HomeMy WebLinkAbout11-20-2024 Planning & Zoning CommissionPLANNING AND ZONING COMMISSION
Wednesday, November 20, 2024
Formal Meeting — 6:00 PM
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
Agenda:
1. Call to Order
2. Roll Call
3. Public Discussion of Any Item Not on the Agenda
4. Case No. REZ24-0008
Location: East of Camp Cardinal Road and North of Gathering Place Lane
An application for a rezoning of approximately 31.2 acres of land from Medium Density
Single -Family Residential Zone with a Planned Development Overlay (OPD/RS-8) to
Medium Density Single -Family Residential Zone with a Planned Development Overlay
(OPD/RS-8).
5. Case No. REZ24-0009
Location: 500 ACT Drive
An application for a rezoning of approximately 48.6 acres of land located near 500 ACT
Drive from Office Research Park (ORP) zone and Interim Development Research Park (ID -
RP) zone to Mixed Use (MU) zone
6. Consideration of meeting minutes: September 18, 2024
7. Planning and Zoning Information
8. Adjournment
If you will need disability -related accommodations to participate in this meeting, please contact
Anne Russett, Urban Planning, at 319-356-5251 or arussett(a)iowa-city.orq. Early requests are
strongly encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: December 4 / December 18 / January 15
Informal: Scheduled as needed.
Agenda Item #4
Case No. REZ24-0008
Location: E. of Camp Cardinal Rd & N. of Gathering Place Ln
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Rachael Schaefer, Associate Planner
Item: REZ24-0008 Western Home GPD Date: November 20, 2024
of Iowa City
GENERAL INFORMATION:
Applicant/Owner: Pat O'Leary
Western Home Independent Living Services, Inc.
5703 Caraway Lane
Cedar Falls, IA 52246
Contact Person: Michael Welch
Welch Design and Development
michael@welchdesigndevelopment.com
Requested Action: Rezoning from Medium Density Single -Family
Residential with a Planned Overlay Development
(OPD/RS-8) to Medium Density Single -Family
Residential with a Planned Overlay Development
(OPD/RS-8)
Purpose: Amend an approved Preliminary OPD Plan to allow
for the conversion of the Camille Court area from five
single-family homes to a 16-unit elder apartment
building with rehabilitation and wellness areas for
residents on the ground floor.
Location:
Location Map:
East of Camp Cardinal Road and north of Gathering
Place Lane
Size: 31.2 Acres
K
Existing Land Use; Zoning:
Surrounding Land Use; Zoning
Comprehensive Plan:
District Plan:
Neighborhood Open Space District:
Public Meeting Notification:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Undeveloped/Vacant Open Space; Medium Density
Single -Family Residential with a Planned Overlay
Development (OPD/RS-8)
North: Residential; Low Density Single -Family
Residential with a Planned Development
Overlay (OPD/RS-5)
South: Residential & Institutional; Low Density
Single -Family Residential with a Planned
Development Overlay (OPD/RS-5) and Low
Density Multi -Family (RM-12)
East: Residential; Rural Residential with a
Planned Development Overlay (OPD/RR-1)
West: Undeveloped/Vacant Open Space and
Single -Family Residential; Low Density
Multi -Family with a Planned Development
Overlay (OPD/RM-12) and Interim
Development Single -Family Residential (ID-
RS)
Residential, 2-8 Dwelling Units Per Acre
None
NW1
Property owners and occupants within 500' of the
property received notification of the Planning and
Zoning Commission public meeting. A rezoning sign
was posted onsite at Gathering Place Lane.
October 31, 2024
December 15, 2024
The applicant, Western Home Independent Living Services, is requesting approval for the rezoning
of 31.2 acres from Medium Density Single -Family Residential with a Planned Overlay Development
(OPD/RS-8) to Medium Density Single -Family Residential with a Planned Overlay Development
(OPD/RS-8) for land located east of Camp Cardinal Road and north of Gathering Place Lane. This
property was originally rezoned to OPD/RS-8, and a Preliminary OPD Plan was approved on
February 9, 2023 (Ord. No. 23-4895). The following conditions were approved with that rezoning:
1. Prior to issuance of a building permit, Owner shall contribute 50% of the cost of upgrading
Camp Cardinal Road to City standards from Gathering Place Lane to the future extension
of Deer Creek Road in accordance with 15-3-2 of the Iowa City Code. This contribution shall
include 50% of the cost of construction of the traffic circle at the intersection of Deer Creek
Road and Camp Cardinal Road.
2. In the event Owner desires to construct on -street angled parking, at the time of final platting,
Owner shall execute an agreement in a form approved by the City Attorney obligating the
Owner to maintain such spaces.
After the rezoning and Preliminary OPD Plan was approved, this property received preliminary and
final plat approval.
3
The applicant would now like to make an amendment to the Preliminary OPD Plan that was
approved in 2023 to allow for the conversion of the Camille Court area from five single-family homes
to a 16-unit elder apartment building with rehabilitation and wellness areas for Western Home
patrons on the ground floor. Per section 14-8D-8E, a substantive change is defined as, "a significant
change in the land uses, street locations, or character of the development from what is shown on
the approved OPD plan or sensitive areas development plan or any variation from the underlying
zoning requirements or street standards beyond the ranges approved on the preliminary OPD plan
or preliminary sensitive areas development plan". The proposed amendment is considered a
substantive change because it removes the Camile Court right-of-way and changes single-family
homes to a multi -family building.
A replat will be required to remove the Camile Court right-of-way. Staff recommends the following
rezoning condition be added to ensure a final plat application is submitted and approved:
1. Prior to issuance of a building permit, a replat of the Western Home Gpd Subdivision
showing the removal of the Camille Court ROW and demonstrating consistency with the
Preliminary OPD and Sensitive Areas Development Plan must be approved.
Staff also recommends maintaining the originally approved rezoning conditions to ensure those
requirements are reflected in the Subdivider's Agreement that will accompany the replat of the
Western Home Gpd Subdivision.
In addition to the proposed substantive change described above, the updated plan also proposes
to reduce the unit count of building #103 from the originally approved 22 units to 16 units and
removing one single family home on the bulb of Clara Court. These changes are not considered
substantive as they do not increase density or change the character of the development. Non -
substantive changes are administratively reviewed and approved. Factoring in all the proposed
changes, the total number of units on the property would increase by 4 when compared to the plan
approved in 2023. The Preliminary Planned Development Overlay and Sensitive Areas
Development Plan approved in 2023 is provided in Attachment 2. The proposed Planned
Development Overlay and Sensitive Areas Development Plan is provided in Attachment 3.
Renderings of the proposed building are provided in Attachment 4 and Attachment 5 is the
Applicant's Statement.
Good Neighbor Policy: The surrounding property owners were notified of the proposed rezoning.
A Good Neighbor meeting was held at St. Andrews Presbyterian Church on November 6, 2024. A
summary of the meeting is included in Attachment 6.
ANALYSIS:
Current Zoning: The subject property (approximately 31.2 acres) is zoned Medium Density
Single -Family Residential with a Planned Overlay Development (OPD/RS-8). The purpose of this
zone is primarily to provide for the development of small lot single-family dwellings. Due to
impacts to the sensitive areas, an OPD was requested and approved in 2023, allowing for a
mixture of uses, provided that additional criteria in sections 14-3A-4 and 14-3A-5 of the Code
were met. The approved Preliminary OPD Plan also allowed the applicant to request waivers for
certain zoning standards. In this case, a mix of single-family, duplex, and multi -family residential
uses, in addition to commercial uses, were approved.
Proposed Zoning: The applicant is requesting to rezone the area (31.2 acres) to Medium Density
Single -Family with a Planned Development Overlay (OPD/RS-8). The proposed zoning remains
the same since the applicant is proposing an amendment to the approved Preliminary OPD Plan.
The OPD also allows the applicant to request waivers for certain zoning standards. In this case,
an additional multi -family residential use is being proposed, which requires careful attention to site
and building design to ensure compatibility with the character, scale, and pattern of the residential
development. The applicant is also requesting an increase in the maximum building height from
CI
35' to 45' for the newly proposed building #103 to address site typography and rooftop features.
These requests are discussed in detail below.
General Planned Development Approval Criteria: Applications for Planned Development
rezonings are reviewed for compliance with the following standards according to Article 14-3A of
the Iowa City Zoning Code.
The density and design of the Planned Development will be compatible with and/or
complementary to adjacent development in terms of land use, building mass and scale,
relative amount of open space, traffic circulation, and general layout.
Density: The applicant is requesting to rezone to OPD/RS-8, which allows for a density of 8
dwelling units per net acre of land area (total land minus street rights -of -way). The 2023 plan
was approved for 35 single-family homes, 8 duplex units, 38 condominium -style units, and 20
townhome-style units, adding up to 101 total units across the 27.02 acres of net site area, which
equals 3.7 dwelling units per acre. A building with 32 assisted group living beds was also
approved but does not count towards the density requirement. These bedrooms are not
included in the site's density calculation because they are not considered dwelling units. With
the addition of the proposed 16-unit multi -family building and removal of the Camile Court
right-of-way, the newly proposed plan has 29 single-family homes, 8 duplex units, 48
condominium -style units, and 20 townhome-style units added up to 105 total units across the
27.11 acres of net site area, which equals 3.9 dwelling units per acre. Overall, the proposed
plan complies with the planned development density requirements for an RS-8 base zone.
Land Uses Proposed: The applicant is proposing to replace five single-family homes with a multi-
family residential building. The proposed building will have rehabilitation and wellness areas for
Western Home patrons on the ground floor and two levels of congregate living above the ground
floor. There will be a total of 16 units. The entire development is intended to be a senior living
community. Based on the onsite parking provided for the multi -family building, the proposed units
must be occupied as elder apartments unless additional onsite parking is provided.
Surrounding zones include Rural Residential (RR-1) to the east, Low Density Single -Family
Residential (RS-5) to the north and southeast, and Low -Density Multi -Family Residential (RM-
12) to the south and west. Most surrounding properties also have Planned Development
Overlays (OPDs), largely due to sensitive features. Surrounding land uses include single-family
homes to the north and east, St. Andrew's Church to the southeast, and multi -family
condominiums to the south. The property to the west is undeveloped but was rezoned in
October 2022 to allow duplex, townhome, and multi -family units. The proposed mix of housing
types complements existing homes nearby and future development plans.
Mass, Scale, and General Layout: Due to potential impacts to sensitive areas, the layout is more
compact than a conventional development in a single-family residential zone. The proposed
multi -family use is on the west side of the property near other more intense uses, including the
previously approved townhome style and multi -family buildings, St. Andrew's Church, the
Cardinal Villas Condominiums, and the Cardinal Heights subdivision to the west with a proposed
mix of duplex, townhome, and multi -family buildings. The proposed multi -family building has
access to major streets, though it is also near an existing single-family home at 620 Camp
Cardinal Boulevard. However, that home is zoned interim development, so redevelopment may
occur in the future. The woodlands will obstruct the existing home's view of the proposed
development. The proposed development allows for the transition from the higher intensity
multi -family uses on the western portion of the parcel to the eastern portion that contains
predominantly single-family homes along Gathering Place Lane, Clara Court, and Timothy
Court, with duplexes on some corner lots. Overall, the layout maintains an appropriate transition
to surrounding neighborhoods.
9
Buildings in this zone cannot typically exceed 35 feet in height, and their footprints must comply
with lot coverage standards. However, the applicant has requested an increase in height limits
for the multi -family building, allowing it to be approximately 45 feet tall. All other multi -family and
mixed -use buildings in the development have received approval to increase the maximum
height to 45'.
The Zoning Code requires that the off-street parking for multi -family uses be located entirely
behind the building. Site topography and sensitive area restrictions make this impractical;
therefore, the applicant will be requesting a minor modification to allow some of the required
parking to be located on the side of the building and screened from view of Gathering Place
Lane. Most of the parking area for the multi -family building is behind the building and below
grade. Standards relating to mass, scale, and layout will be reviewed at the site plan and
building permitting stages to ensure full compliance with these requirements.
Lighting for any development must follow standards that minimize glare and light trespass for
nearby properties. Illumination cannot exceed 0.5 initial horizontal foot-candles and 2.0 initial
maximum foot-candles at any property line adjacent to or across the street from a residential
zone, in addition to standards related to height and shielding. The development must also
meet low illumination district standards, which require the maximum total outdoor light output
for the development to be less than 50,000 initial lumens per acre. Downcast streetlights are
anticipated at every intersection and at every dead-end or cul-de-sac to enhance intersection
identification and safety. A lighting plan will be reviewed during site plan review.
Open Space: The proposed development must comply with the private open space standards
outlined in section 14-2A-4E of the Zoning Code. The newly proposed multi -family building with
16 units requires 400 square feet of private usable open space (10 SF per bedroom). The
proposed multi -family building shows adequate private open space. Excluding the proposed
and previously approved developments, much of the remaining area on the property is left as
open space to retain stormwater and protect sensitive features. Open space requirements will
be reviewed at the site plan and building permitting stages.
Traffic Circulation: The proposed development will only have access off Gathering Place Ln.
Secondary access to the site is anticipated following the extension of Deer Creek Road from
Camp Cardinal Boulevard to the west as part of the Cardinal Heights subdivision. Section 15-
3-2K of the Subdivision Code allows the City to request an applicant contribute 50 percent of
the cost of bringing a segment of street abutting a property to City standards. Staff recommends
maintaining the previously approved condition of the rezoning that the owner contribute 50
percent of the cost of upgrading Camp Cardinal Road to City standards prior to issuance of a
building permit, including the cost of building the traffic circle at the intersection of Deer Creek
Road and Camp Cardinal Road which will serve as a traffic calming device.
Access to the northern portion of the site will be along Gathering Place Lane from its intersection
with Deer Creek Road. This northern area will only have a single point of access for the
foreseeable future due to sensitive areas and existing neighborhood layouts. Specifically,
connecting to other existing neighborhoods is not possible due to their street layout to the east
and north, which incorporates loop streets with no potential areas for connection. However, the
Gathering Place Lane extension is stubbed out on the eastern portion of the St. Andrew's
property with a temporary turnaround to allow future connectivity should that area develop.
2. The development will not overburden existing streets and utilities.
Access to the site will be provided through the extensions of Camp Cardinal Road, Gathering
Place Lane, and Deer Creek Road (which will provide secondary access when the proposed
Cardinal Heights subdivision is developed to the west). If Cardinal Heights develops, the
southern portion of the property would have two points of access, but the remainder would
C01
still only have one point of access. For the full development to have secondary access,
additional development would need to occur on the eastern portion of the St. Andrew's
property. The approved development was expected to have 309 daily trips at Deer Creek Road
and Gathering Place Lane, which is less than the 500 vehicle trips that would cause it to
become overburdened. The four additional units being proposed will have a negligible effect on
the daily trips and will still not overburden Gathering Place Lane. Should Cardinal Heights not
develop, the single point of access would be Camp Cardinal Road at Camp Cardinal Boulevard.
Because Camp Cardinal Road follows collector street rather than local street standards, the
vehicle trip threshold is significantly higher to become overburdened. As a result, staff does not
anticipate any problems.
A unique feature of the approved Preliminary OPD Plan is the diagonal on -street parking along
Gathering Place Ln. Staff found this reasonable, given the proposed commercial uses at that
location. However, the Public Works Department does not have a practice of maintaining such
parking spaces. Staff recommends maintaining the previously approved condition that the
owner maintain the diagonal on -street parking spaces, including snow removal. Staff
recommends that this obligation be further detailed in an agreement executed at the time a final
replat is approved.
3. The development will not adversely affect views, light and air, property values, and
privacy of neighboring properties any more than would a conventional development.
The nearest neighbors to the north of the proposed multi -family building are separated by a
woodland preservation area and stream corridor. The property to the west is also separated
by a woodland preservation. As such, the proposed development will not adversely affect
views, light and air, property values, and neighboring properties' privacy any more than a
conventional development would.
4. The combination of land uses and building types and any variation from the underlying
zoning requirements or from City street standards will be in the public interest, in
harmony with the purpose of this Title, and with other building regulations.
The applicant is requesting waivers to increase building height and allow an additional multi-
family use. The approval criteria for these waiver requests are discussed in the following
sections, but overall, the proposed development and the waivers appear to be in the public
interest and in harmony with the purpose of this title.
Building Height: The applicant is requesting an increase in the building height for the proposed
multi -family building from 35 feet to 45 feet to allow a usable open space for residents on the
top story of the building. The maximum building height may be modified pursuant to 14-3A-
4K-1 b, where the design of the development results in sufficient light and air circulation for
each building and adequate, accessible open space for all residents of the development. In
addition, at least 35 percent of the net land area in the development must be free of buildings,
parking, and vehicular maneuvering areas. This standard is met since 70 percent of the
proposed development, including sensitive features and stormwater management facilities, is
open space free of buildings, parking, and vehicular maneuvering areas. Based on the
renderings, the additional height is used to accommodate an additional half -story on the top
of buildings, which is stepped back to maintain light and air for the building, and the proposed
patios add usable outdoor space for residents.
Mix of Uses: The applicant is requesting a multi -family use and building type that is different
from what is typically allowed in an RS-8 zone. To allow this additional land use, the applicant
must meet all approval criteria at 14-3A-4C-1. Based on the following analysis, the proposed
use appears appropriate given the intent of the development and transitions to surrounding
areas.
VA
The proposed multi -family building adds to the already approved mix for senior housing in the
development. A mix of housing types, including single-family, two-family, and multi -family
dwellings, is encouraged in all residentially zoned planned developments. Offering additional
multi -family units will add to the development's ability to offer range of building types in such
a way that maintains compatibility between uses. The proposed multi -family building utilizes
similar architectural elements, scale, massing, and materials as the previously approved
single-family, multi -family, and commercial buildings.
Compliance with Comprehensive Plan: The Northwest Planning District does not have a
district plan, so the proposed development is reviewed using the IC2030 Comprehensive Plan.
The Future Land Use Map of IC2030 identifies the subject property as appropriate for residential
development at a density of 2-8 dwelling units per acre. The applicant proposes a density of 3.9
dwelling units per net acre which is consistent with the vision in the plan, even when the
additional density provided by the assisted living facilities is included.
IC2030 encourages a diversity of housing options in all neighborhoods and compact, efficient
development that is contiguous and connected to existing neighborhoods. The proposed multi-
family building adds to the developments ability to implement these goals by focusing on one of
the few remaining undeveloped in -fill parcels in Iowa City. In addition, it maintains the
development's ability to offer a full range of housing types, including single-family homes,
duplexes, townhomes, multi -family units, and assisted group living.
The Comprehensive Plan also encourages pedestrian -oriented development and attractive and
functional streetscapes that make walking safe, convenient, and comfortable. The proposed
multi -family development offers a rehabilitation and wellness facility for the development's
residents in a centrally located place, which provides an additional destination within walking
distance of homes.
Environmentally Sensitive Areas: The subject property contains regulated wetlands, a stream
corridor, slopes, and woodlands. The applicant submitted a Preliminary Sensitive Areas
Development Plan as part of the 2023 OPD rezoning. The proposed plan does not change
anything from the original Preliminary Sensitive Areas Development Plan.
Due to the proposed disturbance of the wetland buffers, a Level II Sensitive Areas Review was
required. No impacts were proposed to the existing wetlands. However, the City's Sensitive Areas
Ordinance requires a 100-foot buffer to be maintained between a regulated wetland and any
development activity (14-51-6E-1). The Ordinance allows a 50-foot buffer reduction for the wetland
according to 14-51-6E-3a of the City Code, where applicable standards are met as demonstrated
by a wetland specialist. In 2023, the applicant requested a 50-foot buffer reduction, and a wetland
specialist determined that all standards of 14-51-6E-3a were met. The requested buffer was
approved in 2023 as part of the Preliminary Sensitive Areas Development Plan. All standards
related to the stream corridor, slopes, and woodlands were also met. Conservation easements
were then established through the final platting process to protect the environmentally sensitive
areas.
Neighborhood Open Space: According to section 14-5K of the City code, the dedication of
public open space or fee in lieu of land dedication is addressed at the time of final platting for
residential subdivisions. Based on the 31.2 acres of RS-8 zoning, the developer was required to
dedicate approximately 1.08 acres to the City or pay a fee in lieu of land dedication. The applicant
requested to pay a fee in lieu of a public open space dedication, which equaled $140,467.39. That
fee was approved during the final platting process.
Storm Water Management: The Final Plat included a storm water management easement on Lot
EV
2 to accommodate stormwater management. Construction documents were submitted as part of
the Final Platting process and were approved by Public Works.
NFXT STFPS-
Upon recommendation from the Planning and Zoning Commission, a public hearing will be
scheduled for consideration by the City Council.
STAFF RECOMMENDATION:
Staff recommends approval of REZ24-0008, a proposal to rezone approximately 31.2 acres of land
located east of Camp Cardinal Road and north of Gathering Place Lane from Medium Density
Single -Family Residential with a Planned Overlay Development (OPD/RS-8) to Medium Density
Single -Family Residential with a Planned Overlay Development (OPD/RS-8) subject to the following
conditions:
1. Prior to issuance of a building permit, Owner shall contribute 50% of the cost of upgrading
Camp Cardinal Road to City standards from Gathering Place Lane to the future extension
of Deer Creek Road in accordance with 15-3-2 of the Iowa City Code. This contribution shall
include 50% of the cost of construction of the traffic circle at the intersection of Deer Creek
Road and Camp Cardinal Road.
2. In the event Owner desires to construct on -street angled parking, at the time of final
platting, Owner shall execute an agreement in a form approved by the City Attorney
obligating the Owner to maintain such spaces.
3. Prior to issuance of a building permit, a replat of the Western Home Gpd Subdivision
showing the removal of the Camille Court ROW and demonstrating consistency with the
Preliminary OPD and Sensitive Areas Development Plan must be approved.
ATTACHMENTS:
1. Location & Rezoning Maps
2. Approved Preliminary Planned Development Overlay and Sensitive Areas Development Plan
— February 7, 2023
3. Preliminary Planned Development Overlay and Sensitive Areas Development Plan —
Proposed
4. Building #103 Renderings
5. Applicant's Statement
6. Summary Report for Good Neighbor Meeting
Approved by: i ] .
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location & Zoning Maps
ATTACHMENT 2
Approved Preliminary OPD and SDAP Plan — February 7, 2023
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LEGEND: WOODLANDS & WETLANDS
'li DEVELOPMENT RELATED;
! PRESERVED WOODLAND
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j WETLAND BOUNDARY W L
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BUTTERNUT CT _ IMPACTED 1OODLANDS WETLAND BUFFER
DEVELOPMENT -RELATED IMPACT$
% LOCATION AREA (SF) CONSTRUCTION AREA LIMITS --
C,1 1,318 ENGINEER;
i 1 C.2 9,413
BUTTERNUT CT c, 1,82
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25,739
IMPACTED AREA 39,342 13.6%
design +development
BUFFER AREA 81,723 28.9%
CLIENT:
TOTAL EXISTING AREA 282,624 WESTERN HOME INDEPENDENT
PERCENT RETAINED 57.5% LIVING SERVICES INC.
PER IOWA CITY CODE, R5-8 ZONE MUST RETAIN AT LEAST PROJECT NAME:
50%WOODLANDS- WOODLA4NDSWITHIN THE BUFFER WESTERN HOME CPD
AREAS DO NOT COUNT TOWARDS RETENTION VALUES.
OF IOWA CITE'
WETLANDS ETL AN D REVISION LOG:
THE BUFFER ASSOCIATED WITH THE WETLAND WILL REV DESCRIPTION DATE
A CITY SUBMITTAL #2 11-15-22
BE REDUCED BY 50' TO MAINTAIN NO LESS THAN 50' CITY SUBMITTAL #1 -1
OF BUFFER AROUND THE WETLAND PER SECTION -22
14-5I.6E-3. B CITY SUBMITTAL #3 12-09-22
C CITY SUBMITTAL #4 12-15-22
REFER TO THE WETLAND REPORT FOR ADDITIONAL
INFORMATION REGARDING THE BUFFER REDUCTION SHEET NAME:
AND WETLAND CHARACTERISTICS. WOODLANDS/WETLANDS - PRELIM.
PROVIDE SILT FENCE ALONG CONSTRUCTION AREA PLANNED DEVELOPMENT OVERLAY &
LIMITS WERE RUNOFF WILL FLOW TOWARD THE
WETLANDHTHE WETLAND BUFFER AREAS, EXISTING SENSITIVE AREAS DEVELOPMENT PLAN
BASINS, OR OTHER DOWN -SLOPE AREAS THAT WILL PROJECT NO: PROJECT MANAGER: SHEE- NUP,15ER:
NOT BE DEVELOPED. DETAILED DESIGN OF THESE 1025 WELCH
MEASURES TO ACCOMPANY THE CONSTRUCTION
DRAWINGS AND FINAL SADP. REVISION: ISSUED DATE:
c 12-15-2022 SADP-2
CARDINAL j — j.- PARKING & TRAFFIC DATA GENERAL SITE DATA:
?OINTE . 06TH
PART TWO r -- -- -- M I OFF-STREET PARKING REQUIREMENTS UNIT COUNT:
x x GROUP LIVING -MEMORY CARE 1 PER 3 BEDS 32 BEDS 11 STALLS COUNT AREA TOTAL
/ 1 PER EACH STAFF 16 STAFF 16 STALLS SINGLE-FAMILY UNITS 35 2,625 SF 97,875 SF
I SUBTOTAL 27 STALLS DUPLEX UNITS 8 2,850 SF 22,800 SF
CLUBHOUSE CONDO (BUILDING #1) 14,150 SF
j I 30' STREAM CORRIDOR v
I i 0 so 10U 150 2D0 MULTI -FAMILY #1 - INDEPENDENT ELDER 1 PER UNIT 16 UNITS 16 STALLS TWO -BEDROOM UNITS 8 I '�.
., THREE -BEDROOM UNITS 8
�. SD' STREAM BUFFER I I.
T WHEN PRINTED ON 2i x34 SHEE
.- MULTI -FAMILY #2 ATTACHED CONDO (BUILDING #2) 14,150 SF
AUDITOR'S Ij 1° = 100' a- INDEPENDENT ELDER 1 PER UNIT 22 UNITS 22 STALLS TWO -BEDROOM UNITS 11
CARDINAL CARDINAL RIDGE ; PARCEL CARDINAL RIDE CARDINAL RIDGE I � COMMERCIAL OPEN TO PUBLIC 1 PER 250 SF 2,320 SF 9 STALLS THREE -BEDROOM UNITS 11
HEIGHTS PART TWO i 99051 PART TWO �� PART ONE I SUBTOTAL 31 STALLS TOWNHOUSE UNITS 20 1,220 SF 24,400 SF
B1C41 PG114 I 60
SHAGBARK CT TOTAL PARKING REQUIRED 74 STALLS MEMORY CARE l ASSISTED LIVING BEDS 32 17,400 SF
TOTAL 133 190,775 SF
j I
�OFF-STREET PARKING PROVIDED
GROUP LIVING - MEMORY CARE SITE INTERIOR 20 STALLS PAVEMENT AREA (EXCLUDES CAMP CARDINAL RD) 183,600 SF
i S b EXTERIOR. 12 STALLS TOTAL BUILDINGS AND PAVEMENT 374,375 SF
�,- _
SUBTOTAL 32 STALLS TOTAL DEVELOPMENT AREA 1,359,180 SF
NET LAND AREA FREE OF BUILDINGS, PARKING, DRIVES 801,205 SF
I1� y a y IMAGINARY LOT LINE MULTI -FAMILY SITES 58.9 °/q
I SHOWN FOR ZONING BUILDING #1 INTERIOR 20 STALLS
EXISTING ` i I COMPLIANCE (TYPICAL) LOT AREA (ACRES)
POND 196 75F M I — - I _ I BUILDING #2 INTERIOR 20 STALLS AUDITOR'S PARCEL 95063 26.82
N 10,73T SF `, (SEE WAIVER REQUEST #3) EXTERIOR 9 STALLS OUTLOT A - ST ANDREINS 4.38
� SHAGBARK CT
620 CA _ _ _ _ _{- 4 / Ir- I u I SUBTOTAL 29 STALLS TOTAL 31.20
AR D NAL= - I IMAGINARY SETBACK $ I I
OAD FF0
11 SHOWN FOR ZONING I � I I � I TOTAL PARKING PROVIDED* SI STALLS RIGHT-OF-WAY (LOT A) 4.18
r + ►
I I 8,1115E I COMPLIANCE TYPICAL ,r-I � 1U,47�85F
� � , �. I I - I _ I EXISTING PIPELINE NET ACREAGE 27.02
_ , DOES NOT INCLUDE STREET PARKING
__ ! L.I--- I I EASEMENT BK341 PG245
_ 12,9fiSSF • r I 7,1545E • x' BICYCLE PARKING TO BE PROVIDED WITHIN THE PARKING STRUCTURES UNITS J ACRE 4.9
il! ! # I \ ASSUMES EACH MEMORY CARE OR
7,1150SF i TRAFFIC PROJECTION CITE 11TH EDITION): ASSISTED LIVING BED = 1 UNIT
` # i I I 12 AT INTERSECTION OF DEER CREEK ROAD AND GATHERING PLACE LANE
1 1 ( y �+14 I I 15,5745E �i 18r�475F r ;� I HOUSING TYPE TRIPS PER DAY NO. UNITS DAILY TRIPS COMMERCIAL USES OPEN TO PUBLIC
iu SENIOR - SINGLE-FAMILY 4.31 35 151 WEST CONDO BUILDING 2,32D SF
+ 14 II SENIOR - DUPLEX* 4.31 8 35
-( 8,53��35{' $` '' 18r0585F 7 5p ,3 I SENIOR - MULTI -FAMILY 3.24 38 123 ALL COMMERCIAL USES MUST MEET CN-1 STANDARDS
o ] I TOTAL 309
SENIOR DUPLEX UNITS ARE COUNTED AS "DETACHED" RS-S BASE ZONE DIMENSIONAL STANDARDS
- I SINGLE-FAMILY LOTS
3 I I REQUESTED WAIVERS LOT AREA - MINIMUM 5,00 SF
•, pc I 35 I 4 7, 5 I $' �5 �•�" , ' I I 1. REQUEST A REDUCTION FOR THE REAR SETBACK ASSOCIATED WITH UNIT 9 FROM 20 FEET TO LOT WIDTH 45 FEET
IrVJT SF I 7r1 —III Sri JI J �J
1 16 FEET. LOT FRONTAGE 40 FEET
17,9675E o- 2. REQUEST A REDUCTION FOR THE FRONT SETBACK ON CULS DE SAC FROM 25 FEET TO 15 FEET SETBACKS
A LJ D ITD R' �- - � � �`i - -----�--,�- -�-------�- -�-- -----sue_, � ,� f.' � �"
`` 36 -•- { J Cry' AND WAIVE REQUIREMENT FOR UNITS TO BE SET 34" ABOVE ADJACENT PUBLIC SIDEWALK FRONT 15 FEET
CARDINAL 1 PARCEL 710 -'`;' LOT u`.. ' 505F-� (14-3A-4K-1a(4)) TO MAINTAIN ACCESSIBILITY. NOTE THAT A DRIVEWAY OF AT LEAST 25' GARAGE DOOR 25 FEET
355
HEIGHTS 99051 I 39 — - _ _ _7-1c _ _ _ _ — -- ` 22 u WILL STILL BE PROVIDED FOR EACH UNIT ON THE CUL DE SAC. SIDE 5 FEET
41 7,150 �> ` - ro 9,5925E BUTTERNUT CT
BK4-1 PG 1 14 0, 7 SF 1_ + \�.• \ 29 f � � 3. REQUEST A REDUCTION OF TWO REQUIRED COMMERCIAL PARKING SPACES FOR EXTERIOR REAR * 20 FEET
- '• l /-------- - J I PARKING FOR BUILDING #2 DUE TO PROXIMITY TO SENSITIVE AREAS (14-3A-4E-4) * REQUEST 16' REAR SETBACK FOR UNIT 9
f 40 /�---_-_�_s- �F ` I 4. RE UEST AN INCREASE IN THE MAXIMUM BUILDING HEIGHT FROM 35' FOR TO 45' FOR
BUILDING #2 -� �I / 41,9725E===_=====_- �. r� 28t 1 , I I Q
r`' 8305E BUILDING #1 AND BUILDING #2 TO ADDRESS SITE TOPOGRAPHY (GRADE PLANE CALCULATION) MULTI -FAMILY ZONE DIMENSIONAL STANDARDS
NEIGHBORHOOD F rf \ 11,937 SF
i STORM WATER x I I AND ROOFTOP FEATURES. SETBACKS
COMMERCIAL AND I RETENTION _ _ -- -- i
i i ^ � � - � � � 5. REQUEST A REDUCTION FOR THE FRONT SETBACK ASSOCIATED WITH TONHOME-SYTLE FRONT 20 FEET
� RESIDENTIAL UNITS i i 'J � M I ,:,� �.� �--� � `
r IH ( MULTI -FAMILY BUILDINGS FROM 20 FEET TO 15 FEET TO REMAIN CONSISTENT WITH OTHER SIDE 10 FEET
3 STORIES-�� 4 j I
34 SF4 I �! SINGLE-FAMILY HOMES WITHIN THE DEVELOPMENT REAR 20 FEET
i y I M -,-_-- - �. -- BUILDING SEPARATION 20 FEET
��---- - --� NOTES:
by i l Jr y 7 --r 1. ALL STREETS ARE PUBLIC
I r — — — — I_r ` i' 15F s � r 2, PARKING REQUIREMENTS ASSUME "ELDER APARTMENTS"
DEER CREEK RD I t 3. ALL CURB STOPS FOR WATER SERVICES TO BE LOCATED WITHIN PUBLIC RIGHT-OF-WAY WITH
T ', rn UNIT ID { ADDRESS PERMANENTLY MARKED ON THE CURB STOP
4. THE DEVELOPER/ OWNER SHALL BE RESPONSIBLE FOR SNOW REMOVAL FROM THE ANGLED
��B�UILIDIIN�GGSTREET PARKING EVEN THOUGH STALLS ARE IN THE PUBLIC RIGHT-OF-WAY
-, I CLUB HOUSE EXISTING II I m I I „
43 5, REFER TO SHEETS SAI)P-4 AND SADP-5 FOR LOT DIMENSIONS FOR THE IMAGINARY LOT LINES
I I Al I I lb RESIDENTIAL UNITS �` STORM WATER i `�
35TORIES BASIN I I BUTTERNUT CT_- REQUIRED BY PLANNING STAFF
2-STORY COTTAGE L
16 BEDS - MEMORY CARE
16 BEDS - ASSISTED LIVING ENGINEER;
d A5
20 INTERIOR PARKING STALLS r ,
y uj �— — CONSTRUCT TURN AROUND
M AND STUB PAVEMENT TO I \
h SOUTH. MIN. 2T RAD. AT BUTTERNUT CT
}
(} I CONINECTTQ14
EDGE OF PAVEMENT � \
A z y E�STING WATER LINE
4.23 AC � � I `\
Q we c
184,1D5 SF ti �:
' + PRIVATE WATER I design +development
v ! MAIN LOOP AND \.
5 C_J I A I 20' EASEMENT CLIENT:
ca I WESTERN HOME INDEPENDENT
10 — T ANDREI PREBYTERIAN
M a 1 CHURCH — PART ONE LIVING SERVICES INC.
PROJECT NAME:
C,*IRDIN,�',L LEGEND:
N I gI
WESTERN HOME GPD
HEIGHTS
{ r\ UNIT TYPFS-
�{`�`';•� OF IOWA CITE'
-
= REVISION LOG:
1--------.---.— - '�= = • / DUPLEXCONDO (2 UNITS) REV DESCRIPTION DATE
° __-`- �� — _. CITY SUBMITTAL #1 09-14-22
? MULTI -UNIT CONDO A CITY SUBMITTAL #2 11-15-22
B CITY SUBMITTAL #3 12-C9-22
3 3D I rTQWNHOf�dE
J C CITY SUBMITTAL #4 12-15-22
�� , •�-,
CAM P
Tj liAl iDINAL � � SG'17 SG43 —iG47 LG4Y �{�� iyl
r� 1114
h RD I7{I 4i
Y
P V CARDINAL VILLAS CONDOMINIUMS � �•,
i
COTTAGES: MEMORY CARE
SHEET NAME:
CONCEPT PLAN — PRELIMINARY
PLANNED DEVELOPMENT OVERLAY &
PROTECTED SLOPE (> 40%)
SENSITIVE
AREAS DEVELOPMENT
PLAN
PROTECTED SLOPE BUFFER
DUE
PROJECT NO:
PROJECT MANAGER:
SHFF— NUr• UR:
1025
WELCH
CONSTRUCTION AREA LIMIT
----
REVISION:
ISSUED DATE:
C
12-15-2022
SAD -
CARDINAL
POINTE SOUTH
PART TWO
I
I CARDINAL RIDGE �
_ EXISTING ELINE,. '
AUDITOR CARDINAL RIDGE �,
PARCEL PARTTWO PART ONEEASEMENTBI341PG4$ ,dg
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i " = 50'
7- _ 1 _JJ , ; __ �__ _ _ -'A ��'�. '— x '� � ' �. � — _ - �. `� � -,��.I "�� LEGEND:
5 � it r i r fr k JJ j "k,—.- / __ —�---- Jam' "4 ��. ' - f/ {/ x l i
__ r Y 1 t % f • s UNIT TYPES:
SINGLE-FAMILY CONDO
l] �`•F � 1
' `1 �'' f 1 .• i 7,18 Ac DUPLEX CONDO
22
rrf _ ■{yam{j r r15� �JyQ / r� — �'—� /. 5' 9,525FF}�II r I _ MULTI -UNIT CONDO
+I rrl f ��rf + i � t� vJy /4 1
1
I ♦ V _ 29
3 r _ yI IT
I •t -.�
e ST 111 j I f ' TOWNHOME
I
'+' 'i" `I1 Fi --- J rrII --' I Iy� f+f � _t ` /jr��l / /,fii r ••1 ' + � �`'_r% / f %} frr�r�rrr'� r1rr1 t - -__ _____ ______f__ -_-JJJfff _ _ J
° h .x �� k � `~�..+1•. , ' � /JI}
vrff_ie
II -------'-_--_-� ------..-
COTTAGES: MEMORY CARE
ZA
F W� CONSTRUCTION AREA LIMIT
J ' VI 4 6,73P5F
ENGINEER:
I J STORMWATER It
I I I ,� yyY I k iy +�+ RETENTION 4M1� �1�k t�` -�• R '� y� i ' r , ' ' ! I + % r.
' 5 " 4A x 1 `'y I+f� BASIN (WET) '~ k411 1 k \ \ } _ 1-TI
I � �j ~��
we ci
BUILUIfQfii 4
M I �i .•��� ' - I'NEIGHBORHOO 7
r/
+derelopnntdesign
COMMERCIAL
L - f AND
`• �'�` - ti 3.'� ` � �-� ti 1� rir rr fr /i�r�r->� � {i �- � k � � 4�k ti -' I ii � ly---__-.-�\ I i
rI
' CLIENT:
2ESIDENTIAL UNITS BUILDING #1 L P. WESTERN HOME INDEPENDENT
,
CLUB HOUSE-
- Y` �_�rr-s y M`� f 7 I LIVING SERVICES INC,
AND Y + I Y h Y � 11 ��r A� h � ly j�� h4Y I � � i ' 4 Y i
x t ` ` 1I11 i 11 PROJECT NAME:
125' - -- -`-` 116 RESIDENTIAL UNITS '; YYIy 151 ;y 5 5 `+ 1 A 1 A� Y Y +' t 4 4Y
3 STORIES 1 " ` A y ti_ 738 — ti h 5 ;� I 7++ I �i I fir/ I I ++ff '' +
WESTERN HOME CPD
OF IOWA CITE'
W iA� � __ _� Y i, r�4 � ; i � t` Y Y I I i � � '��J. 5 I 5 I
� 2$ �� ti � I �. � ��� ...: � - 3' I REVISION LOG:
REV DESCRIPTION DATE
----- —r~} i-
— — — -.
CITY SUBMITTAL 1 09-14-22
36
OWE- - ----�1 _ iJ�1A Y
Q� 'r M1A`, r"� r` ` -� - s_'`� . I iii+ , k 111+ 4 1 A CITY SUBMITTAL #2 11-15-22
—- NYit.�---- ` ` -�A'' B CITY SUBMITTAL 3 12-09-22
760
(- �'-`�_= ram' __----- - -r` ' _`' {ram- ; '15 `5 1 k 1 1 J `- �_ _ -y -"" �4p ti �ti� C CITY SUBMITTAL #4 12-15-22
• �t {+ 5i +rr� _ _ -`+� rf___ ,;Y 1yLI 1' III �' 'I , �� ' EXISTING �_D`y t,�SIiT SHEET NAME:
'IL WATER `'� ' __".�` { I r'� . I ! CONCEPT PLAN NORTH - PRELIMINAR
I3AS I IN ---- -__`~L � ��� �• `�A ; \ ` ` � ______ - �_ I ' I .
L__ PLANNED DEVELOPMENT OVERLAY &
SENSITIVE AREAS DEVELOPMENT PLAN
i � J------_ ^4 I ST AN ❑ R EW PR ES BYT ER IAN �+ r + I + I � � �ti �� ti` �� �� I �� \�. � ' -� 754`-� f I �_ I PROJECT NO: PROJECT MANAGFR: SHFE NUN15ER:
f,_ `. — ' ; t `` }45 ` - ` --�- _ _ __ - I 1025 WELCH
1 j CHURCH PART ONE i t-----�__ titi + I —
_ REVISION: ISSUED DATE:
+ -15-2022 SAD
�
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---
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LEGEND:
UNIT TYPES:
SINGLE-FAMILY COND❑
DUPLEX CONDO
MULTI -UNIT CONDO
TOWNHOME
1
COTTAGES: MEMORY CARE
CONSTRUCTION AREA LIMIT
ENGINEER:
we c
design +development
CLIENT:
WESTERN HOME INDEPENDENT
LIVING SERVICES INC.
PROJECT NAME:
WESTERN HOME CPD
OF IOWA CITY
REVISION LOG:
REV DESCRIPTION DATE
-- CITY SUBMITTAL #1 09-14-22
A CITY SUBMITTAL #2 11-15-22
B CITY SUBMITTAL 3 12-09-22
C CITY SUBMITTAL #4 12-15-22
SHEET NAME:
CONCEPT PLAN SOUTH - PRELIMINARY
PLANNED DEVELOPMENT OVERLAY &
SENSITIVE AREAS DEVELOPMENT PLAN
PROJECT NO: PROJECT MANAGER: SHEE- NUS* UR:
1025 WELCH
REVISION: ISSUED DATE:
E 12-15-2022 SAD -5
ATTACHMENT 3
Preliminary OPD and SADP Plan - Proposed
FCARDINALS-OIkTHSite 1
TWO 31.65 Ac
�.. 1,378,779 SF
jI
CARDINAL
HEIGHTS
I
I
I
I
CARDINAL RIDGE
PART TWO
I
I
I
I
I
I
I
I
I
j 620 CA \
j CARDINAL
ROAD
30' STREAM CORRIDOR
50' STREAM BUFFER
AUDITOR'S
PARCEL
99051
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ST ANDREW PRESBYTERIAN
CHURCH — PART ONE
FINAL PLANNED DEVELOPMENT
OVERLAY AND SENSITIVE AREAS
DEVELOPMENT PLAN
WESTERN HOME GPD
OF IOWA CITY
IOWA CITY, IOWA
APPLICATION NOTES
THE PROPOSED DEVELOPMENT AND ASSOCIATED
PUBLIC IMPROVEMENTS WILL IMPACT LESS THAN
35% OF THE CRITICAL SLOPES. THE REDUCTION
OF THE REQUIRED WETLAND BUFFER WILL
REQUIRED A LEVEL II SENSITIVE AREA REVIEW.
NEIGHBORHOOD OPEN SPACE REQUIREMENTS
WILL BE MET VIA "FEE IN LIEU" PAYMENT.
760IN
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\I
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IMPACTED STEEP SLOPES: IMPACTED CRITICAL SLOPES: PROTECTED SLOPES:
LOCATION
A.1
A.2
A.3
A.4
AREA (SF)
31,723
158,513
71,956
38,765
TOTAL IMPACTED
300,957
TOTAL STEEP SLOPE
324,254
PERCENT IMPACTED
93%
LOCATION
AREA (SF)
B.1
14,976
B.2
5,089
B.3
53,174
TOTAL IMPACTED
73,239
TOTAL CRITICAL SLOPE
239,797
PERCENT IMPACTED
31%
LOCATION
C.1
C.2
AREA (SF)
10,654
28,869
TOTAL PROTECTED SLOPE 39,523
THERE WILL BE NO IMPACTS TO THE
PROTECTED SLOPES OR PROTECED
SLOPE BUFFERS
APPLICANT INFORMATION
PROPERTY OWNER
WESTERN HOME INDEPENDENT
LIVING SERVICE, INC
5703 CARAWAY LANE
CEDAR FALLS, IA 50613
DEVELOPER
WESTERN HOME SERVICES, INC
5703 CARAWAY LANE
CEDAR FALLS, IA 50613
CIVIL ENGINEER
WELCH DESIGN AND DEVELOPMENT
MICHAEL J. WELCH, PE
PO BOX 679
NORTH LIBERTY, IA 52317
(319) 214-7501
SHEET
INDEX
SHEET
SHEET NAME
SADP-1
REGLUATED SLOPES
SADP-2
WOODLANDS
NFER welch
design+development
Shoemaker
Haaland
CLIENT:
WESTERN HOME INDEPENDENT
LIVING SERVICES, INC.
PROJECT NAME:
WESTERN HOME GPD
OF IOWA CITY
REVISION LOG:
REGULATED SLOPE LEGEND: REV DESCRIPTION DATE
-- CITY SUBMITTAL 09-11-24
STEEP SLOPE (18%-25%) [7 A GOOD NEIGHBOR MEETING 11-06-24
B RESPOND TO CITY COMMENTS 11-14-24
CRITICAL SLOPE (25%-40%)
SHEET NAME:
PROTECTED SLOPE (> 40%) REGULATED SLOPES - FINAL
PLANNED DEVELOPMENT OVERLAY &
PROTECTED SLOPE BUFFER SENSITIVE AREAS DEVELOPMENT PLAN
PROJECT NO: PROJECT MANAGER: SHEET NUMBER:
CONSTRUCTION AREA LIMITS 1025 WELCH SADP-1REVISION: ISSUED DATE:
B 11-14-2024
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TWO\'�Ij 31.65 Ac 1,378,779 SF I
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HEIGHTS
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CARDINAL RIDGE
PART ONE
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IMPACTED WOODLANDS
DEVELOPMENT -RELATED IMPACTS
LOCATION
AREA (SF)
C.1
1,318
C.2
9,987
C.3
1,872
C.4
29,254
IMPACTED AREA 42,431 15.0%
BUFFERAREA 83,878 29.7%
TOTAL EXISTING AREA 282,624
PERCENT RETAINED 55.3%
PER IOWA CITY CODE, RS-8 ZONE MUST RETAIN AT LEAST
50% WOODLANDS. WOODLANDS WITHIN THE BUFFER
AREAS DO NOT COUNT TOWARDS RETENTION VALUES.
WETLANDS
THE BUFFER ASSOCIATED WITH THE WETLAND WILL
BE REDUCED BY 50' TO MAINTAIN NO LESS THAN 50'
OF BUFFER AROUND THE WETLAND PER SECTION
14-5I-6E-3.
REFER TO THE WETLAND REPORT FOR ADDITIONAL
INFORMATION REGARDING THE BUFFER REDUCTION
AND WETLAND CHARACTERISTICS.
PROVIDE SILT FENCE ALONG CONSTRUCTION AREA
LIMITS WHERE RUNOFF WILL FLOW TOWARD THE
WETLAND, THE WETLAND BUFFER AREAS, EXISTING
BASINS, OR OTHER DOWN -SLOPE AREAS THAT WILL
NOT BE DEVELOPED. DETAILED DESIGN OF THESE
MEASURES TO ACCOMPANY THE CONSTRUCTION
DRAWINGS AND FINAL SADP.
LEGEND: WOODLANDS & WETLANDS
DEVELOPMENT RELATED:
PRESERVED WOODLAND
BUFFERED WOODLAND
IMPACTED WOODLAND
WETLAND BOUNDARY
WL
WETLAND BUFFER
CONSTRUCTION AREA LIMITS
---�
ENGINEER:
welch
design+development
Shoemaker
Haaland
CLIENT:
WESTERN HOME INDEPENDENT
LIVING SERVICES INC.
PRO3ECT NAME:
WESTERN HOME GPD
OF IOWA CITY
REVISION LOG:
REV DESCRIPTION DATE
-- CITY SUBMITTAL 09-11-24
A GOOD NEIGHBOR MEETING 11-06-24
B RESPOND TO CITY COMMENTS 11-14-24
SHEET NAME:
WOODLANDS/WETLANDS - FINAL
PLANNED DEVELOPMENT OVERLAY &
SENSITIVE AREAS DEVELOPMENT PLAN
PR03ECT NO: PR03ECT MANAGER: SHEET NUMBER:
1025 WELCH
REVISION: ISSUED DATE: SADP-2
B 11-14-2024
N
N
O
N
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s
W
r-
�CARDINAL
PO I NTE SOUTH Site 1
PART�TWO \ 31.65Ac-----_--------
i' 1,378,779 SF
30' STREAM CORRIDOR -
j 50' STREAM BUFFER -
I
AUDITOR'S
CARDINAL II
CARDINAL RIDGE
I PARCEL
HEIGHTS PART TWO 99051
BK41 PG114
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CARDINAL RIDGE CARDINAL RIDGE
PART TWO PART 0 N E
PARKING & TRAFFIC DATA
I �-
Ff
OFF-STREET PARKING REQUIREMENTS
GROUP LIVING - MEMORY CARE 1 PER 3 BEDS 32 BEDS
1 PER EACH STAFF 16 STAFF
SUBTOTAL
0 50 100 150 00 \ MULTI -FAMILY #101 - INDEPENDENT ELDER 1 PER UNIT 16 UNITS
WHEN PRINTED ON 22"x34" SHEET MULTI -FAMILY #102
1" = 100' INDEPENDENT ELDER 1 PER UNIT 16 UNITS
COMMERCIAL OPEN TO PUBLIC 1 PER 250 SF 2,320 SF
� III
60 MULTI -FAMILY #103
SHAGBARK CT INDEPENDENT ELDER 1 PER UNIT 16 UNITS
GENERAL SITE DATA:
UNIT COUNT:
11
STALLS
COUNT
AREA TOTAL
16
STALLS
SINGLE-FAMILY UNITS
29
2,625 SF 76,125
SF
27
STALLS
DUPLEX UNITS
8
2,850 SF 22,800
SF
CLUBHOUSE CONDO (BUILDING #101)
14,150
SF
16
STALLS
TWO -BEDROOM UNITS
8
THREE -BEDROOM UNITS
8
ATTACHED CONDO (BUILDING #102)
14,150
SF
16
STALLS
TWO -BEDROOM UNITS
8
9
STALLS
THREE -BEDROOM UNITS
8
ATTACHED CONDO (BUILDING #103)
14,150
SF
TWO -BEDROOM UNITS
8
16
STALLS
THREE -BEDROOM UNITS
8
I SUBTOTAL 57 STALLS TOWNHOUSE UNITS 20 1,220 SF 24,400 SF
TOTAL PARKING REQUIRED 84 STALLS MEMORY CARE / ASSISTED LIVING BEDS 32 17,400 SF
TOTAL 137 162,655 SF
i
OFF-STREET PARKING PROVIDED
LIVING - MEMORY ARE ITE INTERIOR 2 TALL PAVEMENT AREA(EXCLUDESAMP CARDINAL RD 24 7 F
�I __ 16' _ I \\ I I GROUP G 0 C S 0 0 STALLS C C ) 5,05 S
- - - - -
- - - / `\ �\ LOT 1 I� �ss\\ IMAGINARY LOT LINE EXTERIOR 12 STALLS TOTAL BUILDINGS AND PAVEMENT 407,730 SF
/ /\' 30 1 29 15.88 Ac p \� \ SHOWN FOR ZONING SUBTOTAL 32 STALLS TOTAL DEVELOPMENT AREA 1,359,180 SF
\. 8,677SF 691,840 SF ss NET LAND AREA FREE OF BUILDINGS, PARKING, DRIVES 951, 450 S
9,1s4 SF COMPLIANCE (TYPICAL) F
� EXISTING BUILDING #103.\�� I / \\ I s - � MULTI -FAMILY SITES 30.0
POND 16 RESIDENTIAL UNITS y _ �.. I\4 70
620 GA 3 STORIES _ ; ;� If SHAGBARK CT BUILDING #101 INTERIOR 20 STALLS
\ SINGLE -STORY POOL BUILDING #102 INTERIOR 17 STALLS LOT AREA (ACRES) 31.20
- - - /" I.
I GAR D I AL �- -- I I IMAGINARY SETBACK I �. � 2 (SEE WAIVER REQUEST #3) EXTERIOR 10 STALLS
1 � � j ROAD �� 32 i / / SHOWN FOR ZONING \ 3 1 III 1 10,259 SF BUILDING #103 INTERIOR 23 STALLS RIGHT-OF-WAY (LOT A) 4.19
7,152 SF / / f COMPLIANCE (TYPICAL) /% 1o,478 SF I I 1 v EXISTING PIPELINE EXTERIOR 17 STALLS
EASEMENT BK341 PG248
SUBTOTAL 29 STALLS NET ACREAGE 27.11
7,150 UNITS /ACRE 5.1
I �� TOTAL PARKING PROVIDED* 119 STALLS *ASSUMES EACH MEMORY CARE OR
W
�� 25 * DOES NOT INCLUDE STREET PARKING ASSISTED LIVING BED = 1 UNIT
�
X1, 15,5 9 SF W I 18,4666 SF
\ l � � � \ � I I m � I i 27 � \ C� � BICYCLE PARKING TO BE PROVIDED WITHIN THE PARKING STRUCTURES COMMERCIAL USES OPEN TO PUBLIC
\ _ _ _ `7,126SF / j \ \ \ BUILDING #102 2,320 SF
'Flq
\
103 - Q
� - F-- / � \ TRAFFIC PROJECTION ITE 11TH EDITION): BUILDING #103 4,000 SF
61,340 SF �.� - _ --- --- `� � 18,26�7 SF / Q �� 21 � ( )
AT INTERSECTION OF DEER CREEK ROAD AND GATHERING PLACE LANE
HOUSING TYPE TRIPS PER DAY N0. UNITS DAILY TRIPS ALL COMMERCIAL USES MUST MEET CN-1 STANDARDS
\> SENIOR - SINGLE-FAMILY * 4.31 29 125
SENIOR - DUPLEX* 4.31 8 35 RS-8 BASE ZONE DIMENSIONAL STANDARDS
MAINTENANCE \ s / �/ I 5 I 6 I 7 $ / / �/ i \ / SENIOR - MULTI -FAMILY 3.24 48 156 SINGLE-FAMILY LOTS
BUILDING \ i / �\ 7 4 �I 7,144 SF I :I 7,150 SF JI .I 7,150 SF JI .I 8,685 SF �� / 9� / / \. / TOTAL 316 LOT AREA - MINIMUM 5,000 SF
3,100 SF \ / 3 - `I .I I I / �\ 9 / �iQ 19 % * SENIOR DUPLEX UNITS ARE COUNTED AS "DETACHED" LOT WIDTH 45 FEET
8,243 SF > / 09 SF f 17,967 SF LOT FRONTAGE 40 FEET
AUDITORS \ % , �\ 2 �V - - �/ REQUESTED WAIVERS SETBACKS
CARDINAL PARCEL I LOT 2 / �` 10 ' \ �A 1. REQUEST A REDUCTION FOR THE REAR SETBACK ASSOCIATED WITH UNIT 9 FROM 20 FEET TO FRONT 15 FEET
� ' � \ � \, 7,150 SF lam, �, \�
HEIGHTS 99051 1° / / �W \ 1 �� y."� - - 18 Ac - - - - - - \ \ Y� 355 16 FEET. GARAGE DOOR 25 FEET
% � 7,150SF > �- / \ t<` 18 BUTTERNUT CT
B K 41 P G 1 14 11 1 111 \ �. _. _ \�,./ <, 11 9,592 SF i� i / 2. REQUEST A REDUCTION FOR THE FRONT SETBACK ON CULS DE SAC FROM 25 FEET TO 15 FEET SIDE 5 FEET
\ v.. , \ 50 SF ,/ \\ ' AND WAIVE REQUIREMENT FOR UNITS TO BE SET 30" ABOVE ADJACENT PUBLIC SIDEWALK REAR * 20 FEET
- - - - 1 - ,_� � - � I I I / (14-3A-4K-1a(4)) TO MAINTAIN ACCESSIBILITY. NOTE THAT A DRIVEWAY OF AT LEAST 25' * REQUEST 16' REAR SETBACK FOR UNIT 9
BUILDING #102 --- 102-5' s ' ST i / < 12 \ \ \
=47,60�5 � _ - - �� --, A A� �� 17 WILL STILL BE PROVIDED FOR EACH UNIT ON THE CUL DE SAC.
NEIGHBORHOOD - -- ��� -- \ V 7.983 SF \ 11937 sF
- I ;STORM WATER �/ \ \ 3. REQUEST A REDUCTION OF TWO REQUIRED COMMERCIAL PARKING SPACES FOR EXTERIOR MULTI -FAMILY ZONE DIMENSIONAL STANDARDS
COMMERCIAL AND I ��,-'� ', �� RETENTION V A
_QJ PARKING FOR BUILDING #2 DUE TO PROXIMITY TO SENSITIVE AREAS (14-3A-4E-4) SETBACKS
RESIDENTIAL UNITS �- -� I I I I �� / / / \�
L 1- BASIN (WET) _ -- - Y 13 I C 4. REQUEST AN INCREASE IN THE MAXIMUM BUILDING HEIGHT FROM 35' FOR TO 45' FOR FRONT 20 FEET
3 STORIES - I 9 101 I 77 sF 16
1 41,972 SF 1 ' _; i � � 7,183 s i 1 2 BUILDING #101, BUILDING #102, AND BUILDING #103 TO ADDRESS SITE TOPOGRAPHY (GRADE SIDE 10 FEET
rn � L J
PLANE CALCULATION) AND ROOFTOP FEATURES. REAR 20 FEET
J I - - - - - 3 I I I 14 I I I 15 C 5. REQUEST A REDUCTION FOR THE FRONT SETBACK ASSOCIATED WITH TOWN HOM E-SYTLE, BUILDING SEPARATION 20 FEET
- - -
/ - - I 066 SF 7,700 S �. -� MULTI -FAMILY BUILDINGS FROM 20 FEET TO 15 FEET TO REMAIN CONSISTENT WITH OTHER
��; i L - -I J I SINGLE-FAMILY HOMES WITHIN THE DEVELOPMENT
DEER CREEK RD - w ��ST
1 I �W- w
- - -- - - -- - ` - - z
- w-
- - - - - - - - - -- _ rn MINOR MODIFICATION
1. APPLICANT TO SEEK A MINOR MODIFICATION TO ALLOW OFF-STREET PARKING TO BE LOCATED
w ,2" HOPE PRIVA E WATER
s i �- I � \ „ ALONG THE SIDE OF BUILDING 103 DESPITE MULTI -FAMILY SITE DEVELOPMENT STANDARDS
BUILDING #101 MAIN OOP AND EXISTING \ \ 343 \ FOR PARKING REQUIRING PARKING TO BE LOCATED BEHIND THE BUILDING. THE SITE
- I STORM WATER Q
III 6 r _-� I CLUB HOUSE � �,
-_ _- I 20 EA EMENT BASIN \ BUTTERNUT CT TOPOGRAPHY AND SENSITIVE AREA RESTRICTIONS MAKE LOCATING PARKING BEHIND THE
- - 16 RESIDENTIAL UNITS / I BUILDING IMPRACTICAL. THE PARKING WILL BE SCREENED FROM VIEW ON GATHERING PLACE I I� i -- ��---� 1 j I 3 STORIES �� � � I I
LANE.
0 6 a 1 i I 2-STORY COTTAGE - - - - - - - - -
AS I J 16 BEDS - MEMORY CARE N OUTLOT B z 331 NOTES:
ENGINEER:
0 I Lu 16 BEDS - ASSISTED LIVING 0.16 Ac L BUTTERNUT CT 1. ALL STREETS ARE PUBLIC.
U 20 INTERIOR PARKING STALLS I \ welch
CONSTRUCT TURN AROUND 2. PARKING REQUIREMENTS ASSUME "ELDER APARTMENTS".
A20 I - AND STUB PAVEMENT TO \ 3. ALL CURB STOPS FOR WATER SERVICES TO BE LOCATED WITHIN PUBLIC RIGHT-OF-WAY WITH design+development
IQ (D CONNECT TO SOUTH. MIN. 39 RAD. AT \ UNIT ID / ADDRESS PERMANENTLY MARKED ON THE CURB STOP.
z 6 LOT EXISTING WATER LINE I I EDGE OF PAVEMENT \ 4. THE DEVELOPER / OWNER SHALL BE RESPONSIBLE FOR SNOW REMOVAL FROM THE ANGLED Shoemaker
I
823 ASF I W 3 \ STREET PARKING EVEN THOUGH STALLS ARE IN THE PUBLIC RIGHT-OF-WAY. H a a I a rl
Q Z \ 5. REFER TO SHEETS SADP-4 AND SADP-5 FOR LOT DIMENSIONS FOR THE "IMAGINARY" LOT LINES
n
U Al G REQUIRED BY PLANNING STAFF CLIENT:
Ij A10 ST ANDREW PRESBYTERIAN / WESTERN HOME INDEPENDENT
1 j CHURCH - PART ONE LEGEND: LIVING SERVICES INC.
J
Q�� - �� ��� �� ( UNIT TYPES:
CARDINAL PROJECT NAME:
n U
HEIGHTS I \ \ \ SINGLE-FAMILY CONDO -WALKOUT WESTERN HOME GPD
A V /� SINGLE-FAMILY CONDO - SLAB OF IOWA CITY
z 8" RCP
iNv 743.39 REVISION LOG:
J
----- - --- J A I - DUPLEX CONDO (2 UNITS) REV DESCRIPTION DATE
CITY SUBMITTAL 09-11-24
MULTI -UNIT CONDO A GOOD NEIGHBOR MEETING 11-06-24
n j
r B RESPOND TO CITY COMMENTS 11-14-24
301
W
T WNH ME
14 CAMP - � �`�"'�
4�SHEET NAME:
CG4J C714 64 COTTAGES: MEMORY CARE3 CARDINAL J -T:V7- CONCEPT PLAN - PRELIMINARY
RD � \ �
L ! v PROTECTED SLOPE (> 40%) PLANNED DEVELOPMENT OVERLAY &
SENSITIVE AREAS DEVELOPMENT PLAN
n I r I CARDINAL VILLAS CONDOMINIUMS
A PROTECTED SLOPE BUFFER PROJECT NO: PROJECT MANAGER: SHEEP NUMBER:
�v 1025 WELCH
CONSTRUCTION AREA LIMIT ---- REVISION: ISSUED DATE:
L
, B 11-14-2024 SAD P- 3
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CARDINAL
AUDITOR'S CARDINAL RIDGE CARDINAL RIDGE �� EXISTING PIPELINE
POINTE SOUTH
PART 0 N E
j PART TWO PARCEL � PART TWO EASEMENTBK341 PG�48; ,a
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` ` LEGEND
\. 0 8,243 SF
fi
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,A 5
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SINGLE-FAMILY CONDO - WALKOUT
lk
\
2IN s
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76
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150 SF
/ - --' - -- 9,592 SF /// = fi�� i MULTI -UNIT CONDO
18
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150 Sr>5/ \\ ��, \ \ /�° I TOWNHOME
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COTTAGES: MEMORY CARE
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CLIENT:
R--- — 1b-�sIDENTIAL uNIs WESTERN HOME INDEPEND
ENT
,7BU
3 STOR-----B HOUSE LIVING SERVICES INC.V,
ST AND PROJECT NAME:
ITS
9 066s16 RESIDENTIAL UN00 SF
.15
V WESTERN HOME GPD
OF IOWA CITY3ST RIES r�
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I `
J,' I � , ST � I REVISION LOG:
I I \1 ST ST 5 \T S �
-- ------ --� -- --� - i I w i
e T a- \`------------------- - --------------- REV DESCRIPTION DATE
— T
I
w -- w w
-- � �';�� _ �� yl �� � CITY SUBMITTAL 09 11 24
---- 70------- �I` A GOOD NEIGHBOR MEETING 11-06-24
,
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NAME:EXSTDNG-7 -- 58
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I'I BASIN ---'_-- -� ---- -
`' ; ' ;�y\'��� v �, �� �� - ----- ___ __ PLANNED DEVELOPMENT OVERLAY &
ST ANDREw PREs� YT�RI N SENSITIVE AREAS DEVELOPMENT PLAN
ST ANDREW R EW P R E S BYTE R I AN ! ���. , ��``, —=------- ---- — --- ---- _—= n�
I �; _ C H U R H _PAR ONE E I PROJECT N0: PROJECT MANAGER: SHEET NUMBER:
CHURCH — PART ONE -- 1025 WELCH
REVISION: ISSUED DATE:
--- I _ SADP-4\_--__I------------B 11-14-2024
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RETENTION
BASIN (WET)
1515E
V 0 25 50 75 100
IN
12
Ss 3 SF , WHEN PRINTED ON 22"x34" SHEET
50,
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LEGEND:
UNIT TYPES:
I SINGLE-FAMILY CONDO
/ DUPLEX CONDO
\ MULTI -UNIT CONDO
TOWNHOME
\ COTTAGES: MEMORY CARE
\ CONSTRUCTION AREA LIMIT
\
ENGINEER:
welch
design+development
Shoemaker
Haaland
CLIENT:
WESTERN HOME INDEPENDENT
LIVING SERVICES INC.
PRO3EC7 NAME:
WESTERN HOME GPD
OF IOWA CITY
REVISION LOG:
REV DESCRIPTION DATE
-- CITY SUBMITTAL 09-11-24
A GOOD NEIGHBOR MEETING 11-06-24
B RESPOND TO CITY COMMENTS 11-14-24
SHEET NAME:
CONCEPT PLAN SOUTH - PRELIMINARY
PLANNED DEVELOPMENT OVERLAY &
SENSITIVE AREAS DEVELOPMENT PLAN
PR03EC-F NO: PR03EC-F MANAGER: SHEET NUMBER:
1025 WELCH
REVISION: ISSUED DATE: SADP-5
B 11-14-2024
D
n
z
n
LANDSCAPE LEGEND
ss
PLANTS:
I \ \ O PROPOSED LARGE DECIDUOUS TREE'
/ \ LOT 1 PROPOSED SMALL DECIDUOUS TREE'
/ 30 15 88 Ac I /
Q I 29 \ 0 25 50 75 100 PROPOSED EVERGREEN TREE'
Illy 81677 SF 9,184 SF % / / s
PLANT SCHEDULE LOCATED ON SHEET L-02 i- \ / \ 0% PROPOSED SHRUB
\\, WHEN PRINTED ON 22"x34" SHEET ---
r CO
1" = 50'
- I I 10' UTILITY EXCLUSION FOR TREES31 V578
I 91985 S
'SPECIES AS LABELED; PLANTING LOCATION TO BE VERIFIED BY DRIVES, SIGHT
TRIANGLES, AND UTILITIES. STREET TREES SHALL BE INSTALLED A MINIMUM OF 10
LF FROM HYDRANTS, MANHOLES, AND INTAKES. SINGLE FAMILY STREET TREES
SHALL BE INSTALLED BY LOT OWNER DURING HOME CONSTRUCTION TO PREVENT
- / CONSTRUCTION DAMAGES"
PLANT SCHEDULE LOCATED ON SHEET L-02
\ r \ i
3 2 _ 02-PTN ,/ ^�/ \ 3
\ 7 152 SF Ln 02-GBT / I 1
// \ ` I / 02-CAP 10,478 SF ; N I � LANDSCAPE REQUIREMENTS
/ \ / 03-QRL ` 02-OVE / \ 14-5E-7: STREET TREE REQUIREMENTS:
02-AXG - _ - _ _ - _ _ ` I A. STREET TREES ADJACENT TO PUBLIC RIGHT OF WAY:
4
01-GDE ^ 1. ON SINGLE FRONTAGE LOTS, ONE LARGE TREE IS REQUIRED FOR
"� EVERY FORTY (40) LINEAR FEET OF FRONTAGE OR ONE SMALL TREE FOR
\ 03-CCH / / G / �� \ Ol 71150 SF / EVERY THIRTY (30) LINEAR FEET OF FRONTAGE, BUT NOT LESS THAN ONE
01-PTN ,i 7 / 01-QXW TREE PER LOT.
�i --' 3,325 LF FRONTAGE / 40 = 83 REQUIRED
02-COH G / 03-QBS � \ \
� 115 PROVIDED
lop 3 02-CAP \ . �\ - 25 ./� -- ` 2. ON LOTS WITH MORE THAN ONE FRONTAGE, ONE TREE IS REQUIRED
\ 03-PTN \ ��' � / '\ ` ' 1 / �\ \ I , 1 FOR EVERY SIXTY (60) LINEAR FEET OF FRONTAGE.
\ I \ i / \ - I 7,150 SF - 03-GBT ' 2,484 LF FRONTAGE / 60 - 41 REQUIRED
01-CAP \ `\i G� ` \ �� / I -i i \ 02 CCH / I 72 PROVIDED
ri i
3 I �,� 3 I 28 / \ - 03-PXA ' 14-5E-8: TREE REQUIREMENTS FOR RESIDENTIAL USES:
' v 1 / A. MINIMUM REQUIREMENTS:
\ ��, �^ 15,579 SF I 18,466 SF / 27 / 01 CCH 1. FOR LOTS CONTAINING TWO-FAMILY DWELLINGS, MULTI -FAMILY
■ / I 71126 SF 01-AXG DWELLINGS, OR GROUP LIVING USES, TREES MUST BE PLANTED ON SITE
\ \ I AT A MINIMUM RATIO OF AT LEAST ONE TREE FOR EVERY FIVE HUNDRED
�� I ; / 02-PTN \ FIFTY (550) SQUARE FEET OF TOTAL BUILDING COVERAGE OF THE LOT. ANY
i / - COMBINATION OF SMALL AND LARGE TREES IS ALLOWED, PROVIDED THIS
\1 01 AXG --
/ 01-NSB 103 2 �o _ s� 26 �- ;--,. �, �
COVERAGE RATIO IS MET.
� --- 02-TTP _ (LOT 19) = 5,698 SF / 550 SF = 10 REQUIRED
61,340 SF _ 01-AXG - _ ` �01-CAMP 18,267 SF 03/ �� `� 21 \ 11 PROVIDED
\ \ , 01 CAP` \ 02-TMH / _ 03-CCT 04-CVW 03-COCA �r\ / -CCH 01-QXW \ 7,150 �� (LOT 26) = 5,698 SF / 550 SF = 110 REQUIRED
PROVIDED
- 01-CCA 04-OVE 01-CCT �C c ` z (LOT 28) = 5,698 SF / 550 SF = 10 REQUIRED
02-GDE 03-MIP
\ -,� -- - _ - - 03-PXA \ 12 PROVIDED
\\ -CCA _ - 01-QRC ST
_ _
001-GBT 02
3-LSR \ -QRL -- n 1 ? r `-_ 02-AXG �04® CA / \ ` (LOT 33) = 5,698 SF / 550 SF = 10 REQUIRED
11111 PROVIDED
02
\ - 01-QMC ,� 03-QXW 20 (LOT 101) = 14,153 SF / 550 SF = 26 REQUIRED
01-TTP d�' \ 7,150 >
\ 26 PROVIDED
\ i / (LOT 102) = 17,203 SF / 550 SF = 31 REQUIRED
_ \ v 31 PROVIDED
- - / 03-QMC �- % I I I I \• -- ` \` 02-QBS ` / (LOT 103) = 21,502 SF / 550 SF = 39 REQUIRED
\ � 40 PROVIDED
0®-CCT J 7 / / __ 03-TMH �, / (LOT 03) = 17,369 + 1,219(20)
\ / 01-OVE 01-CCA - /
5 I 7 150 SF I � �S� ' 01-CVW � �J . 41,749 SF / 550 SF = 80 PROVIDED
/ - 01-AXG 4 7,144 SF ,150 SF 8,685 SF /" / _, , o2-AXG / \ /
03-CCA / j, 7,854 SF I
UTL�T A 02-GBT - I _ _J _ J I _ s
" ,
459 SF / - / \ 3 _J , 9 / �\ - 19
\ . 01-NSB ;, 8,243 SF > / 8,809 SF 171967 SF400
05-MAO 02-CVW \ /
03-QRC 2 1
�
r
03 SMP ` 7,150 S \ / / " \ / �� 10
02_CCN �/ LOT 2 _
/ 7.18
Q _ _ 7 150 SF - 02-TTP
02-CAP /v, 03-CVW n C / 1 - / / . 1 V AC ' / ` 03-QMC \
"! /`1
08-JXM 03-QRC � -- -- -
® 7,150 SF �' _ _ - \6.S• / \ 18 /
p 03-AXG / i r / \ \ \ /
9,592 SF
02-NSB
\\ \� 02-CCN
04 BPF
\ \ r/
l / 01-PXA
_ o8-CAB - -� ��� �� i \ V A \� V-W,
Q - - - 01-AXG N
_J
n J J=171607-SF I 5
LU -- --
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L
F - -, , 07-SPD
19-AXF
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05-SMP
i
02-COH
n
03-CVW
1 , Jkrl--
no
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z _
In
3 c
=L
Landscaping Plan is subject to Zoning Code standards which will be reviewed with the site plan. The plan shown here is a concept and is subject to change in compliance with those standards.
/ //\� \ / < -
--- r--\v v 12
7,983 S _ 17
113 ENGINEER:
_ 13 �I 16 / -
101 i / / �j _ _ i 1 777 SF 02-TTP 71183 S 1:
41,972 SF I y / �/ , , - - - -1 - �A Lrn I 0 2-QBS
00 J
IO2-CCT N
design +development
\ \ 14 i 15 I I CLIENT:
W W T \ I ,066 SF - o; WESTERN HOME INDEPENDENT
- -� \ \ ; o0 7,700 S
/ - w �\ I I LIVING SERVICES INC.
MAT HLINE: L- 1 I
i I �l / �� \ \ L I I PR03ECT NAME:
W �/ I I \ w - WESTERN HOME GPD
01-BPF / L-02 -/ \ w 116 T
w - OF IOWA CITY
W W \ REVISION LOG:
% W W - REV DESCRIPTION DATE
CITY SUBMITTAL #1 09-14-22
A CITY SUBMITTAL #2 11-15-22
\ B CITY SUBMITTAL #3 12-09-22
` l C CITY SUBMITTAL #4 12-15-22
\ ` D CITY SUBMITTAL #5 11-13-24
SHEET NAME:
i
CONCEPT LANDSCAPE PLAN
PR03ECT NO: PR03ECT MANAGER: SHEET NUMBER:
I L Design
1025 WELCH
REVISION: ISSUED DATE: L-0 1
D 11-13-2024
- 12-
�-
J
101
41,972 SF
11 K
� I
►!• K,r,
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•
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06-CAS
J
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05-SPD
07-JXM
03-CAB-
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vU-)i
y Z
.
D 1-4
02-BPF
04-SXB
Q
1
01-CBF
a
a Q
'
03-CAB
04-SMP
U
02-CBF
02-GDE L
a
Q
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I
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b 03-AAS
:V
0 02-PAN
I
rn
E 02-MIP
0
ri 03-TMH
E
T
SS S` SS
T 02-CVW
04-MIP
❑O
- 03-AAS
- 02-CCN
00
FA
STREET TREES SHALL BE INSTALLED BY LOT OWNER
DURING HOME CONSTRUCTION.
ZZ
J
LU
UU
J
H
LU
02-CBF
03-CAP
01-MIP
02-NSB
03-CC N
02-MIP
01-PTN
03-CAP
01-AAS
01-BPF
LANDSCAPE LEGEND
00,
PLANTS:
yO PROPOSED LARGE DECIDUOUS TREE*
• /I
(
P"
I/ PROPOSED SMALL DECIDUOUS TREE' \
\
PROPOSED EVERGREEN TREE'
I-
\
0 25
50 75 100
� PROPOSED SHRUB
WHEN PRINTED ON 22"x34" SHEET
( 10' UTILITY EXCLUSION FOR TREES
1,
= '
50
"SPECIES AS LABELED; PLANTING LOCATION TO BE VERIFIED BY DRIVES, SIGHT
/
TRIANGLES, AND UTILITIES. STREET TREES SHALL BE INSTALLED A MINIMUM OF 10
LF FROM HYDRANTS, MANHOLES, AND INTAKES. SINGLE FAMILY STREET TREES
\
/
SHALL BE INSTALLED BY LOT OWNER DURING HOME CONSTRUCTION TO PREVENT
/ /
CONSTRUCTION DAMAGES"
\
PLANT SCHEDULE LOCATED ON SHEET L-02
\
\ _
LANDSCAPE REQUIREMENTS
14-5E-7: STREET TREE REQUIREMENTS:
A. STREET TREES ADJACENT TO PUBLIC RIGHT OF WAY:
1. ON SINGLE FRONTAGE LOTS, ONE LARGE TREE IS REQUIRED FOR
EVERY FORTY (40) LINEAR FEET OF FRONTAGE OR ONE SMALL TREE FOR
MATC H LI N E L-0
1
EVERY THIRTY (30) LINEAR FEET OF FRONTAGE, BUT NOT LESS THAN ONE
■
1
TREE PER LOT.
3,325 LF FRONTAGE / 40 = 83 REQUIRED
L-02
_ _
115 PROVIDED
2. ON LOTS WITH MORE THAN ONE FRONTAGE, ONE TREE IS REQUIRED
--'
FOR EVERY SIXTY (60) LINEAR FEET OF FRONTAGE.
`N 2,484 LF FRONTAGE / 60 = 41 REQUIRED
W W W W 72 PROVIDED
14-5E-8: TREE REQUIREMENTS FOR RESIDENTIAL USES:
A. MINIMUM REQUIREMENTS:
1. FOR LOTS CONTAINING TWO-FAMILY DWELLINGS, MULTI -FAMILY
DWELLINGS, OR GROUP LIVING USES, TREES MUST BE PLANTED ON SITE
AT A MINIMUM RATIO OF AT LEAST ONE TREE FOR EVERY FIVE HUNDRED
FIFTY (550) SQUARE FEET OF TOTAL BUILDING COVERAGE OF THE LOT. ANY
COMBINATION OF SMALL AND LARGE TREES IS ALLOWED, PROVIDED THIS
COVERAGE RATIO IS MET.
(LOT 19) = 5,698 SF / 550 SF = 10 REQUIRED
11 PROVIDED
(LOT 26) = 5,698 SF / 550 SF = 10 REQUIRED
11 PROVIDED
(LOT 28) = 5,698 SF / 550 SF = 10 REQUIRED
12 PROVIDED
(LOT 33) = 5,698 SF / 550 SF = 10 REQUIRED
11 PROVIDED
(LOT 101) = 14,153 SF / 550 SF = 26 REQUIRED
26 PROVIDED
(LOT 102) = 17,203 SF / 550 SF = 31 REQUIRED
31 PROVIDED
(LOT 103) = 21,502 SF / 550 SF = 39 REQUIRED
40 PROVIDED
(LOT 03) = 17,369 + 1,219(20)
41,749 SF / 550 SF = 76 REQUIRED
80 PROVIDED
PLANT SCHEDULE
ID QTY. BOTANICALICOMMON NAME ROOT NOTES
LARGE DECIDUOUS TREE PLANTINGS MATURE SIZE
PLANTING SIZE.
AAS
7
Aesculus Autumn Splendor'
BB
30-45' H X30-35' W;
AUTUMN SPLENDER BUCKEYE
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT U' ABOVE GRADE
GDE
8
Gymnocladus dioicus 'Espresso'
BB
40- 0'H X25-35' W;
KENTUCKY COFFEETREE
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT 5' ABOVE GRADE
BPF
8
Betula platyphy Ila 'Fargo' DAKOTA PINNACLE
BB
30-40' H X10-15' W;
DAKOTA PINNACLE BIRCH
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT 5' ABOVE GRADE
CBF
7
Carpinus betulus 'Fastigiata'
BB
30-40' H X20-30' W;
COMMON HORNBEAM
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT U' ABOVE GRADE
CCT
7
Corylus colurna
BB
40-60' H X25-35' W;
TURKISH FILBERT
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT 5' ABOVE GRADE
COH
7
Celtis occidentalis 'Prairie Pride'
BB
40-50' H X40-60' W;
HACKBERRY
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT 5' ABOVE GRADE
COS
7
Carya ovata
BB
60-80' H X30-50' W;
SHAGBARK HICKORY
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT G' ABOVE GRADE
LSR
9
Liquidambar syraciflua'Rotundiloba'
BB
60-75' H X20-40' W;
FRUITLESS SWEETGUM
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT 5' ABOVE GRADE
LTT
7
Liriodendron tulipifera
BB
70 130' H X3050' W;
TULIP TREE
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT U' ABOVE GRADE
NSB
8
Nyssa sylvatica
BB
30-50' H X20-30' W;
BLACK GUM
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT G' ABOVE GRADE
OVE
7
Ostrya Nrginiana
BB
35-45' H X 15-20' W;
EASTERN HOP HORNBEAM
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT 5' ABOVE GRADE
PXA
7
Platanus x acedfolia'Liberty'
BB
4050' H X5050' W;
LONDON PLANE TREE
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT U' ABOVE GRADE
QBS
7
Quercus bicolor
BB
50-75' H X40-70' W;
SWAMP WHITE OAK
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT 5' ABOVE GRADE
QMC
7
Quercus muehlenbergii
BB
40-60' H X50-70' W;
CHINKAPIN OAK
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT 5' ABOVE GRADE
QRC
7
Quercus rubra'Clemons'
BB
60-80' H X60-80' W;
RED OAK
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT G' ABOVE GRADE
QRL
8
Quercus rubra'Long'
BB
60- 5'H X45-50' W;
RED OAK
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT 5' ABOVE GRADE
QXW
8
Quercus x warei 'Long' REGAL PRINCE
BB
40-60H X20-25' W;
REGAL PRINCE OAK
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT U' ABOVE GRADE
TMH
8
Tilia mongolica'Harest Gold'
BB
25-45' H X20-30' W;
MONGOLIAN LINDEN
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT G' ABOVE GRADE
TTP
7
Tilia tomentosa'PNI 6051'
BB
50-70' H X30-40' W;
SILVER LINDEN
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT 5' ABOVE GRADE
GBT
8
Ginkgo biloba'The President'
BB
45-50' H X30-40' W;
GINKGO
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT U' ABOVE GRADE
PTN
9
Populus tremuloides 'NE-ARB'
BB
35-40' H X 10-20' W;
PRAIRIE GOLD ASPEN
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT G' ABOVE GRADE
158
TOTAL
SMALL DECIDUOUS TREE PLANTINGS
CCN
12
Cercis canadensis 'Northern Strain'
BB
20-30' H X25-35' W;
EASTERN REDBUD
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT 5' ABOVE GRADE
CCH
14
Cercis canadensis 'Hearts of Gold' PP #17,740
BB
2535' H X20-25' W;
HEARTS OF GOLD RED -BUD
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT U' ABOVE GRADE
CAP
15
Cornus alternifolia
BB
1525' H X20-35' W;
PAGODA DOGWOOD
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT U' ABOVE GRADE
MIP
18
Malus ioensis'Prince Georges'
BB
10-15' H X10-15' W;
PRAIRIE CRABAPPLE
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT U' ABOVE GRADE
CCA
16
Carpinus caroliniana
BB
20-30' H X20-30' W;
AMERICAN HORNBEAM
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT U'ABOVE GRADE
AXISAmelanchierXgrandiflora'Autumn
14
Brilliance'
BB
15-25' H X20-25' W;
AUTUMN BRILLIANCE SERVICEBERRY
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT 5' ABOVE GRADE
SPD
12
Syringe pekinensis 'DTR' 124
BB
15-20' H X 10-1S W;
SUMMER CHARM TREE LILAC
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT 5' ABOVE GRADE
CUW
15
Crataegus Nridis'Winter King'
BB
15-20' H X10-15' W;
GREEN HAWTHORN
PLANTING SIZE: MIN. OF 1.5" TRUNK DIAMETER AT 5' ABOVE GRADE
116
TOTAL
EVERGREEN TREE PLANTINGS
PAN
2
Picea abies
BB
4050' H X2530' W;
NORWAY SPRUCE
PLANTING SIZE: MIN. OF 3HEIGHT TO TOP OF TREE
PSE
2
Pinus strobus
BB
50-80' H X20-40' W;
EASTERN WHITE PINE
PLANTING SIZE: MIN. OF 3HEIGHT TO TOP OF TREE
4
TOTAL
DECIDUOUS SHRUB PLANTINGS
CAB
22
Clethra alnifolia'September Beauty'
CONT.
45' H X35' W, PLANTING SIZE: 5 GAL @ 36" MIN. HEIGHT
SEPTEMBER BEAUTY SWEET PEPPERBUSH
SXB
9
Spiraea x bumalda'Anthony Waterer'
CONT.
34H X34W, PLANTING SIZE: 2 GAL @ 18" MIN. HEIGHT
ANTHONY WATERER SPIREA
CAS
12
Clethra alnifolia'Sixteen Candles'
CONT.
34' H X3-4' W, PLANTING SIZE: 2 GAL @ 18" MIN. HEIGHT
SIXTEEN CANDLES SWEET PEPPERBUSH
AXF
19
Azalea x 'Fragrant Star'
CONT.
45' H X34W, PLANTING SIZE: 5 GAL @ 36" MIN. HEIGHT
FRAGRANT STAR AZALEA
SMP
17
Syringe meyeri'Palibin'
CONT.
45' H X5-7W, PLANTING SIZE: 5 GAL @ 36" MIN. HEIGHT
DWARF KOREAN LILAC
79
TOTAL
EVERGREEN SHRUB PLANTINGS
PAC
10
Picea abies 'CupreA
CUPRESSINA NORWRWAY SPRUCE
CONT.
20-25' H X 4-6' W; PLANTING SIZE: 5 GAL @ 36" MIN. HEIGHT
MAO
10
Mahonia aquifolium
OREGON GRAPE -HOLLY
CONT.
3-6' H X 3-5' W; PLANTING SIZE: 5 GAL @ 36" MIN. HEIGHT
JXP
14
Juniperus x pfltz NI'Gold Coast'
GOLD COAST JUNIPER
P
CONT.
2-T H X 3-4' W; PLANTING SIZE: 5 GAL @ 36" MIN. HEIGHT
JXM
22
Juniperus % pftzeriana 'Mint Julep'
CONT.
45' H X4-8' W; PLANTING SIZE: 5 GAL @ 36" MIN. HEIGHT
MINT JULEP CHINESE JUNIPER
56
TOTAL
ALL PLANTS SHALL BE / !
1
ENGINEER:
Landscaping Plan is subject to Zoning Code standards which will be reviewed with the site plan. The plan shown here is a concept and is subject to change in compliance with those standards.
ILA Design
we c
design+development
CLIENT:
WESTERN HOME INDEPENDENT
LIVING SERVICES. INC.
PROJECT NAME:
WESTERN HOME GPD
OF IOWA CITY
REVISION LOG:
REV
DESCRIPTION
DATE
--
CITY SUBMITTAL #1
09-14-22
A
CITY SUBMITTAL #2
11-15-22
B
CITY SUBMITTAL #3
12-09-22
C
CITY SUBMITTAL #4
12-15-22
D
CITY SUBMITTAL #5
11-13-24
SHEET NAME:
CONCEPT LANDSCAPE PLAN
PROJECT NO:
PROJECT MANAGER:
SHEET NUMBER:
1025
WELCH
L-02
REVISION:
ISSUED DATE:
D
11-13-2024
GENERAL LANDSCAPE PLANTING NOTES:
D
3
STAKING NOTES: TREE & SHRUB PLANTING NOTES:
00 TREE STAKING SHALL ONLY BE USED IF NOTED, IN HIGH WIND 03 REMOVE TOP 2/3 OF WIRE BASKET AND BURLAP ONCE PLACED INTO
AREAS, OR AREAS OF HEAVY ADJACENT PEDESTRIAN TRAFFIC. PLANTING HOLE. REMOVE ALL SISAL AND SYNTHETIC TWINE.
01 STAKING WIRE THROUGH RUBBER HOSE SET LOOSE TO ALLOW FOR 04 TRUNK FLARE SHOULD BE EXPOSED BEFORE DETERMINING PLANTING
TRUNK TAPER AND DETRIMENTAL GROWTH. TREE SHOULD ALLOW HOLE DEPTH. PLANT TREE WITH TRUNK FLARE 1-2" MAXIMUM
LIMITED MOVEMENT. ABOVE ORIGINAL GRADE, AVOID PLANTING TREE TOO DEEPLY.
02 STEEL FENCE POST STAKE DRIVEN INSIDE MULCH RING DIAMETER. 05 PLANTING HOLE TO BE AT MINIMUM 3 TIMES THE WIDTH OF
DRIVE STAKES V-0" INTO UNDISTURBED SOIL BELOW ROOTBALL. 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
( r)r,ADO('TFr) ()R I-IFD\/V IKI ('I AV f-MITFKIT
TREE PROTECTION FENCING NOTES:
00 TYPICAL ALL TREES NOTED FOR PROTECTION ON SITE PLANS.
01 04'-0" HIGH VISIBILITY ORANGE CONSTRUCTION FENCE.
02 WRAP TREE TRUNK WITH DIMENSIAL LUMBER (2X4,6,9,10). DEPENDING
UPON THE TRUNK DIAMETER AND SIZE OF TREE, LENGTH SHALL EXTEND
ENTIRETY OF EXPOSED TRUNK TO BRANCHES. SECURE WITH
METAL/PLASTIC/POLYESTER STRAPS IN 3 LOCATIONS.
03 STEEL FENCE POSTS AT MIN. 8'-0" O.C.
04 INSTALL FENCING 5' BEYOND DRIP LINE OF PROTECTED TREE.
ELEVATION
•<• •'•0
01 CONTRACTOR TO LOCATE ALL UTILITIES PRIOR TO EXCAVATION. BEFORE COMMENCEMENT OF ANY WORK, CONTACT IOWA ONE CALL (1-800-292-8989
OR 811) AT LEAST48 HOURS PRIOR TO DIGGING. REPAIR DAMAGE TO UTILITIES AND STRUCTURES IMMEDIATELY.
02 PRIOR TO PLANT MATERIAL INSTALLATION, THE LANDSCAPE OR OWNER'S REPRESENTATIVE SHALL APPROVE PLANT LOCATIONS. FIELD ADJUSTMENTS OF
PROPOSED PLANT LOCATIONS LISTED ON PLAN MAY BE REQUIRED TO MINIMIZE POTENTIAL INTERFERENCE WITH EXISTING OR RELOCATED UTILITIES OR
IMPROVE MAINTENANCE CONDITIONS.
03 PRIOR TO INSTALLATION, ALL TREE PLANTING LOCATIONS SHALL BE FLAGGED AND PLANTING BEDS SHALL BE DELINEATED FOR APPROVAL BY THE PROJECT
LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE. CONTACT THE PROJECT LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE ONE WEEK PRIOR
TO ANTICIPATED PLANT MATERIAL INSTALLATION DATE FOR FINAL LAYOUT APPROVAL.
04 ALL PLANT MATERIALS SHALL AT LEAST MEET MINIMUM REQUIREMENTS SHOWN IN THE "AMERICAN STANDARD FOR NURSERY STOCK" (ANSI Z60.1-LATEST
EDITION).
Any tree planted within the street right of way must have a single trunk, with a minimum of four feet (4') from grade to the first branch, at the time of
planting and must conform to the requirements of title 10, chapter 8, "Trees And Plant Materials", of this code. (Ord. 05-4186, 12-15-2005; amd. Ord.
12-4472, 4-3-2012)
05 PLANT QUANTITIES ARE FOR CONTRACTOR'S CONVENIENCE. DRAWINGS SHALL PREVAIL WHERE DISCREPANCIES OCCUR.
06 NO PLANT MATERIAL SHALL BE SUBSTITUTED WITHOUT THE AUTHORIZATION OF THE LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE.
07 BED PREPARATION AND MULCHING NOTES:
IMPORTED TOPSOIL, IF REQUIRED, SHALL BE:
FERTILE, FRIABLE, NATURAL TOPSOIL, WITH A CLAY CONTENT NOT EXCEEDING 30%AND ORGANIC MATTER CONTENT NOT LESS THAN 5% FREE
FROM LUMPS, COARSE SANDS, STONES, ROOTS, STICKS, AND OTHER FOREIGN MATERIAL, WITH ACIDITY RANGE OF BETWEEN Ph 6.0 and 6.8.
08 PLANTING SOIL:
PLANTING SOIL (i.e. BACKFILL AREAS AROUND ROOT BALLS AS SHOWN ON TREE/SHRUB INSTALLATION DETAIL) SHALL BE AMENDED. THOROUGHLY MIX 4
PARTS TOPSOIL, 1 PART COMPOST, 1 PART SAND.
TOPSOIL SHALL BE AS SPECIFIED WITHIN THE NOTE ABOVE.
COMPOST SHALL BE FINELY SCREENED GRADED TO PASS SIEVE AS FOLLOWS:
-MINIMUM OF 85% BEING 1/4" OR SMALLER (DRY BASIS RESULT).
-MINIMUM OF 70% BEING 5/32" OR SMALLER (DRY BASIS RESULT).
-WITH CLUMPS OR PARTICLES 3/4" DIAMETER OR GREATER.
SAND SHALL BE C33 WASHED CONCRETE SAND, OR APPROVED EQUAL.
09 UNLESS OTHERWISE STATED, ALL GRASS/PERENNIAL MASSINGS ARE TO BE EVENLY SPACED IN TRIANGULAR PATTERN ARRANGEMENT.
10 PRIOR TO MULCHING ALL PLANTING BED AREAS, APPLY COMMERCIAL GRADE PRE -EMERGENT HERBICIDE (PREEN OR APPROVED EQUAL), PER
MANUFACTURE'S DIRECTIONS, TO ALL PLANTING BEDS.
11 PROVIDE A MINIMUM 3" DEPTH OF SHREDDED HARDWOOD AND/OR ROCK MULCH IN ALLTREE PLANTING BEDS. ALL ROCK MULCH BEDS SHALL BE
3"4" IN DEPTH, WITH FILTER FABRIC SEPARATING SOIL FROM ROCK MULCH.
12 PROVIDE 3" DEPTH MIN. OF SHREDDED HARDWOOD AND/OR ROCK MULCH IN ALL SHRUB/ORNAMENTAL GRASS/PERENNIAL BEDS.
13 PROVIDE ALL TREES WITH A MINIMUM 3" DEPTH OF SHREDDED HARDWOOD MULCH. MULCH RINGS FOR TREES SHALL BE A MINIMUM SIX FOOT (6')
DIAMETER AND CONTAIN SPADE EDGING AT MULCH RING EDGE UNLESS NOTED OTHERWISE.
14 PROVIDE AND MAINTAIN POSITIVE DRAINAGE THROUGHOUT CONSTRUCTION AND INSTALLATION. DO NOT ALLOW ADDITION OF TOPSOIL, PLANTING SOIL
OR MULCH TO DETER POSITIVE DRAINAGE ORTO CREATE AREA OF LOCALIZED PONDING.
15 NURSERY TAGS SHALL BE LEFT ON PLANT MATERIAL UNTIL LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE HAS COMPLETED THE INITIAL
ACCEPTANCE.
16 CONTAINER GROWN STOCK SHALL HAVE THE CONTAINER REMOVED AND THE ROOT BALL CUT THROUGH THE SURFACE IN TWO VERTICAL LOCATIONS.
17 ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER GROWN AS SPECIFIED. NO CONTAINER STOCK WILL BE ACCEPTED IF IT IS ROOT BOUND. ALL
ROOT WRAPPING MATERIAL MADE OF SYNTHETICS, PLASTICS, BURLAP, TWINE, ETC. SHALL BE REMOVED AT TIME OF PLANTING.
18 AS NEEDED, STAKE ALL NEWLY PLANTED TREES RELATIVE TO WIND EXPOSURE. ALL PLANTS SHALL BE SET PLUMB TO GROUND AND FACED FOR BEST
APPEARANCE. AS NECESSARY, PRUNE DEAD BRANCHES OR THOSE THAT COMPROMISE APPEARANCE AND STRUCTURE TO A MAX OF 1/3 THE PLANT.
19 CONTRACTOR SHALL WATER AND MAINTAIN ALL SEEDED/SODDED AREAS AS WELL AS ALL PLANTS UNTIL GROUND FREEZES. MAINTENANCE INCLUDES
WEEDING, MULCHING, AND OTHER NECESSARY RELATED OPERATIONS UNTIL INITIAL ACCEPTANCE. INITIAL ACCEPTANCE IS CONSIDERED TO BE THE DATE AT
WHICH PLANTING AND MULCHING, ETC., PER LANDSCAPE PLAN, HAS BEEN COMPLETED AND APPROVED BY LANDSCAPE ARCHITECT OR OWNER'S
REPRESENTATIVE.
20 THE REQUIRED LANDSCAPING, BOTH EXISTING AND PROPOSED, SHALL BE MAINTAINED FOR LIFE OF THE CERTIFICATE OF OCCUPANCY.
21 ALL PLANT MATERIAL SHALL BE GUARANTEED TO BE IN VIGOROUS GROWING CONDITIONS FOR A PERIOD OF ONE (1) YEAR FROM DATE OF INITIAL
ACCEPTANCE. ALL PLANT MATERIALS THAT ARE DEAD OR IN AN UNHEALTHY OR UNSIGHTLY STATE ARE REQUIRED TO BE REPLACED AT NO ADDITIONAL
COST TO THE OWNER FOR UPTO ONE YEAR OF INITIAL ACCEPTANCE.
22 SURFACE RESTORATION FOR ALL AREAS DISTURBED BY CONSTRUCTION SHALL BE TURF GRASS LAWN SOD, WITH AN ALTERNATE OPTION TO BE TURF
GRASS LAWN SEED. ALL SEED & SOD APPLICATION NOTES ARE LISTED SEPARATELY. CONTRACTOR SHALL FOLLOW MANUFACTURER'S RECOMMENDED
SPECIFICATIONS FOR PRODUCT INFORMATION & INSTALLATION. FOR ALL SURFACE RESTORATION, PLANTING PRACTICES, AND ANY OTHER LANDSCAPING
WORK NOT ADDRESSED VIA MANUFACTURER'S SPECIFICATIONS, CONTRACTOR SHALL FOLLOW IOWA SUDAS SPECIFICATIONS DIVISION 09: SITE WORK AND
LANDSCAPING OF IOWA.
ENGINEER:
welch
design+development
CLIENT:
WESTERN HOME INDEPENDENT
LIVING SERVICES. INC.
PROJECT NAME:
WESTERN HOME GPD
OF IOWA CITY
REVISION LOG:
REV
DESCRIPTION
DATE
--
CITY SUBMITTAL #1
09-14-22
A
CITY SUBMITTAL #2
11-15-22
B
CITY SUBMITTAL #3
12-09-22
C
CITY SUBMITTAL #4
12-15-22
D
CITY SUBMITTAL #5
11-13-24
SHEEP NAME:
CONCEPT LANDSCAPE PLAN
DETAILS
I
PROJECT NO: PROJECT MANAGER: SHEET NUMBER:
IL Design
1025 WELCH
REVISION: ISSUED DATE: L-03
D 11-13-2024
ATTACHMENT 4
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ATTACHMENT 5
Applicant's Statement
October 27, 2024
Eelch
design +development
APPLICANT'S STATEMENT FOR REZONING
Western Home GPD IC
Please accept the following Applicant Statement submitted on behalf of Western Home Independent Living
Services.
Western Home Communities was founded in 1911 and is a non-profit community service organization based in
Cedar Falls, IA with senior living communities throughout northeast and central Iowa. Western Home owns and
manages independent living communities (over 900 units), multiple assisted living communities with specialized
memory support, nursing cottages and over 250 villas for active living. In addition, the main campus includes a
wellness and community center with a swimming pool, walking track, event center, salon, market, two
restaurants and outpatient therapy.
Western Home is excited to become an asset to the Iowa City community and is submitting the rezoning
application to request a change in zoning to allow for the development of a senior housing community with
continuum of care options in a mix of single-family homes, condominiums, townhomes, assisted living/memory
care cottages and a community center on approximately 31 acres. Nearly one-third of the property will remain
undeveloped to preserve and protect woodlands and sensitive slopes.
The intent of this rezoning application is to make a modification to the rezoning and associated OPD plan
previously in December 2022. There were three changes to the site. The first change was the removal of one
home along the east side of Clara Court. This home was removed as a result of further analysis of the site
grades. Removing this unit allowed for a reduction in the amount of retaining wall required. The second change
was to the street grades along the south end of Gathering Place Lane. The street was lowered in this area to
convert four units from walk -out style to slab -on -grade style homes. The third change converts the Camille
Court area from five single-family, walk -out style homes to a single building with rehabilitation and wellness
areas for residents on the ground floor and two levels of congregate living above the ground floor. Each change
was made in response to Western Home's analysis of the market conditions and feedback from potential
residents. These changes allow Western Home to offer a greater variety of cost options for future residents.
The horizontal improvements, including grading and utility installation, are currently underway. Roadway
paving is anticipated to occur later this year. The single-family homes and duplexes will be the first to be
constructed, followed by the three multi -family buildings, and townhomes. The final phase will include the
assisted living/memory care cottages, but that timeframe may move up depending on demand. The entire
development will be constructed and completed in five years.
Thank you for your consideration of this rezoning application.
Sincerely,
.,UIIw.�
Michael J. Welch, PE
Welch Design and Development, LLC Page 1
Project #1025
ATTACHMENT 6
Summary Report for Good Neighbor Meeting
Summary Report for
Good Neighbor Meeting
Project Name: Western Home GPD IC
� r
C Mai
CITY OF 10"'A CITY
Project Location: Gathering Place Lane
Meeting Date and Time: November 6, 2024, 4:00 - 5:30 pm
Meeting Location: St Andrew Presbyterian Church, 140 Gathering Place Lane, Iowa City
Names of Applicant Representatives attending: MichaelWelch- Shoemaker&Haaland(formerlyWelch Design and Development)
Pat O'Leary, Kris Hansen, Angela Evans, Andrew Finnegan, Western Home
Names of City Staff Representatives attending: Rachael Schaefer
Number of Neighbors Attending: 8-10 Sign -In Attached? Yes No X
General Comments received regarding project (attach additional sheets if necessary)
5-6 Neighbors who currently live to the east in Walnut Ridge attended. The head of their HOA did not receive
notification of the meeting but his neighbor told him about it. Their comments were centered on how visible
the new building (Bldg 103) would be from their properties in Walnut Ridge. There was also discussion regarding
the fact that the plan being presented was identical to the plan presented to them during the original rezoning
other than the changes on Camille Court. 2 or 3 neighbors from the Cardinal Ridge neighborhood attended as well
Their comments were focused on understanding the project limits and ensuring that the woodlands would remain.
Concerns expressed regarding project (attach additional sheets if necessary) -
Building height and visibility (or lack thereof) from Walnut Ridge
Walnut Ridge neighbors wanted assurance that the plan would not extend sidewalks or roads into their
neighborhood.
Walnut Ridge neighbors were concerned that the project proposed would construct a large-scale building similar
to what was proposed a number of years ago before Western Home was involved with the property. They were relieved
to learn that there would not be a large-scale building.
Will there be any changes made to the proposal based on this input? If so, describe:
No changes are being proposed. The neighbors seemed reassured that the proposed project was
maintaining single-family, and modest congregate living buildings. They also expressed support for the
planned variety of the exteriors of the single-family units.
Staff Representative Comments
Agenda Item #5
Case No. REZ24-0009
Location: 500 ACT Drive
STAFF REPORT
To: Planning and Zoning Commission
Item: REZ24-0009 500 ACT Drive of
Iowa City
GENERAL INFORMATION:
Applicant/Owner
Contact Person:
Requested Action:
Purpose:
Location:
Location Map:
Size:
Existing Land Use; Zoning:
Prepared by: Anne Russett, Senior Planner
Date: November 20, 2024
Brad Spillman
ACT, Inc
Brad.spilIman (o-)-intermediaryed.org
Steve Long
Salida Partners
steve(d)_sal i d apart n ers. com
Jim Bergman
Iceberg Development
iim(a�inbice.com
Rezoning Office Research Park (ORP)/Interim
Development Research Park (ID -RP) to Mixed -Use
(MU)
Rezoning to MU to allow both residential and office
uses
East of N Dodge St and south of Interstate 80
Office Research Park (ORP)/Interim Development
Research Park (ID -RP)
K
Surrounding Land Use; Zoning
Comprehensive Plan:
District Plan:
Neighborhood Open Space District:
Public Meeting Notification:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
North: Undeveloped; Interim Development
Research Park (ID -RP)
South: Undeveloped; ID -RP
East: Undeveloped; ID -RP and Interim
Development Single -Family Residential (ID-
RS)
West: Office buildings; Office Research Park
(ORP) and Neighborhood Public (P-1)
Office Research Development Center
Northeast District Plan
NE1
Property owners and occupants within 500' of the
property received notification of the Planning and
Zoning Commission public meeting. A rezoning sign
was posted at the intersection of ACT Place and N
Scott Blvd.
October 29, 2024
December 14, 2024
The applicant, ACT, Inc. is requesting approval for the rezoning of 48.6 acres of land from Office
Research Park (ORP) / Interim Development Research Park (ID -RP), to Mixed -Use (MU) for land
located east of N. Dodge St. and south of Interstate 80. The proposed development would allow for
a mix of residential, commercial and office buildings. The rezoning exhibit and Applicant's Statement
are attached. [Attachments 2 and 3]
The subject property was annexed into the City between 1969 and 1972. It contains four parcels
which have never been platted. The largest of the parcels contains existing surface parking and two
buildings that formerly housed ACT's operations. Most of the space within these buildings is
currently vacant except a small portion that is still being used by ACT for offices.
The subject property also contains two private streets. ACT Place runs north from N. Scott Blvd.
ACT Drive runs in a circular fashion and connects with N. Dubuque Rd.
No specific development is currently being proposed; however, the developer has expressed
interest in adaptively reusing some of the existing buildings into senior housing while also leaving a
portion of the existing buildings for ACT office space.
Good Neighbor Policy: The applicant held a good neighbor meeting on Thursday, October 24tn
A summary of the meeting is attached. [Attachment 4]
ANALYSIS:
Current Zoning: The subject property is zoned Office Research Park (ORP) and Interim
Development Research Park (ID -RP). The ORP zone is intended for areas with development of
large office and research firms and other complementary uses. The zone allows office uses, hotels,
3
light manufacturing, and other more industrial type uses.
The ID -RP zone is intended for areas with managed growth in which agricultural and other nonurban
uses of land may continue until such time as the city is able to provide city services and urban
development can occur. The only use permitted by right in this zone is plant related agricultural. All
other uses allowed in the zone are allowed provisionally or though a special exception. Examples
include detached single family homes, animal related commercial uses, utility scale solar facilities,
and communication transmission facilities.
Proposed Zoning: The applicant is proposing to rezone the subject property to the Mixed Use
(MU) zone. The purpose of the MU zone is to provide a transition from commercial and
employment centers to less intensive residential zones. The MU zone permits a mix of uses,
which requires special consideration of building and site design.
Table 1 shows the uses that are allowed in the MU zone. It includes a range of residential uses
from detached single family to duplexes to multi -family dwellings. Multi -family dwellings are
allowed at a density of 2,725 sq ft of lot area per unit. Based on the size of the subject property it
could accommodate up to 778 dwelling units. MU also allows office uses and a variety of retail
uses. Some institutional uses, like education facilities and religious/private group assembly uses
are also allowed. The MU zone does not allow drive -through facilities.
Table 1. Uses Allowed in the MU Zone
Use Categories
Subgroups
MU
Residential
Group living uses
Assisted group living
PR
Fraternal group living
Independent group living
Household living uses
Attached single-family dwellings
PR
Detached single-family dwellings
P
Detached zero lot line dwellings
PR
Duplexes
PR
Group households
PR
Multi -family dwellings
P
Commercial
Eating establishments
S
Office uses
General office
P
Medical/dental office
P
Retail uses
Alcohol sales oriented retail
PR
Hospitality oriented retail
PR
Personal service oriented
PR
Sales oriented
PR
Community service uses
Community service - shelter
S
General community service
S
Daycare uses
PR
Educational facilities
General
PR
Specialized
PR
CI
Parks and open space uses
PR
Religious/private group assembly uses
PR
Communication transmission facility uses
PR
*P = Permitted; PR = Provisional (subject to additional use specific standards); S = Special
Exception (requires review and approval by the Board of Adjustment)
Rezoning Review Criteria:
Staff uses the following two criteria in the review of a rezoning:
1. Consistency with the comprehensive plan;
2. Compatibility with the existing neighborhood character.
Compliance with Comprehensive Plan: The proposed development is reviewed using the
IC2030 Comprehensive Plan and the Northeast District Plan.
The Future Land Use Map of IC2030 identifies the subject property as appropriate for Office
Research Development Center. The proposed MU zoning designation allows for commercial
office development envisioned by the comprehensive plan. It also allows for residential uses.
Although the FLUM does not envision residential uses there are principles outlined in the plan
that speak to compatible infill development and the need for a diversity of housing types.
Specifically, the plan states that "Quality infill development plays an important role in
neighborhood reinvestment and may include rehabilitating existing structures or encouraging new
development of vacant, blighted, or deteriorated property. Development of infill sites should add
to the diversity of housing options without compromising neighborhood character or over-
burdening infrastructure, including alleys and parking."
In terms of housing, the plan states that "A mix of housing types within a neighborhood provides
residential opportunities for a variety of people, including singles, couples, families with children,
and elderly persons. Integrating diverse housing sizes and types throughout the community
increases the opportunity for people to live in the same neighborhood throughout the stages of
life. A rich mix of housing within a neighborhood may include single- family homes on small and
large lots, townhouses, duplexes, small apartment buildings, and zero- lot -line housing, as well
as apartments in mixed- use buildings located in neighborhood commercial areas and the
Downtown."
Based on conversations with the applicant there is an interest in adaptively reusing the existing
structures, while also adding additional housing to the area. The proposed MU zone would allow
the structures to adaptively reused, allow some office uses to continue, and also allow a diversity
of housing types including single-family, duplex, and multi -family uses.
The Northeast District Plan also provides some guidance on this area. It provides some flexibility
in terms of land uses in this area. The plan states "Office uses could serve as a buffer between
the interstate and residential areas. The current zoning map shows approximately 275 acres off
office research park zoning adjacent to the interstate. Given the past rate of development of such
uses, this amount of land devoted to office park uses may be unrealistic. Alternative uses, such
as residential or the buffer area uses mentioned above, should be considered in this area."
Compatibility with Existing Neighborhood Character: The area surrounding the subject
property is largely undeveloped. To the north and east is undeveloped land owned by ACT. The
property is bordered on the south by N. Scott Blvd beyond which is more undeveloped land. To
the west of the subject property is the Iowa City Community School District's Center for Innovation
and Oaknoll's senior living community.
The proposed MU zoning is consistent with the surrounding area. Much of the land remains
9
undeveloped. Those parcels that are developed include a mix of non-residential and multi -family
uses.
Transportation and Access and Utilities: The property is accessed from the west from N.
Dubuque Rd. and from the south via ACT Place. ACT Place and a portion of N. Dubuque Rd are
private streets.
As part of the rezoning, staff requested a traffic study. [Attachment 5] The purpose of the traffic
study is to account for the maximum allowable density and the commercial uses that are the
highest traffic generators. The City Engineer has reviewed the traffic study and is satisfied with
the results. The traffic study notes that additional delays may occur; however, future
improvements are anticipated to help improve traffic operations within the site and surrounding
transportation network. At this point, staff is not recommending any off -site transportation
improvements. However, as the area around the subject property is rezoned for development staff
will require future traffic studies to analyze the impacts of surrounding development.
Since this area has never been platted, staff is recommending conditions to ensure that as the
area develops an interconnected block and street network is developed through the subdivision
process. Additionally, since the area and existing buildings are accessed via private streets staff
is recommending conditions to ensure that as the uses change from office to residential uses that
the existing streets comply with City street design and construction standards.
Staff is recommending a condition that prior to issuance of building permits for the construction of
new buildings or additions to existing buildings, the subject property shall go through the
subdivision process and obtain approval of a preliminary and final plat. The applicant intends to
adaptively re -use the existing buildings, which will require a building permit. Building permits may
be issued for adaptive reuse prior to approval of a preliminary and final plat. However, any
development beyond adaptive reuse of the existing buildings will require a subdivision prior to
issuance of any building permits. At the time of preliminary and final platting, the private streets
shall be dedicated as public right-of-way and an interconnected trail system must be identified.
This would include identified connections to the pedestrian paths along N. Dodge St and N. Scott
Blvd.
Lastly, staff is recommending conditions related to the private streets to ensure they meet City
street standards prior to the conversion and occupancy of the existing buildings to residential
uses. Staff recommends that prior to issuance of any building permit, the owner shall either
improve the private streets to City standards or escrow for 110% of the cost of improving the
private streets. Regardless, prior to the issuance of a certificate of occupancy for the residential
uses, the necessary improvements to the streets shall be made. These conditions ensure that as
the buildings transition to residential uses any needed upgrades to the streets will be made prior
to residents occupying the structures.
Environmentally Sensitive Areas: The subject property contains regulated sensitive features.
A sensitive areas development plan is not required at the time of rezoning; however, the applicant
has provided a document outlining the regulated sensitive features on the site. [Attachment 6].
At the time of preliminary platting the applicant will be required to submit a sensitive areas
development plan showing regulated sensitive features, proposed impacts, and construction limit
lines.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, a public hearing will be
scheduled for consideration by the City Council.
C01
STAFF RECOMMENDATION:
Staff recommends approval of REZ24-0009. A proposal to rezone approximately 48.6 acres of land
located near 500 ACT Dr from Office Research Park (ORP) zone and Interim Development
Research Park (ID -RP) zone to Mixed Use (MU) zone subject to the following conditions:
a. Prior to issuance of building permits for the construction of new buildings or additions to
existing buildings, the subject property shall go through the subdivision process and obtain
approval of a preliminary and final plat.
b. Prior to issuance of any building permit, the owner shall improve the private streets to City
standards or escrow for 110% of the cost of improving the private streets to City standards.
The City would also accept a letter of credit. If the City Engineer finds that the present
condition of the private streets is found to sufficiently satisfy City standards, the City
Engineer may release this condition in writing.
c. Prior to issuance of a certificate of occupancy for any residential use the improvements
shall be made to ensure that the private streets meet City standards prior to the buildings
being converted to residences. If the City Engineer finds that the present condition of the
private streets is found to sufficiently satisfy City standards, the City Engineer may release
this condition in writing.
d. At the time of preliminary and final platting, the following must be addressed:
1. Private streets shall be dedicated as public right-of-way.
ATTACHMENTS:
1. Location & Zoning Maps
2. Rezoning Exhibit
3. Applicant's Statement
4. Good Neighbor Meeting Summary
5. Traffic Study — Excerpt
6. Regulated Sensitive Features
Approved by: i ] . -JtT-k.
Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location & Zoning Maps
ATTACHMENT 2
Rezoning Exhibit
2
ORP ZONING
P1 ZONING
A B I C ID E F
REZONING EXHIBIT FROM OFFICE RESEARCH PARK (ORP) / INTERIM
DEVELOPMENT RESEARCH PARK (ID -RP) TO MIXED USE (MU) NORTH
IOWA CITY, IOWA ------------------
ID -RP ZONING
0 50 100 200
SCALE IN FEET
ID-RS/ID-RP ZONING
3
/
i
PARCEL 3
0.1 ACRES
EXISTING ZONING - ORP
RM-12 ZONIN
Im
ZONING
LOCATION MAP
INTERSTATE 80
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LEGEND:
PROPOSED REZONING
MIXED USE MU
OWNER:
ACT, INC.
BRAD SPILLMAN
500 ACT DR.
IOWA CITY, IOWA 52243
DEVELOPER:
ICEBERG DEVELOPMENT GROUP, LLC
JIM BERGMAN
7152 ELDORADO POINTE
WES DES MOINES, IA 50266
APPLICANT:
CTA ACQUISITION IOWA CITY, LLC
STEVE LONG
308 E BURLINGTON #403
IOWA CITY, IA 52240
SITE INFORMATION
TOTAL AREA = 48.6 ACRES
NOT TO SCALE
ENGINEER:
SHIVE-HATTERY, INC.
CHARLES "NICK" HATZ II, PE
N HATZ@SH IVE-HATTERY.COM
222 3RD AVENUE SE, SUITE 300
CEDAR RAPIDS, IOWA 52401
319-364-0227
SURVEYOR:
SHIVE-HATTERY, INC.
WADE WAMRE, PLS
222 3RD AVENUE, SUITE 300
CEDAR RAPIDS, IOWA 52401
PARCEL NO. 1001327002 (PARCEL 1)
AUDITOR'S PARCEL 2019026, IOWA CITY, JOHNSON COUNTY, IOWA, ACCORDING TO THE PLAT THEREOF RECORDED IN
BOOK 62, PAGE 398, PLAT RECORDS OF JOHNSON COUNTY, IOWA.
AND
PARCEL NO. 1001327005 (PARCEL 2)
AUDITOR'S PARCEL 2019025, IOWA CITY, JOHNSON COUNTY, IOWA, ACCORDING TO THE PLAT THEREOF RECORDED IN
BOOK 62, PAGE 397, PLAT RECORDS OF JOHNSON COUNTY, IOWA.
AND
PARCEL NO. 1002401001 (PARCEL 3)
A TRACT OF LAND IN THE SOUTHEAST QUARTER OF SECTION 2, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5TH P.M.,
DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SECTION 2, THENCE
SOUTHERLY ALONG THE EAST LINE OF SAID SECTION 2,
100.00 FEET TO A POINT, THENCE NORTHWESTERLY TO A POINT ON THE NORTH LINE OF SAID SOUTHEAST QUARTER OF
SECTION 2 WHICH LIES 100.00 FEET WESTERLY OF THE POINT OF BEGINNING, THENCE EASTERLY ALONG SAID NORTH LINE
OF THE SOUTHEAST QUARTER OF SECTION 2, 100.00 FEET TO THE POINT OF BEGINNING.
EXCEPTING THEREFROM THAT PORTION CONVEYED TO THE CITY OF IOWA CITY FOR RIGHT-OF-WAY IN WARRANTY DEED
RECORDED IN BOOK 6303, PAGE 859, RECORDS OF JOHNSON COUNTY, IOWA.
AND
PARCEL NO. 1001251003 (PARCEL 4)
THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 1, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE
5th P.M., JOHNSON COUNTY, IOWA, LYING EAST OF THE EAST RIGHT OF WAY OF ACT DRIVE, FORMERLY KNOWN AS THE
VACATED RIGHT OF WAY OF OLD DUBUQUE ROAD.
21
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ATTACHMENT 3
Applicant's Statement
SHIVEHATTCRY
A R C H I T E C T U R E+ E N G I N E E R I N G
October 4, 2024
City of Iowa City Neighborhood & Development Services & Planning & Zoning Commission
Phone 1 319-356-5000
RE: Proposed Rezoning Applicant Statement
To Whom It May Concern,
On behalf of the current Ownership, ACT, Inc. and the Applicant, Iceberg Development, a rezoning
request is respectfully submitted as shown in the provided Rezoning Exhibit.
Under the current zoning of Office Research Park (ORP) / Interim Development Research Park (ID -RP),
the uses described are intended for areas of managed growth in which agricultural and other nonurban
uses of land may continue until such time as the city is able to provide city services and urban
development can occur.
The applicant is proposing a Mixed -Use (MU) zoning designation that allows for a mix of uses such as
residential, commercial and office uses.
The 48.6 acres highlighted for the rezoning was once home to over 900 employees in multiple office
buildings on the ACT campus; however, circumstances have changed and now just one building is
partially occupied and the campus is mostly vacant. Most employees now work remotely, and the
industry has changed.
The proposed Mixed -Use zoning designation would blend with the surrounding uses, Iowa City
Community School District Center for Innovation, land along Highway 1 with commercial, and Oaknoll
East Lifecare Community.
The parcels to the south are adjacent to two arterial streets (Scott Boulevard and 1st Avenue), and the
parcels are near Highway 1 and Interstate 80. The Mixed -Use zoning designation would provide a
transition from a mix of residential, commercial and office to less intensive residential zones anticipated
to the south and east.
The Mixed -Use designation also allows for walkable/bikeable destinations for the residential uses and to
the residential areas that will be created to the east which supports the city's sustainability goals. In
addition, repurposing the ACT property prevents further development sprawl and allows for
opportunities for infill areas already in the city limits and served by city utilities.
Public infrastructure appears adequate or can be reasonably upgraded in the area based on existing
uses, development and utility mapping.
SHIVE-HATTERY, INC
Charles "Nick" Hatz II, PE
Principal, Civil Engineer
Project 2240009880
800.798.0313 1 shive-hattery.com
Page 2 of 2
Copy:
Brad Spillman, ACT Inc.
Jim Bergman, Iceberg Development Group, LLC
Steve Long, CTA Acquisition Iowa City, LLC
Mark Seabold, Shive-Hattery
Wade Wamre, Shive-Hattery
Travis Wright, Shive-Hattery
Project 2240009880 1 Date — October 4, 2024 SH IVEHATTCRY
A R C H IT E C T U R E+ E N G IN E E R ING
ATTACHMENT 4
Good Neighbor Meeting Summary
i r
Summary Report for * - , —4
Good Neighbor Meeting
CITY OF IOV A CITY
Project Name: ACT Iceberg Rezoning Phase 1 Project Location: 500 ACT Dr, Iowa City, Iowa 52243
Meeting Date and Time: 10/24/24 - 4:30-6:00 pm
Meeting Location: Shive-Hattery Iowa City (2839 Northgate Dr, Iowa City, IA 52245)
Names of Applicant Representatives attending: Steve Long
Nick Hatz & Travis Wright
Names of City Staff Representatives attending: Anne Russett
Number of Neighbors Attending: 11 Sign -In Attached? Yes X No
General Comments received regarding project (attach additional sheets if necessary) -
Attendees were interested in what types of uses would be allowed in the Mixed -Use (MU) zoning.
Applicants and Staff provided an overview on allowable uses per the zoning ordinance.
Assisted living was highlighted as an allowable use: currently there are multiple prospective land purchasers intending for some level of assisted living development.
Applicant explained the existing 0.11 acre triangular parcel is part of the rezoning.
Concerns expressed regarding project (attach additional sheets if necessary) -
Neighbors expressed concern regarding how the natural areas east of Oaknoll East would be handled -
specifically the ravine in the southwest corner of the rezoning area. A preliminary sensitive areas
plan identifying apparent protected slopes was reviewed - if protected slopes are confirmed with final survey
that corner is unlikely to be impacted. It was also noted that the City of Iowa City's sensitive areas
ordinance has woodland retention requirement rates which would come into consideration.
Will there be any changes made to the proposal based on this input? If so, describe:
No changes planned after considering neighbors comments.
Staff Representative Comments
(Name
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SIGN IN SHEET
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ATTACHMENT 5
Traffic Study — Excerpt
Traffic Impact Study:
Iceberg Development Group
Iowa City, Iowa
October 23, 2024
����Lt11�IIlIi1�1�1
0�issloly fI
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ERIC J CC3
MUNCHEL +
+ 19142
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I HEREBY CERTIFY THAT THIS ENGINEERING DOCUMENT
WAS PREPARED BY ME OR UNDER MY DIRECT PERSONAL
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF IOWA.
t/ - " 10/23/2024
SIGNATURE DATE
PRINTED OR TYPED NAME: ERIC J. MUNCHEL
LICENSE NUMBER: 19742
MY LICENSE RENEWAL DATE IS: 12/31/2024
PAGES, SHEETS, OR DIVISIONS COVERED BY THIS SEAL: ALL
Prepared for: Iceberg Development Group
Prepared by:
SHIVEHATTERY
A R C H I T E C T U R E+ E N G I N E E R I N G
2223 d Avenue SE, Suite 300
Cedar Rapids, IA 52401
(316) 364-0227
Page 1 of 18
Table of Contents
Introduction..................................................................................................2
Existing & Projected No Build Conditions..................................................3
Adjacent Roadways...........
Traffic Volume Data...........
Background Traffic Growth
3
4
4
Projected Buildout Conditions....................................................................8
Trip Generation ..................................................
Projected Buildout Turning Movement Volumes
.9
10
Trattic moaeiing & Mitigation....................................................................14
Vehicle Operational Analysis
14
Findings & Recommendations..................................................................18
Figures
Figure1
Study Area Map............................................................................................................................2
Figure 2
Existing Lane Configuration & Control.........................................................................................3
Figure 3
Annual Growth Rates...................................................................................................................4
Figure 4
Study Intersections — Existing 2024 AM & PM Peak Hour No Build Volumes .............................5
Figure 5
Study Intersections — Projected 2025 AM & PM Peak Hour No Build Volumes ..........................6
Figure 6
Study Intersections — Projected 2045 AM & PM Peak Hour No Build Volumes ..........................
7
Figure7
Preliminary Site Plan....................................................................................................................8
Figure8
Trip Distribution...........................................................................................................................10
Figure 9
Study Intersections — Projected 2025 AM Peak Hour Trips.......................................................11
Figure 10
Study Intersections — Projected 2025 & 2045 AM Peak Hour Buildout Volumes ......................12
Figure 11
Study Intersections — Projected 2025 & 2045 PM Peak Hour Buildout Volumes ......................13
Figure 12
Study Intersections — 2025 Recommended Buildout Lane Configuration & Control..................18
auiCa
Table 1
Trip Generation - Residential............................................................................................................9
Table 2
Trip Generation — Commercial & Retail............................................................................................
9
Table 3
LOS Criteria for Signalized & Unsignalized Intersections...............................................................14
Table 4
Operational Analysis — Study Intersection #1.................................................................................15
Table 5
Operational Analysis — Study Intersection#2.................................................................................16
Table 6
Operational Analysis — Study Intersection#3.................................................................................17
Appendices
Appendix 1.
Appendix 2.
Turning Movement Data
......Operational Analysis
2240009880 1 October 23, 2024
SH IVC-HATTE W
A R C H IT E C T U RE, E N G IN E E R ING
Introduction
The Iceberg Development Group initiated this traffic impact study to identify potential traffic impacts on the
adjacent roadway network due to their proposed mixed -use development, which will be located on the former
ACT Campus in Iowa City, IA. For the purposes of the analysis presented herein, a distribution of the highest
trip generating land uses permitted within the mixed -use zone are assumed for the study area. Existing,
opening, and design analysis years are assumed to be 2024, 2025, and 2045, respectively.
The following study intersections within the study area were identified for analysis. Please note directional
roadway names, for example N Dodge Street have been dropped.
Study Intersection #1 — Dodge Street & Scott Boulevard
Study Intersection #2 — Scott Boulevard & Dubuque Road/Scooter's Access Point (Scott Boulevard & Dubuque
Road hereafter)
Study Intersection #3 — Scott Boulevard & 1st Avenue/ACT Place (Scott Boulevard & 1st Avenue hereafter)
The above list assigns each study intersection with a number that is used as reference. (e.g., study intersection
#1 = Dodge Street and Scott Boulevard).
The area immediately surrounding the study intersections incorporates retail, services, office, recreational,
residential, and undeveloped land uses. A study area map identifying the location of the study intersections,
as well the location of proposed development is depicted in the following figure.
Figure 1 Study Area Map
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Fxisting & Projected No guild Conditions
A study area map identifying the location and existing lane configuration and control of the study intersections
are presented in the following figure.
Figure 2 Existing Lane Configuration & Control
--- 2
>� r Brea
0�` \ �� _�
Adjacent Roadways
The following descriptions are specific to the area near the study intersections. The roadway functional
classifications are taken from the Metropolitan Planning Organization of Johnson County (MPOCJC) Future
Forward 2045 Long Range Transportation Plan.
Dodge Street is a four -lane (two through lanes in each direction) divided principal arterial roadway. Parking is
prohibited along Dodge Street, the roadway width is 24 feet in both directions, and the posted speed limit is 45
mph.
Scott Boulevard is a two-lane (one through lane in each direction) minor arterial roadway. Parking is prohibited
along Scott Boulevard, the total roadway width is 32 feet, and the posted speed limit is 35 mph.
1st Avenue is a two-lane (one through lane in each direction) minor arterial roadway. Parking is prohibited along
1st Avenue, the total roadway width is 32 feet, and the posted speed limit is 25 mph.
Dubuque Road is a two-lane (one through lane in each direction) local roadway. Parking is prohibited along
Dubuque Road, the total roadway width is 24 feet, and the posted speed limit is 25 mph.
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Page 4 of 18
Traffic Volume Dat,,
Weekday turning movement volumes were collected at the study intersections in mid -October 2024. The peak
hours of the study intersections were determined based on the highest consecutive four 15-minute turning
movement counts between the hours of 6:00 and 9:00 AM and 3:00 and 6:00 PM at study intersection #1.
Study intersection #1 governed the AM and PM peak hours because it is the study intersection with the highest
volume of entering vehicles. The AM peak hour was determined to occur between 7:30 and 8:30. The PM peak
hour was determined to occur between 4:15 and 5:15. The raw and refined volume data are provided in
Appendix 1.
It should be noted the traffic data collected is reflective of a transitional period for the ACT Campus as it is
currently being underutilized. The traffic volumes are significantly reduced from the 2018 pre -pandemic of near
1000 employees to approximately 150 that they see today.
Background Traffic Growth
Projected traffic analysis will typically apply an annual growth rate to study intersections' existing turning
movement volumes to account for growth in background traffic over future analysis years. In coordination with
the Metropolitan Planning Organization of Johnson County the following growth rates were identified for the
study intersection approaches.
Figure 3 Annual Growth Rates
Theses annual growth rates were applied to existing volumes to project future background traffic volume
growth, which can be expected through a sustained constant area growth without the potential development.
It should be noted over time growth rates generally do not exhibit straight-line growth, but rather tend to level
off as the surrounding area continues to develop. Therefore, the use of a straight-line growth rate for the
prediction of future events can be thought of as conservative and should be considered as such when reviewing
the output of this analysis. Existing and projected AM and PM peak hour no build volumes (without the identified
potential development) are presented in the following figures.
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Figure 4 Study Intersections — Existing 2024 AM & PM Peak Hour No Build Volumes
Existing 2024 AM Peak Hour
1 2
1o9
Existing 2024 PM Peak Hour
j r
�f
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Page 6 of 18
Figure 5 Study Intersections — Projected 2026 AM & PM Peak Hour No Build Volumes
Projected 2026 AM Peak Hour No Build
S oll�lo y &No
3. m
Projected 2026 PM Peak Hour No Build
l 1 I A01A
�,� �1 3p6� •J �-° •/ li ff/r x fi
291 /•
295
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Page 7 of 18
Figure 6 Study Intersections - Projected 2046 AM & PM Peak Hour No Build Volumes
Projected 2046 AM Peak Hour No Build �; l
✓ (/ � ti
i F�a
?S O jNG y�NN
0g
4
Projected 2046 PM Peak Hour No Build
1 2 3
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Page 8 of 18
Projected Buildout Conditions
The Iceberg Development Group initiated this traffic impact study to identify potential traffic impacts on the
adjacent roadway network due to their proposed mixed -use development, which will be located on the former
ACT Campus in Iowa City, IA. For the purposes of the analysis presented herein, a distribution of the highest
trip generating land uses permitted within the mixed -use zone are assumed for the study area. It should be
noted, this is an initial phase to a development plan that anticipates an additional access point on Dodge Street.
This access point would become the northbound approach to the Dodge Street and ACT Circle intersection.
Existing, opening, and design analysis years are assumed to be 2024, 2025, and 2045, respectively. The
preliminary site plan is presented in the figure below.
Figure 7 Preliminary Site Plan
REZONING EXHIBIT FROM OFFICE RESEARCH PARK (ORP)I INTERIM
DEVELOPMENT RESEARCH PARK (ID -RP) TO MIXED USE (MU)
IOWA CITY, IOWA
EXWIING /
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Page 9 of 18
Trip Generation
Trip generation estimates are based on nationally accepted trip generation average rates and fitted curve
equations contained in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition.
Trips were generated for the most closely representative ITE land use, corresponding to the AM and PM peak
hour of the adjacent roadway network. Fitted curve equations were used in instances where the Rz is greater
or equal to 0.75. For the purposes of the analysis presented herein, the entire 48.6 acres of development was
assumed buildable and will be comprised of residential and commercial development. Approximately 80% of
the development will be assumed to be residential, with Multifamily Housing (Low -Rise) (ITE 220) as the
identified ITE land use. Approximately 20% will be identified as commercial, with 15% of the development will
be identified as Strip Retail Plaza (ITE 822) and 5% as High -Turnover (Sit -Down) Restaurant (ITE 932) as the
identified ITE land uses, respectively. The following tables identifies the ITE land use, ITE land use code, land
use subcategory, percent of building coverage, Dwelling Units (DU) per Acre (AC), and Independent Variable
(IV) used to calculate the trip generation estimate for the proposed development.
Table 1 Trip Generation - Residential
Land Use
ITE
Code
DU per AC/
% Of Building
Quantity
in AC
Quantity
in DU
AM Peak Hour
PM Peak Hour
%
%
Trips
Trips
%
%
Trips
Trips
Coverage
Trips
In
Out
In
Out
Trips
In
Out
In
Out
Multifamily Housing
220
16 DU per AC
32.6
622
2161
24%
76%
52
164
288 2
63%
37%
181
107
(Low -Rise)
1 Fitted curve equation T = 0.31(X) + 22.85 was used (R2= 0.79)
2 Fitted curve equation T = 0.43(X) + 20.55 was used (Rz= 0.84)
Table 2 Trip Generation — Commercial & Retail
ITE
DU per AC/
Quantity
Quantity
AM Peak Hour
PM Peak Hour
%
%
Trips
Trips
%
%
Trips
Trips
Land Use
Code
% Of Building
in AC
in KSF
Coverage
Trips
In
Out
In
Out
Trips
In
Out
In
Out
Strip Retail Plaza
822
40%
7.3
127.0
300
60%
40%
180
120
837
50%
50%
418
419
High -Turnover (Sit-
932
40%
2.4
42.3
405
55%
45%
223
182
383
61%
39%
234
149
Down) Restaurant
Totals
9.7
169.3
705
57%
43%
403
302
1,220
53%
47%
652
568
KSF = Thousand Square Feet
In summary, the proposed development is assumed to generate 921 total (455 inbound and 466 outbound)
AM peak hour trips and 1,508 total (833 inbound and 675 outbound) PM peak hour trips.
Trip distribution percentages for the proposed development are based upon existing traffic patterns observed
in the collected AM and PM peak hour turning movement volumes, as well as expected travel patterns in the
surrounding roadway network over the 2045 design year and are presented in the following figure.
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Page 10 of 18
Figure 8 Trip Distribution
Tabulated turning movement volumes at the study intersections, which are presented in Appendix 1, are
organized by the following volume classifications:
Existing 2024 No Build Projected 2045 No Build
Projected 2025 No Build Background Traffic Growth (2024-2045)
Development Trips Projected 2045 Buildout
Projected 2025 Buildout
Background traffic growth is calculated by subtracting existing 2024 volumes from projected 2045 no build
volumes. The raw and refined volume data are provided in Appendix 1.
Projected Buildout Turning Movement Volumes
AM and PM peak hour development trips, as well as projected 2025 and 2045 buildout volumes are presented
in the following figures.
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Page 11 of 18
a
Figure 9 Study Intersections — Projected 2026 AM Peak Hour Trips
AM Peak Hour New Trips
9�
0 0
d
PM Peak Hour New Trips
Ot
11 °
fr
�f C
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Figure 10 Study Intersections — Projected 2026 & 2046 AM Peak Hour Buildout Volumes
Projected 2026 AM Peak Hour Buildout
1 fir} 2
a g
ID
fi �67
(i t� 0
d�� ors 8
Proiected 2046 AM Peak Hour Buildout
JNp
c?
r � o
�f q,
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Figure 11 Study Intersections — Projected 2026 & 2046 PM Peak Hour Buildout Volumes
Projected 2026 PM Peak Hour aBuildout 3
Ofo Y=�IW CO
f 0
2 W.
0 O.
Projected 2046 PM Peak Hour Buildout
iT tTV NV
D 1.
fr
4 41
A
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Traffic Modeling & Mitigation
Vehicle Operational Analysis
Vehicular operational analysis for this study was performed using the methodology of the 7th Edition Highway
Capacity Manual (HCM) through Vistro traffic analysis software. Operational analysis is generally categorized
in terms of Level of Service (LOS). LOS describes the quality of traffic operations and is graded from A to F;
with LOS A representing free -flow conditions and LOS F representing congested conditions. At two-way stop
controlled (TWSC) intersections the primary LOS measure to consider is the intersection movement with the
longest control delay, which would generally need to be LOS E or better (cannot be LOS F) to be deemed
acceptable. The primary LOS measure at signalized', all -way stop, and roundabout intersections is average
intersection control delay and approach control delay, which would generally need to be LOS D or better and
LOS E or better (cannot be LOS F), respectively to be deemed acceptable. Control delay is the delay
experienced by vehicles slowing down as they are approaching the intersection, the wait time at the
intersection, and the time for vehicles to speed up through the intersection and enter the traffic stream. The
average intersection control delay is a volume -weighted average of delay experienced by all motorists entering
the intersection on all intersection approaches.
A queueing analysis was also performed at the study intersections. A vehicle queue is a line of vehicles waiting
to pass through an intersection. As vehicles arrive the queue grows and as the movement is served, the queue
length shrinks. To account for this variation, it is standard practice to consider the 95th percentile queue
length. The 95th percentile queue is the length of which the queue will be less than 95 percent of the time.
The following table presents the range of traffic delays associated with signalized and unsignalized (TWSC,
AWSC, and roundabout) intersections. It should be noted delay thresholds for a given LOS for TWSC
intersections are lower than those given for signalized intersections. This difference, as explained in the HCM,
is to account for the greater variability in delay associated with unsignalized movements in addition to different
driver expectations associated with each type of intersection control, with the expectation that signalized
intersections are designed to carry higher traffic volumes and therefore will experience greater delay than
unsignalized intersections.
Table 3 LOS Criteria for Signalized & Unsignalized Intersections
LOS
Signalized Intersection
Average Control Delay (sec/veh)
Unsignalized Intersection
Control Delay (sec/veh)
A
< 10
<_ 10
B
> 10 to 20
> 10 to 15
C
> 20 to 35
> 15 to 25
D
> 35 to 55
> 25 to 35
E
> 55 to 80
> 35 to 50
F
> 80
> 50
Source: HCM 7'h Edition
sec/veh = seconds per vehicle
The following tables presents operational conditions at the study intersections under existing and projected
AM and PM peak hour conditions. Highlighted yellow cells indicate a LOS issue or a queue extending past its
upstream intersection.
Volume to Capacity (V/C) ratio is another measurement used to determine LOS. If the V/C ratio is greater than 1.0 LOS is F regardless
of the delay. An expanded discussion of v/c ratios is provided in Appendix 2.
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Page 15 of 18
Dodge Street and Scott Boulevard (Study intersection #1) is analyzed using its existing lane configuration
and signalized control under all scenarios shown in the figure below:
Table 4 Operational Analysis - Study Intersection #1
Study
Intersection
Scenario
Metric
AM Peak Hour
PM Peak Hour
NB
SIB
EB
WB
NB
SIB
EB
WB
Existing
2024
No Build
Approach Delay
38.3
33.9
20.5
27.7
34.6
35.5
21.9
29.1
Approach LOS
D
C
C
C
C
D
C
C
95'h percentile Queue
(Longest Movement) in Feet
R
TR
T
T
R
L
T
L
353
27
110
288
312
22
221
248
Intersection Delay & LOS
29.6, C
28.3, C
Projected
2025
No Build
Approach Delay
38.3
33.9
20.6
27.8
37.7
35.5
22.1
29.1
Approach LOS
D
C
C
C
D
C
C
C
95'h percentile Queue
(Longest Movement) in Feet
R
TR
T
T
R
L
T
L
355
27
110
290
330
22
224
249
Intersection Delay & LOS
29.6, C
29.1, C
1
Dodge Street
Scott
Boulevard
projected
2025
Buildout
Approach Delay
38.3
36.9
38.2
31.4
49.4
41.6
61.0
40.1
Approach LOS
D
D
D
C
D
D
E
D
95th percentile Queue
(Longest Movement in Feet
R
TR
T
T
LT
TR
T
L
397
36
232
372
475
37
526
440
Intersection Delay & LOS
34.9, C
48.8, D
Projected
2045
No Build
Approach Delay
38.5
34.3
19.5
26.8
37.5
35.3
23.9
29.7
Approach LOS
D
C
B
C
D
C
C
C
95'h percentile Queue
(Longest Movement in Feet
R
TR
T
T
R
L
T
L
336
26
106
261
345
23
252 1
261
Intersection Delay & LOS
28.9, C
29.7, C
Projected
2045
Buildout
Approach Delay
37.4
35.8
32.9
31.1
53.3
42.3
64.4
41.8
Approach LOS
D
D
D
C
D
D
E
D
95'h percentile Queue
(Longest Movement in Feet
R
TR
T
T
R
TR 1
T
L
E387
34
213
331
464
38 1
571
460
Intersection Delay & LOS
33.6, C
51.7, D
Queue, Delay, and LOS analysis based on HCM 7'h Edition Methodology.
1 The frequency of arriving vehicles is anticipated to be nearly consistent.
Based on the analysis presented above the existing lane configuration and signalized control at the Dodge
Street and Scott Boulevard (study intersection #1) intersection will provide an acceptable LOS through the
2045 buildout design year scenario.
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Scott Boulevard and Dubuque Road (Study intersection #2) is analyzed using its existing lane
configuration and stop control under all scenarios shown in the figure below:
2' - -
ue Rd
Table 5 Operational Analysis - Study Intersection #2
Study
Intersection
Scenario
Metric
AM Peak Hour
PM Peak Hour
NB
SB
EB
WB
NB
SB
EB
WB
Existing
2024
No Build
Approach Delay
0.4
0.6
31.8
10.5
0.0
0.0
18.4
10.8
Approach LOS
A
A
D
B
A
A
C
B
95rh Percentile Queue
(Longest Movement) in Feet
LT
L
LTR
TR
LT
L
LTR
TR
1
4
37
1
1
1
5
3
Reported Delay & LOS
(Worst Movement
EBT, 45.0, E
EBL, 21.8, C
Projected
2025
No Build
Approach Delay
0.4
0.6
31.9
10.5
0.0
0.0
18.4
10.8
Approach LOS
A
A
D
B
A
A
C
B
95'h Percentile Queue
(Longest Movement) in Feet
LT
L
I LTR
TR
LT
L
LTR
TR
1
4
1 38
1
1
1
5
3
Reported Delay & LOS
(Worst Movement
EBT, 45.3, E
EBL, 21.9, C
2
Scott
Boulevard &
Dubuque
Road
Projected
2025
Buildout
Approach Delay
0.3
2.7
558.6
12.9
0.0
3.5
366.5
15.6
Approach LOS
A
A
F
B
A
A
F
C
95'h Percentile Queue
(Longest Movement in Feet
LT
L
LTR
TR
LT
L
LTR
TR
1
37
185
12
1
54
61
23
Reported Delay & LOS
(Worst Movement
EBT, 619.2, F
EBL, 435.8, F
Projected
2045
No Build
Approach Delay
0.4
0.6
41.5
10.7
0.0
0.0
20.2
11.1
Approach LOS
A
A
E
B
A
A
C
B
95'h Percentile Queue
(Longest Movement) in Feet
LT
L
LTR
TR
LT
L
LTR
TR
2
5 1
51
1
1
1
7
3
Reported Delay & LOS
(Worst Movement
EBT, 58.3, F
EBL, 24.5, C
Projected
2045
Buildout
Approach Delay
0.3
2.8
839.4
13.3
0.0
3.5
362.7
15.6
Approach LOS
A
A
F
B
A
A
F
C
95'h Percentile Queue
(Longest Movement) in Feet
LT
L
LTR
TR
LT
L
LTR
TR
2
41
218
13
1
54 1
61
23
Reported Delay & LOS
(Worst Movement
EBT, 917.5, F
EBL, 431.5, F
Queue, Delay, and LOS analysis based on HCM 7rh Edition Methodology.
Based on the analysis presented above the existing lane configuration and stop control at the Scott Boulevard
and Dubuque Road (study intersection #2) intersection will not provide an acceptable LOS through the 2045
buildout design year scenario. The analysis indicates the eastbound approach and eastbound through
movement will fall to LOS E and F, respectively regardless of the development. The additional development
trips will make this issue worse, however this would also likely be the case if ACT was still operating on the
site. Additionally, this is anticipated to be a temporary issue until a proposed Dodge Street access as mentioned
above is constructed. Therefore, the additional Dodge Street access point is recommended in conjunction with
subsequent development.
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Page 17 of 18
Scott Boulevard and 1st Avenue (Study intersection #3) is analyzed using its existing lane configuration
and roundabout control under all scenarios shown in the figure below:
Table 6 Operational Analysis - Study Intersection #3
Study
Intersection
Scenario
Metric
AM Peak Hour
PM Peak Hour
NB
SIB
EB
WB
NB
SIB
EB
WB
Existing
2024
No Build
Approach Delay
6.7
5.4
7.3
8.2
7.5
5.1
7.5
6.7
Approach LOS
A
A
A
A
A
A
A
A
95th Percentile Queue
(Longest Movement) in Feet
LTR
LTR
LTR
LTR
LTR
LTR
LTR
LTR
38
1
60
45
41
2
66
30
Intersection Delay & LOS
7.4, A
7.3, A
Projected
2025
No Build
Approach Delay
6.7
5.5
7.4
8.3
7.6
5.1
7.6
6.8
Approach LOS
A
A
A
A
A
A
A
A
95th Percentile Queue
(Longest Movement) in Feet
LTR
LTR
LTR
LTR
LTR
LTR
LTR
LTR
38
1
60
46
1 42
2
68
31
Intersection Delay & LOS
7.4, A
7.4, A
3
Scott
Boulevard &
1It Street
Projected
2025
Buildout
Approach Delay
12.2
21.1
14.0
15.7
29.2
34.7
28.1
19.9
Approach LOS
B
C
B
C
D
D
D
C
95th Percentile Queue
(Longest Movement in Feet
LTR
LTR
LTR
LTR
LTR
LTR
LTR
LTR
88
146
152
99
212
279
332
114
Intersection Delay & LOS
15.5, C
28.8, D
Projected
2045
No Build
Approach Delay
6.8
5.6
7.5
8.7
8.4
5.5
8.3
7.6
Approach LOS
A
A
A
A
A
A
A
A
95th Percentile Queue
(Longest Movement in Feet
LTR
LTR
LTR
LTR
LTR
LTR
LTR
LTR
39
1
63
50
50
2
79
38
Intersection Delay & LOS
7.7, A
8.1, A
Projected
2045
Buildout
Approach Delay
11.4
18.1
13.0
15.3
32.9
37.3
31.0
22.4
Approach LOS
B
C
B
C
D
E
D
C
95th Percentile Queue
(Longest Movement in Feet
LTR
LTR
LTR
LTR
LTR
LTR
LTR
LTR
81
114
139
99
237
280
366
134
Intersection Delay & LOS
14.1, B
31.6, D
Queue, Delay, and LOS analysis based on HCM 7'h Edition Methodology.
1 The frequency of arriving vehicles is anticipated to be nearly consistent.
Based on the analysis presented above the existing lane configuration and roundabout control at the Scott
Boulevard and 1st Street (study intersection #3) intersection will provide an acceptable LOS through the 2045
buildout design year scenario.
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endings & Recommendations
The analysis presented herein indicates the study intersection LOS indices will operate at acceptable levels
during the AM and PM peak hour conditions through the 2045 buildout design year scenario, except at study
intersection #2. However, this is anticipated to be a temporary issue isolated to the eastbound approach until
the additional access point on Dodge Street is constructed. The additional development trips will make this
issue worse, however this would also likely be the case ifACT was still operating on the site at its Pre -Pandemic
numbers, and not at its current underutilized state. Additionally, this is anticipated to be a temporary issue until
a proposed Dodge Street access as mentioned above is constructed. Therefore, the additional Dodge Street
access point is recommended in conjunction with subsequent development.
The 95th percentile queues at the study intersections were also analyzed. Based on these queue lengths no
issues, such as a queue extending upstream to an adjacent intersection are anticipated. This determination
assumes the recommended lane configuration and control presented in the figure below. No other
changes/improvements to the study intersection's existing lane configuration and control are recommended.
Operational analysis worksheets are contained in Appendix 2.
Figure 12 Study Intersections — 2025 Recommended Buildout Lane Configuration & Control
1 --- 2 j
o 5wd
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ATTACHMENT 6
Regulated Sensitive Features
A
B
C
D
E
F
A%V
NORTH
`717
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i \ — / 1 I I I l 1x
1 00'WETLAND BUFFER
PROPERTY OWNER
f/r`' \� • . �\ \ / / `� 1 \ \ ACT, INC.
J 1 100' WETLAND BUFFER _ — BRAD SPILLMAN
_
_\\ / �I ( ♦ l �� \ \ 500 ACT DRIVE
_ \ - t� 1 I / I •. 1 — .606- - IOWA CITY, IA 52243
DEVELOPER/(NEW/FUTURE OWNER)
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I _ — �/l %/ / I l / , Hit 17152
_ ELDORADO POINTE
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-
—7 SALIDA PARTNERS
STEVE LONG
308 E BURLINGTON #403 �,
//. � 1 — � � � � 1 - �� / / ' / / IIIII / �' //' / / / / l'/ // �\ \ \\\\ � � /a9s�96i i IOWA CITY, IA 52240
l / �' / \) `�� i i . / / / / — / / I J I I / / \ 1 \ CIVIL ENGINEER
NON
SHIVE-HATTERY
1 / / / / I I \ 1 / //
1 _ _ // I 222 THIRD AVE
( \��11� / JURISDICTIONAL DEEP WATER / 1 / — , /// / 1 I I \ / // aCEDAR
HABITAT (POND - ARTIFICIAL/ IIIIII I` ATTN: CHARDES I"NICK" HATZ II, PE
804 / EXCAVATED/IMPOUNDED) / / / /j// !� \ ' / \ //j / / l 1 — / //
/ / / i / l \ � / / // /// � � I / % PHONE: (319) 364-0227
WETLAND 0.30 ACRES / j // j✓ // ' ' / / l \\ / / // I I 1 �� -
/ //
�5 1 \ 2 / // I III ( -, / /// EMAIL: NHATZ@SHIVE-HATTERY.COM
\l\ 1 \ — I / - / / // //' �� / \ // ' / I I 'k / JURISDICTIONAL EMERGENT , -\ SITE AREA
auf / EDGE OF WOODLANDS, TYP. / / /// / / �. I J _ / / \ '/ l I 1 \ V / WETLAND 0.22 ACRES i
_ 1 I / TOTAL SITE AREA: 2,117,237 SF = 48.6 ACRES
�796—J J AI
— II \ / / /• l l/ / I\\ /I1 I \ \ / /^/ ZONING
EXISTING ZONING: ID-RP/ORP
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SENSITIVE AREAS:
ot 1. JURISDICTIONAL WETLANDS
8b4 4W. TOTAL WETLANDS: 0.54 ACRES
' I II
---/'i / ��\ \ / / / \ I 1 2. WOODED AREAS
/' / \ /// / ' / , �\ / / / / / // IIIIIII A. TOTAL WOODLAND AREA: 713,766 SF = 16.4 ACRES
— �/ // l I
^, — — \ / \ f/ I _/ �� �� / /// / / f / / I I / \ \ 11 I MINIMUM RETENTION AREA: 71,376 SF = 1.6 ACRES
I \ 1 \ \ / �// // — �� �\ / / /; / / II 1, / \ \\ \\1 B. GROVES OF TREES: 0 SF = 0.0 ACRES
��_ `I \ - � /// / /ice //
L p� CI�1 1 \ \ \ 1 \ 1 / / �// / // �. / 4 "• \ \\ / III 1 \\\ \ \ PER IOWA CITY CODE, PROPOSED ZONING OF MIXED USE
� 1 \ \ \ \ \ \ / \�••� 1. \\ \ I�'\ MUST RETAIN 100 OF WOODLANDS. EXISTING ZONINGS OF
3
1 \ \ I 7' :t I 1 •� � \ \ \\ ID -RP REQUIRES 70 /o BE RETAINED AND ORP REQUIRES 20 /o
BE RETAINED.
\ \ �� WOODLANDS WITHIN THE BUFFER AREAS DO NOT COUNT
a \ TOWARDS RETENTION VALUES.
// //
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I
— s --—-------J7-9-4 1. FINDINGS ON JURISDICTIONAL VS NON -JURISDICTIONAL DELINEATED
IIIII WATERS OF THE UNITED STATES (WOTUS), WETLANDS AND STREAMS,
ARE PRELIMINARY AND BASED ON A WETLAND DELINEATION REPORT.
DATED 09/09/2024 WITH FIELD WORK CONDUCTED 08/06/2024 & 08/08/2024.
/////// /
/� —
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BRAD SPILLMAN
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IOWA CITY, IA 52243
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7152 ELDORADO POINTE
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/SALIDA
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�9$ / PROJECT AREA LIMITS
STEVE LONG
- �1 i uQVE R�� \ —80� — i �// I I I / \\ I\ \\ 308 E BURLINGTON #403
2
IOWA CITY, IA 52240
Al ... / / -,_ / I // / I / � \ \ \ 8— CIVIL ENGINEER
SHIVE-HATTERY
222THIRDAVE
CEDAR RAPIDS, IA 52401
"NICK"
ATTN: CHARLES HATZ II, PE
; WETLAND BUFFER, TYP.
/ _ — \ / / / / / \ //' j ` j I I I / / � EMAIL: N(HA Z@SH VE-HATTERY.COM
SITE AREA
/ I / //�/�-�8-2--
wog' ✓ // j �\ \ \ \ / / / 1 ///// \IIII ( y �/i TOTAL SITE AREA: 1,020,861 SF = 48.6 ACRES
ZONING
EXISTING ZONING: ID-RP/ORP
PROPOSED ZONING: MIXED USE
/ / //// SENSITIVE AREAS:
\, //
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1. REGULATED SLOPES:
/� // I STEEP SLOPES
(18-25%)
/ 1� h' ■ \ \ — _. P� �/ / / / / // / 1 I I I I I I I
8b4 TOTAL AREA IMPACTED: SF (TBD WITH SITE PLAN)
TOTAL STEEP SLOPE AREA: 166,552 SF
�j � , I J�/ / / /////�\ I I I PERCENT IMPACTED: %(TBD WITH SITE PLAN)
IIII
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/ /1 1
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3
\\c' TOTAL CRITICAL SLOPE AREA: 0291,982 SF
/ CI� I 1 \ \ \ 1 \ \ -� 1 / / ~ \ D// i 4 \ / /// / \ Ill 1 \ \\\ \\\ \ \ PERCENT IMPACTED: /o (TBD WITH SITE PLAN)
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2. FULLY HYDRIC SOILS
— 1 \ 1 —
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� I
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3. PRAIRIE REMNANTS
— — I— PRAIRIE REMNANTS ARE NOT PRESENT PER THE IOWA CITY
/ — \\ J / _ — —� — — — — < J / I SENSITIVE AREAS INVENTORY MAP.
— 8 //���� \ I —�� -- --� 7-9'4
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EX2
Agenda Item #6
Preliminary Meeting Minutes — September 18, 2024
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
SEPTEMBER 18, 2024 —6:00 PM —FORMAL MEETING
E M M A J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Susan Craig, Maggie Elliott, Mike Hensch, Steve Miller, Scott
Quellhorst, Billie Townsend, Chad Wade
MEMBERS ABSENT:
STAFF PRESENT: Madison Conley, Eric Goers, Anne Russett
OTHERS PRESENT: Austin Geasland, Troy Willard
RECOMMENDATIONS TO COUNCIL:
By a vote of 7-0 the Commission recommends approval of REZ24-0007, an amendment to Title
14, Zoning Code be amended to allow redemption centers either as a permitted use or a
provisional use subject to use specific standards in commercial and industrial zones.
CALL TO ORDER:
Hensch called the meeting to order at 6:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
CASE NO. REZ24-0007
Consideration of an amendment to Title 14, Zoning Code, to allow redemption centers in
commercial and industrial zones.
Conley began the staff report with some background information on why this code amendment is
being proposed. Iowa's beverage containers control law, which is commonly known as the bottle
bill, allows consumers to receive the return deposit when returning empty beverage containers to
a store or redemption center. In June 2022, amendments were made to the bottle bill which
allows stores to opt out of redeeming containers if a redemption center is nearby, or if other
criteria are met. Redemption centers are facilities where consumers may return empty beverage
containers and receive payment for the refund value of those containers. Sometimes redemption
centers can be affiliated with some grocery stores as in the North Dodge HyVee, which is located
in a CC-2 (Community Commercial) zone. Iowa City also has the Can Shed which is an existing
redemption center located at 611 Hollywood Boulevard, Unit Three, located in a General
Industrial (1-1) zone. The Can Shed would like to operate within a commercial zone in order to
expand their services, improve their collection processes and provide easier access to the
community. As a result, staff is proposing this code amendment to allow redemption centers to
exist in commercial and industrial zones.
Currently, the zoning code does not contain any specific language that assists with defining,
classifying or regulating redemption centers and redemption centers are allowed in some grocery
stores and therefore have been allowed in commercial zones already. However stand-alone
redemption center related uses have historically been classified as a Waste Related Use. The
Planning and Zoning Commission
September 18, 2024
Page 2 of 9
Waste Related Use category in the zoning code is characterized by any uses that receive solid
or liquid waste from others for disposal on the site or for transfer to another location; uses that
collect sanitary waste; uses that recycle solid waste or recyclable materials; and uses that
manufacture or produce goods or energy from biological decomposition of organic materials.
Some examples of Waste Related Uses include recycling processing facilities, sanitary landfills,
limited use landfills, waste composting, hazardous waste collection, etc. Waste Related Uses are
currently allowed provisionally in the General Industrial (1-1) and Heavy Industrial (1-2) zones.
For the purposes of the Can Shed the intended use and operation of this facility is not
comparable to the types of intense industrial uses seen in the Waste Related Use category,
therefore staff is proposing a code amendment which creates a new use category called
Redemption Center, amends the table of allowable uses in commercial and industrial zones,
provides a definition for Redemption Center, creates provisional use specific standards and
outlines minimum parking requirements for this use category.
The proposed amendment focuses on creating a new use category, Redemption Center which
would be placed under the Commercial Use category in the zoning code. Redemption Centers
would be characterized as an indoor facility that collects bottles and cans from consumers,
distributes payment of the refund value and may utilize compressing machines. Examples of
Redemption Center facilities accessory uses include offices and off-street parking. This use
would include the following exceptions: recycling processing facilities will continue to be
classified as a Waste Related Use, establishments that offer beverages for sale are classified as
either sales -oriented retail, alcohol sales -oriented retail, eating establishment or drinking
establishment. The characterization of this use category helps define and regulate what
Redemption Centers would look like if this proposed amendment were to be adopted in Iowa
City.
Conley next shared the proposed zones that would allow this use. Redemption Centers would be
allowed in commercial and industrial zones, either as a use permitted by right or a provisional
use subject to additional use standards. The additional standards for this use would help protect
surrounding properties and mitigate potential negative externalities associated with this use. In
addition to be being permitted by right in all commercial and industrial zones, staff is
recommending that Redemption Centers be permitted by right in the Highway Commercial (CH-
1) and Intensive Commercial (CI-1) zones, since one of the additional standards proposed
discusses the allowance of outdoor storage and both zones allow outdoor storage when certain
criteria are met, such as concealment of materials, setbacks and screening requirement.
Staff has created use specific standards for Redemption Centers to adhere to when provisionally
allowed in the commercial zones listed in the table. The proposed use specific standards are as
follows, first, size of use limited to no more than 5000 square feet, and two, outdoor storage of
any materials is not allowed. Staff determined it would be appropriate to apply these use specific
standards in commercial zones that may abut residential land uses to help maintain the
character and scale of intensity of the surrounding properties. Conley noted also the location
jurisdiction research that staff conducted demonstrates the size restriction in many of the cities
and also the prohibition of outdoor storage as a common practice. There are several jurisdictions
in Oregon that utilizes the 5000 square foot maximum. Additionally, the Iowa City zoning code
has a size limit for other commercial zone uses such as a size limit for indoor commercial
recreational uses in the CO-1 and CN-1 zones as well as office uses in the CN-1 zone.
Additionally, staff developed a proposed minimum park ratio of one space per 1000 square feet
of floor area with no bicycle parking required. The justification for this parking ratio in is that a lot
Planning and Zoning Commission
September 18, 2024
Page 3 of 9
of the patrons that visit redemption center facilities will likely leave the space fairly quickly after
they drop off their cans and receive their deposit so due to the nature of the business, staff does
not anticipate that this use will require many parking spaces. Additionally, if the redemption
center does find that they need more parking than the minimum, they are able to add more if
they see fit.
Conley next reviewed the analysis section. Since the City's current regulations do not really
consider redemption centers staff developed a list of local jurisdictions to analyze how other
areas regulate this use. Specifically, staff found value in analyzing jurisdictions in the state of
Oregon and Iowa. In Oregon, redemption centers are most often considered a commercial use,
viewed as a service provided to the community. This use is allowed in a variety of commercial
and industrial zones. Then in Iowa, redemption centers are typically categorized as an industrial
use, not as the commercial land uses that exist in Oregon and envisioned by the Can Shed and
primarily the zones that this use would be allowed in is solely industrial. Some of the Oregon
cities that they looked at were Portland, Bend, Gresham, Tigard and a couple more. In Iowa staff
looked at Des Moines, Cedar Rapids, Cedar Falls and a couple others. The local jurisdiction
research demonstrates the range of different regulatory approaches for redemption centers.
These jurisdictions highlight specific differences in how each city has decided to regulate
redemption centers in their zoning code. For this presentation Conley wanted to focus on the City
of Portland, City of Bend and City of Gresham, as well as the City of Des Moines. Staff found
there were two main approaches taken by these local jurisdictions, either categorize redemption
centers as an existing use or to create a new use category. To start, the City of Portland chose to
view redemption centers as an existing commercial use in their zoning code under the Retail
Sales and Services category. Specifically, this use is considered repair -oriented and classified as
a recycling drop-off. The City of Portland defines recycling drop-off as a facility for the drop-off
and temporary holding of materials such as paper, cardboard, glass, metal, plastic, batteries and
motor oil. The Cities of Bend and Gresham take a different approach and they decided to
implement this land use as a standalone use category under the commercial use category in
their zoning code. Both cities chose to define redemption centers as an indoor facility that
facilitates the return of empty beverage containers. This differs from the City of Portland because
they do not accept such a large range of materials and only focus on the collection of empty
beverage containers. In Iowa, the City of Des Moines moves further away from both previous
approaches by considering redemption centers as an example of an Industrial Service. The City
of Des Moines code characterizes Industrial Service uses as uses that deal with repair,
maintenance and operation of large equipment. Overall, the variation of all these different
approaches demonstrates how drastically different each of these cities have chosen to regulate
redemption centers and also serve as a good example for staff to understand how to regulate
redemption centers in the proposed amendment.
Staff then looked at the use specific standards for this land use in each jurisdiction. Some cities,
for example, did not have any use specific standards, while others did. The City of Portland and
the City of Gresham do not have any additional use specific standards, but the City of Bend
decided to implement a size limit for 10%, or 2500 square feet, if the use is accessory and if it is
a single use it may occupy around 5000 square feet if approved through a conditional use permit.
The City of Des Moines includes standards that aim to mitigate any negative externalities of
industrial services. Therefore, analyzing the use specific standards of redemption centers in
other jurisdictions helped staff envision how the additional use standards would be appropriately
implemented into Iowa City zoning code. It's also important to consider the anticipated impact of
this proposed amendment so staff prepared two maps that visually represent how the proposed
Planning and Zoning Commission
September 18, 2024
Page 4 of 9
amendment would apply to the land within the City. The first map shows the location of the zones
where the proposed amendment would allow redemption centers. Most areas are concentrated
in the southern portion of the City, since most of the City's commercial and industrial land is in
that area, and areas where the proposed amendment would allow redemption centers include
the center of the City, Old Town Village, Towncrest, and the area near the intersection of North
Dodge and 1-80. The second map shows where the proposed amendment would allow
redemption centers, either as a permitted or provisional use.
Next staff looked at the proposed amendment's consistency with the Comprehensive Plan. The
Comprehensive Plan includes a vision statement that supports a resilient economy, increases
tax base, stimulates job growth and promotes the overall people's prosperity and progress.
Additionally, the proposed amendment supports the following goals and strategies that are found
in the economic development section of the Comprehensive Plan. One of those goals is to
increase and diversify the property tax base by encouraging the retention and expansion of
existing businesses and attracting businesses that have growth potential and are compatible with
Iowa City's economy. A strategy that supports this goal is to provide an attractive economic
environment with streamlined business friendly culture by making regulatory and permitting
processes clear, predictable and coordinated. The second goal would be encouraging a healthy
mix of independent locally owned businesses and national businesses. The strategy that
supports this is to retain and encourage growth of existing locally owned businesses is allowing
Redemption Centers uses in commercial zones which would make it easier for Redemption
Centers uses to locate in Iowa City. The Can Shed's proposition to expand to other areas in the
community represents an opportunity for the City to help support local businesses and remove
barriers to their growth in the community. The proposed amendment helps existing businesses to
also want to stay in the community instead of looking to relocate to other neighboring cities.
Another part of the vision statement includes protecting and enhancing the environment and
encouraging the responsible use of natural and energy resources. Environmental goals such as
to continue to track, measure and reduce energy consumption and greenhouse gas emissions,
raising awareness and expanding opportunities for waste reduction, energy efficiency,
stormwater management and other environmental issues. The goals that the proposed
amendment would also support if redemption centers are allowed in more areas of the City are
community members will have increased access and opportunities to contribute to waste
reduction efforts. Since the IC2030 Comprehensive Plan was adopted in 2013 the City has
increasingly focused on climate action. The City adopted the Climate Action and Adoption Plan in
2018 and a Climate Crisis was declared by the City in 2019 and adopted the Accelerating Iowa
City's Action Plan in 2020. These plans create a goal to reduce carbon emissions by 45% from
2010 levels by 2030 The proposed amendment would help further these goals by promoting
waste reduction and contributing to the community's recycling efforts.
Staff recommends that Title 14, Zoning Code be amended to allow redemption centers either as
a permitted use or a provisional use subject to use specific standards in commercial and industrial
zones.
Hensch is curious about why it's provisional for some of the commercial areas because before
the legislature did their misdeed and changed the law, all the convenience stores and grocery
stores accepted returns so why not be consistent with that. Conley responded by saying that
based off the local jurisdiction research that staff conducted, in addition to looking at the
provisional uses allowed in the zoning code, it seemed to be consistent and allowed the City the
ability to implement regulations that would help mitigate the negative externalities. Russett added
Planning and Zoning Commission
September 18, 2024
Page 5 of 9
that the redemption centers that exist now in commercial zones are associated with some other
type of retail -oriented use, and with this amendment they are looking at stand alone, larger
facilities.
Hensch asked if then it's provisional use and additional standards are required, are there any
additional standards other than the two listed (5000 square feet and no outdoor storage). Conley
stated those are the two that staff are proposing. Hensch asked how those additional standards
would be applied or determined. Russett explained those would go before the Board of
Adjustment staff and would need to be determined as part of this text amendment. Hensch
asked what if the Commission or City Council were to propose additional standards in the future.
Russett stated they would have to go through another text amendment process.
Elliott asked if the City knows of any issues with the current situation where they're in commercial
zones within another building. Conley is not aware of any.
Quellhorst asked why the areas of Office, Research and Research Development Park are
included in the permitted versus provisional use category, it seems to be an odd use in that zone.
Conley stated there's not a lot of areas that are zoned Office, Research and Research
Development Park and those use categories allow kind of quasi -industrial uses in those zones so
staff felt it appropriate to allow it as a permitted use.
Craig wondered why the current location isn't sufficient, it is a pretty centrally located space.
Conley noted currently the Can Shed is located in the general industrial zone and they are just
wanting to expand to other areas of the City.
Elliott noted she does see people on bicycles that look like they're going to redeem their cans so
why no bicycle parking required.
Quellhorst noted in this case the Redemption Centers definition is like an automated redemption
centers, like at a HyVee with the machines versus a staffed redemption centers. Conley stated it
depends on how the City wants to define it, but they chose that redemption centers would be
defined as a staffed facility. Russett noted the definition doesn't expressly state that it needs to
be staffed, that's something that is hard to regulate through zoning, but the Can Ched will speak
to their proposal. They are proposing that it to be staffed, but also function similarly to ones with
the automated machines. Goers stated the other thing he would note is on the exceptions,
particularly the second bullet point, establishments that offer beverages for sale are classified,
etc. and if something falls into one of those categories it would not be considered a redemption
center under this definition.
Townsend stated regarding the North Dodge HyVee having a redemption center that has not
been operational for some time, if they wanted to restore that, as the machines are still there,
could they. Conley replied yes, that would still be permissible.
Craig noted they talk consistently about cans but there are also glass redemption, does the Can
Shed take glass or are they proposing to take glass. Russett confirmed yes, the Can Shed will
take anything that has a deposit.
Townsend has a comment or a concern that why can't she go to any store that she pays deposit
on bottles and cans and take them back to that place. Hensch stated that was the Iowa
Planning and Zoning Commission
September 18, 2024
Page 6 of 9
legislature and their wisdom in changing the law
Hensch opened the public hearing
Austin Geasland (Realtor, Q4 Real Estate) represents the Can Shed in their real estate
expansion throughout the corridor area. One thing he wanted to bring up is the space that they
are currently negotiating is on Gilbert Street, the old South Maple building and the space is 5500
square feet. Staff's amendment proposal is 5000 square feet maximum and while they
understand the logic and the reasoning there, in an effort to keep this deal alive and not lose it, is
there a way that they could structure the business and the layout to 5000 square feet of
redemption center and leave the other 500 square feet for employee offices, employee break
rooms, etc. That is a concern he has with the current wording of the amendment.
Troy Willard (owner, Can Shed) stated what they're trying to do is raise their visibility, expand
their services for which they need more space than the building they're currently in, they're
maxed out. The current location is only about 2800-3,000 square feet. They have added a mobile
app where people can drop off bags of containers outside of staffed hours so they need an area
to drop those off as well. They also want to upgrade the equipment, the current automated
machines only allow cans to be put in one at a time but there's a technology out there for more of
a bulk dump. They take up about 25% of the time to count all the containers through and there's
also a bigger footprint for that type of machinery. Another reason for wanting to move is the
building Geasland was talking about has a lot more parking and there is a parking crunch where
they're currently at, and that is some of the motivation to move. Willard confirmed the North
Dodge HyVee hasn't redeemed containers since about 2020, back then and after the pandemic,
the Can Shed started doing more direct business representing HyVee as the redemption spot in
the City and took on all the responsibility for all the stores. Walmart is at the very end of using
their machines, they've used up their useful life and they have no interest in replacing them and
adding extra cost into their business model. He also wanted to note he understands the logic and
the explanations about the square footage thing and that would be a clarification he would want
to know before he makes any hard and fast decisions about leasing or buying space or building a
building. Also one of the natural progressions of the bottle bill in other states is they have been
taking it from carbonated and alcoholic beverages and moving to all beverage containers, which
would include water bottles, sport drinks, any type of non -carbonated container so he is trying to
look forward to that expansion and the space needs for that as well.
Craig asked if they would be moving their facility and just still have one. Willard confirmed that
was correct, they just need one that is more accessible and bigger and nicer. The new location
is only four blocks but it's in a major intersection and closer to the bank they use to grab money
to pay out to the customers so there's a lot of considerations going into that space there.
Criag asked if they work directly with commercial establishments, like a restaurant that sells cans
of beer, etc. Willard confirmed they do have business routes that they run, a couple times a
week to pick up cans and bottles from the downtown bar scene and any of the restaurants. They
generally cover an area anywhere from about 40 to 45 miles in and around Cedar Rapids.
They're mainly in Johnson County and Linn County, they spill into Iowa County a little bit as well
as Cedar County, Jones County, and Benton County.
Criag asked about the business model how do they make money if someone pays five cents for
a can and then gets the five cents back. Willard stated it is getting into some nuanced areas but
Planning and Zoning Commission
September 18, 2024
Page 7 of 9
as a consumer buying stuff at HyVee, the distributor, Coke, Pepsi, Budweiser, originates the
deposit. When they sell it to the store, they collect the nickel from the store. The store collects a
nickel from the consumer and then the consumer gets their nickel back from the Can Shed or the
store. Then when the Can Shet takes the cans back to Coke, Pepsi or whatever distributor he
gets his nickel back and they pay him three cents on top of that. One of the misconceptions is
somehow the State's involved with that but it's totally managed financially through private
enterprises.
Craig asked what Coke does when they get their cans back. Willard explained they smash them
up, bail them up and recycle them. He noted they redeem about 106 million containers a year
through their five locations. They also go out and represent distributors and pick up other
redemption centers and bring that material back to the facility in Cedar Rapids and combine it all
to make sure it's going back to end users and markets. Aluminum can turn into aluminum cans
again, the plastic has changed over the years, a lot of times it was being made into carpet
products but now it's going back to a bottle -to -bottle processing facility in Wisconsin. The glass
goes to Kansas City, there's a company down there that pulls all the brown glass out to make
beer bottles for Boulevard Brewery and the rest of it goes to a fiberglass insulation plant and gets
made into insulation.
Hensch closed the public hearing.
Craig moves to recommends that Title 14, Zoning Code be amended to allow redemption
centers either as a permitted use or a provisional use subject to use specific standards in
commercial and industrial zones.
Elliott seconded the motion.
Quellhorst noted it sounds like the Can Shed folks might want a space limit for provisional zones
in excess of 5000 square feet, is that something that staff would want to look into further or are
they still comfortable moving ahead with the 5000 square foot recommendation. Russett noted
they could still operate a 5000 square foot redemption center within that 5500 square foot space
they are looking at, the additional 500 square feet would just have to be used for some other
purpose, like their administrative purposes. However, if the Commission wants to increase it to
5500 staff doesn't really have any concerns with that either. She stated the one benefit of
sticking with 5000 is simply for consistency with how other size regulations are included in the
zoning code, 5000 is a very common number when looking at size limitations for uses.
Hensch noted right now it's limited to redeemable beverage containers but if the Iowa legislature
expands that to water bottles and other things they would have to come back and amend the
text. Russett stated yes, they would evaluate that at the time.
Hensch is in favor of approving this because this is truly an example of where they can facilitate
the public good. With the reduction of the redemption centers from what they formerly had; he
would have to guess that the amount going into the landfill has increased dramatically.
Additionally, a better location would make it better for the consumer in Iowa City and would be a
very positive action.
A vote was taken and the motion passed 7-0.
Planning and Zoning Commission
September 18, 2024
Page 8 of 9
CONSIDERATION OF MEETING MINUTES: SEPTEMBER 4, 2024:
Elliott moved to approve the meeting minutes from September 4, 2024 with corrections
Townsend seconded the motion, a vote was taken and the motion passed 7-0.
PLANNING AND ZONING INFORMATION:
Goers wanted to take this opportunity to give a brief update on one of the topics that was raised
in earlier discussion at a meeting by this Planning and Zoning Commission regarding the
alternative nicotine products and whether a tobacco permit was required for nicotine lozenges,
patches or gum. He did confirm with the State the answer is no, a permit is not required to sell
those three products and just wanted to pass that on to the Commission. An example is the
Target downtown sells those products and does not have a tobacco permit.
Craig heard a story on NPR today about housing. She was pretty proud of Iowa City when they
talked a lot about zoning codes and how cities just are a big hindrance to expanding housing
base because they don't want certain kinds of housing, or they don't want this or that, and they
use zoning codes to keep people out. Iowa City doesn't do that which is good.
Hensch agrees wholeheartedly and would like to commend the members of the Commission,
because generally when they're under pressure not to approve a development for additional
housing from community groups by and large, the Commission hears them, and are responsive,
but still do what we think is the correct thing to do that's in the best interest of the City and it can
be very uncomfortable sometimes.
ADJOURNMENT:
Townsend moved to adjourn, Elliott seconded and the motion passed 7-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2023-2024
715
7/19
812
8116
1014
10118
11115
1216
12120
1117
217
2121
413
511
6126
914
9118
CRAIG, SUSAN
X
X
X
X
X
X
X
X
O/E
X
X
X
X
X
X
X
X
ELLIOTT, MAGGIE
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
O/E
X
X
HENSCH, MIKE
O/E
X
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
X
MILLER, STEVE
-- --
I -- --
-- --
I -- --
-- --
-- --
I -- --
-- --
-- --
I -- --
-- --
I -- --
-- --
-- --
I -- --
X
X
PADRON, MARIA
X
O/E
X
X
X
X
X
O/E
X
X
X
X
O/E
O/E
-- --
-- --
-- --
QUELLHORST, SCOTT
-- --
-- --
-- --
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
TOWNSEND, BILLIE
X
X
O/E
X
X
X
X
X
X
X
X
X
X
X
X
X
X
WADE, CHAD
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
KEY:
X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member