.
Hatz wanted to say a few things about the road system since there were concerns. He just
spoke with the City Engineer for an hour and 20 minutes today about the private streets and they
are in the process of beginning to tackle those second and third rezoning conditions. But based
on historic plan sets the road was constructed during two different phases, but both were built to
public street standards at that time and the discussion he had with the City Engineer today was
that there really isn't a concern with the construction of the streets, they're in good shape today.
From a layout perspective the circle is wide enough to be a city street and it has ample radii to
accommodate the traffic. They would need to add standard sidewalk paralleling both sides of the
street, but that again will be worked out through the future preliminary platting processes.
Regarding utilities, it has standard storm sewer and all that. He will work with the City Engineer
to determine the escrow amount for all the improvements that will need to be done prior to
residences occupying those buildings.
Craig had a question about the streets and the sewer system and the storm water management.
If a substantial amount of this property is developed into hardscape it increases runoff, are they
Planning and Zoning Commission
November 20, 2024
Page 12 of 15
saying they think the current stormwater system is robust enough to handle that. Hatz
acknowledged they may need improvements and that'll be determined as preliminary platting
and site plans are put forward for the subdivision process and then individual lot developments.
He did stress there are currently existing detention basins on site and there are reasonable ways
to develop the property and perform stormwater management. Craig doesn’t think ACT did
things cheap, it was quality work that got done there and it's just now not appropriate for what's
going on there so it's a good opportunity for something else.
Long noted he is very impressed with ACT, even though right now there's less than 100 people
working there they've maintained the building and area at no expense spared, it’s all in beautiful
shape.
Miller noted this might be for a future meeting, but they mentioned the storm sewer, is that the
sanitary sewer, is it in the public right of way, and is it big enough for redeveloping the existing
buildings. Hatz stated they are in the process of performing sanitary flow studies in order to arm
the City Engineer with the information that they need to perform improvements. He noted there
are already planned improvement, such as lift station improvements to the Highland lift station,
which is to the north. The discussion is outside of the realm of this particular rezoning but the
overall property is split into multiple sewer shed basins and there will almost surely need to be
improvements but there are feasible ways to accommodate that.
Miller stated there's not a lot of improvements that they foresee to be able to bring the private
roads up to City standards to do the initial work of adaptively reuse of the existing buildings.
Hatz confirmed and stated based on the discussion today it's predominantly more on the lines of
pavement maintenance, retrofitting some cracks, there might be some full depth repair and
replacement, and then there might be some small removals of some existing sidewalks where
there are undesirable mid-block crossings of sidewalks for parking lots that are connected to the
broader campus that won't make sense with the adaptive reuse.
Craig asked if the streets has curbs. Hatz confirmed they do.
Hensch asked if the applicants have any idea how those auditors’ parcels were established.
Hatz believes some of them are based off old section lines. Then as Scott Boulevard was
established it separated the two southern parcels.
Hensch closed the public hearing.
Miller 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
Planning and Zoning Commission
November 20, 2024
Page 13 of 15
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.
Wade seconded the motion.
Miller stated it's great mixed use, they need more housing and seems like a great use for the
site.
Wade agreed noting the City needs growth and it will be exciting to see growth on that side of the
Scott Boulevard.
Craig agrees and is all about infill and it could be something really special.
Miller is also glad they're reusing the existing buildings.
Hensch stated the City has around 275 acres that are currently zoned for research park and
that’s a lot so he agrees wholeheartedly with getting rid of those and putting the land to use, he
supports this application.
A vote was taken and the motion passed 4-0.
CONSIDERATION OF MEETING MINUTES: SEPTEMBER 18, 2024:
Craig moved to approve the meeting minutes from September 18, 2024 with minor corrections.
Miller seconded the motion, a vote was taken and the motion passed 4-0.
PLANNING AND ZONING INFORMATION:
Russett stated the City has executed a contract with Confluence, a planning consulting firm with
offices in Des Moines, to assist with the Comprehensive Plan update process. Also the
redemption center ordinance that the Commission saw several months ago was approved by
Council, the tobacco ordinance is still going through the process, the second reading was
approved last night. Council made some changes and the third reading should be December
10th. The kratom ordinance did not get approved.
Miller asked about the Comprehensive Plan update process and will the Commission be in any
way involved. Russett confirmed they would, not sure exactly how and when yet, but staff will
keep the Commission informed throughout the process.
Planning and Zoning Commission
November 20, 2024
Page 14 of 15
Hensch noted his most fervent wish is that they get all the district plans updated and meshing
with each other. Also for areas that don't have district plans to get them and maybe eliminate
some of the districts, particularly in Riverfront Crossings so there aren’t all the sub districts.
Craig asked about the giant building that's on Riverside Drive and what is the timeline for
occupancy. Russett stated the senior building inspector said that the company wants their
certificate of occupancy for next fall, so maybe July or August of next year. Craig asked if it is all
residential. Russett confirmed it is all multifamily with amenity space. Miller inquired if it is
primarily aimed at student housing and Russett confirmed it is but anyone can lease an unit.
Wade asked about the zoning they approved on Orchard Lane, or Orchard Court, the area being
replatted, is that moving forward. Russett stated the rezoning was approved so at this point they
could move forward with a site plan and to go through design review, but staff has not received
anything. Wade noted it just seems like there's been quite a few projects that have gotten
approved through P&Z that still have to come to fruition. Hensch replied it always comes down
to money.
Hensch welcomed both Bigley and Schaefer to the Commission team.
ADJOURNMENT:
Craig moved to adjourn, Miller seconded and the motion passed 4-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2023-2024
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 11/20
CRAIG, SUSAN X X X X X X O/E X X X X X X X X X
ELLIOTT, MAGGIE X X X X X X X X O/E X X X O/E X X O/E
HENSCH, MIKE X X X X X X X X X X X X X O/E X X
MILLER, STEVE -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- X X X
PADRON, MARIA 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 O/E
TOWNSEND, BILLIE O/E X X X X X X X X X X X X X X O/E
WADE, CHAD X X X X X X X X X X X O/E X X X X
KEY:
X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member