HomeMy WebLinkAbout02-05-2025 Planning & Zoning Commission - CancelledPLANNING AND ZONING COMMISSION
Wednesday, February 5, 2025
Formal Meeting — 6:00 PM
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
Agenda: ** Meeting Cancelled Due to Weather **
1. Call to Order
2. Roll Call
3. Public Discussion of Any Item Not on the Agenda
Development Items
4. Case No. REZ24-0016
Location: North of Melrose Ave. and East of Camp Cardinal Blvd.
An application for a rezoning of approximately 7.2 acres of land from Interim Development
Single -Family Residential (ID-RS) zone to Mixed Use (MU) zone.
5. Case No. REZ24-0001
Location: 900, 902, 906, and 908 N. Dodge St. and 905, 909, and 911 N. Governor St.
An application for a rezoning of approximately 5.49 acres of land from Medium Density
Single -Family Residential (RS-8) zone, High Density Single -Family Residential (RS-12)
zone, Medium Density Multi -Family Residential (RM-20) zone, and Multi -Family Residence
(R313) zone to Medium Density Multi -Family Residential (RM-20) zone and High Density
Single -Family Residential (RS-12) zone with a Planned Development Overlay (OPD).
6. Consideration of meeting minutes: December 4, 2024
7. Election of Officers
8. Planning and Zoning Information
9. Adjournment
If you will need disability -related accommodations to participate in this meeting, please contact
Anne Russett, Urban Planning, at 319-356-5251 or arussetta-iowa-city.org. Early requests are
strongly encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: February 19 / March 5 / April 2
Informal: Scheduled as needed.
STAFF REPORT
To: Planning and Zoning Commission
Item: REZ24-0016
Parcel: 1007351003
GENERAL INFORMATION:
Owner/Applicant:
Contact Person:
Requested Action:
Purpose:
Location:
Location Map:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning
Prepared by: Madison Conley
Associate Planner
Date: February 5, 2025
St Andrew Presbyterian Church
140 Gathering Place Ln
Iowa City, Iowa 52246
Michael Welch
Shoemaker & Haaland
160 Holiday Rd
Coralville, Iowa 52241
920-475-8060
mwelch(a)shoemaker-haaland.com
Rezoning of 7.2 acres from Interim
Development Single -Family Residential (ID-
RS) zone to Mixed Use (MU) zone.
To rezone to a zone that allows development
as opposed to the existing interim
development zone.
East of Camp Cardinal Boulevard and north
of Melrose Ave.
7.2 Acres
Interim Development Single -Family
Residential (ID-RS)
North: Religious/private group assembly
uses, Low Density Single -Family
K
Comprehensive Plan:
Public Meeting Notification:
District Plan:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Residential with a Planned
Development Overlay (OPD/RS-5)
South: Single -Family, Low Density Single -
Family Residential with a Planned
Development Overlay (OPD/RS-5)
East: Single -Family, Rural Residential
with a Planned Development
Overlay (OP/RR-1)
West: Highway 218, Governmental
Purposes, Institutional Public (P2)
Office Commercial
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 Camp Cardinal Blvd & Melrose Ave (Parcel
1007351003).
None
December 23, 2024
February 6, 2025
The owner, St Andrew Presbyterian Church, is requesting approval for the rezoning of 7.2 acres
from Interim Development Single -Family Residential (ID-RS) zone to Mixed Use (MU) zone for land
located east of Camp Cardinal Blvd and north of Melrose Ave. Both Camp Cardinal Blvd and
Melrose Ave are arterial streets which are in close proximity to Highway 218. Portions of the
property's northern edge border sensitive areas such as woodlands, wetlands, and regulated
slopes, which are also found on the St Andrew Presbyterian Church property directly to the north.
The IC2030 Comprehensive Plan's future land use map originally identified this area appropriate
for 2-8 Dwelling Units per Acre. In 2016, St Andrew Presbyterian Church submitted a
Comprehensive Plan Amendment that changed the future land use designation from 2-8 Dwelling
Units per Acre to Office Commercial (CPA16-00001, Res No. 16-129). The Office Commercial land
use designation is assigned to areas intended to provide the opportunity for a large variety of
commercial uses that serve a major segment of the community.
The subject property is currently for sale. The owners have expressed an interest in rezoning to
provide more clarity and certainty to future buyers regarding development potential.
Attachment 3 includes the applicant submittal materials such as the Rezoning Exhibit and the
Applicant Statement which describes the rationale behind the request.
The applicant has used the Good Neighbor Policy and held a Good Neighbor Meeting on January
23, 2025.
ANALYSIS:
Current Zoning: The property is currently zoned ID-RS. The ID-RS zone provides for areas of
3
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 land uses allowed
in the ID-RS zone are limited. The only permitted use in the ID-RS zone is plant related agricultural.
Detached single-family dwellings are allowed but require a minimum of 5 acres. Limited commercial
uses are allowed and subject to use specific standards. For example, the I D-RS zone allows general
and intensive animal related commercial uses; however, any outdoor facilities associated with these
uses are required to be setback at least one hundred feet from any lot line.
Proposed Zoning: The applicant is requesting that the property to be rezoned to the 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 allows a mix of uses, including lower scale retail and office
uses, and a variety of residential uses. This mix of uses requires special consideration of building
and site design.
Table 1 outlines the uses that are allowed in the MU zone, i.e. multi -family, office uses, community
service, etc. The MU zone does not allow for drinking establishments (e.g. bars), quick vehicle
servicing uses (e.g. gas stations and car washes), or any industrial uses.
Table 1 — Uses Allowed in MU Zone
Use Categories:
Assisted group living
PR
Attached single-family dwellings
PR
Detached single-family dwellings
P
Detached zero lot line dwelling
PR
Duplexes
PR
Group Households
PR
Multi -family dwellings
P
Eating establishments
S
Office Uses —General & Medical/dental
P
Redemption center
PR
Alcohol sales oriented retail
PR
Hospitality oriented retail
PR
Personal Service oriented retail
PR
Sales oriented
PR
Tobacco sales oriented
PR
Community service -shelter
S
General community service
S
Daycare
PR
Educational facilities —General & Specialized
PR
Parks and open sace
PR
Religious/private group assembly
PR
Communication transmission facility
PR
P = Permitted
PR = Provisional
S = Special exception
Rezoning Review Criteria:
Staff uses the following two criteria in the review of rezonings:
1. Consistency with the comprehensive plan;
2. Compatibility with the existing neighborhood character.
CI
Compliance with Comprehensive Plan: The Northwest Planning District does not have a district
plan, so the proposed rezoning is reviewed using the IC2030 Comprehensive Plan.
The Future Land Use Map of the Comprehensive Plan was amended in 2016 changing the subject
property's land use designation from 2-8 dwelling units per acre to Office Commercial (CPA16-
0001). The resolution noted that the amendment was warranted due to the subject property's close
proximity to Highway 218. It also stated that the general principles of the Comprehensive Plan
encourage buffers between residential development and major highways. The resolution also states
that the CO-1 zone is an appropriate zone near residential neighborhoods and an appropriate
transition to more intense uses.
Although the resolution indicates CO-1 as an appropriate zoning designation for the subject
property, staff finds that the proposed MU zone aligns with the intent of the comprehensive plan
amendment, as well. Both the CO-1 zone and the MU zone allow residential and less intensive
commercial uses. Similar to the CO-1 zone, the MU zone does not allow drinking establishments,
quick vehicle servicing uses, and outdoor storage and display oriented retail. In addition, the MU
zone does not allow drive-throughs.
Furthermore, the following Comprehensive Plan goals and strategies are supported by the
rezoning request:
Encourage compact, efficient development that is contiguous and connected to existing
neighborhoods to reduce the cost of extending infrastructure and services and to preserve
farmland and open space at the edge of the city.
o Ensure that infill development is compatible and complementary to the surrounding
neighborhood.
Encourage a diversity of housing options in all neighborhoods.
o Ensure a mix of housing types within each neighborhood, to provide options for
households of all types (singles, families, retirees, etc.) and people of all incomes.
o Identify and support infill development and redevelopment opportunities in areas
where services and infrastructure are already in place.
The proposed rezoning aligns with the Comprehensive Plans goals that encourage infill
development and a diversity of housing types throughout the community. The subject property is
surrounded by developed land and the site is currently served by city services. In terms of housing
diversity, the MU zone allows a diversity of housing types, including single-family, duplex, and multi-
family residential.
Compatibility with Existing Neighborhood Character: The land uses surrounding this property
include St Andrews Presbyterian Church to the north, single-family residential to the east, multi-
family residential to the northwest, and Highway 218 to the west. Generally speaking, the
neighborhood is a mix of both single-family and multi -family residential, as well as institutional
uses with the church.
The neighborhood also includes a number of regulated sensitive features. The subject property,
specifically, includes woodlands along the eastern portion of the property that abut the existing
single-family homes in Walnut Ridge. Additionally, there is a 30' pipeline easement that runs north
and south along the eastern border of the subject property. No development would be allowed
within this easement. Given the regulated sensitive features and the restrictions on development
placed by the pipeline easement a natural buffer should remain between any development and
the single-family land uses to the east.
Furthermore, future development on the subject property must comply with the Mixed Use Site
Development Standards that regulate the location of surface parking and require screening
5
between surface parking and neighboring properties. Buildings scale is also regulated, and
articulation standards are required to ensure that buildings are broken up in modules. The
purpose of these standards is to ensure that building sites are designed to be inviting for
pedestrians by orienting buildings toward the street, requiring that buildings be constructed with
street level storefront windows and clearly demarcated pedestrian entrances; and by requiring
that parking be located away from the street and screened by landscaping.
Regarding lighting, the mixed use zone is in the medium illumination district. This district would
allow more lighting than a single-family zone; however, the light trespass standards require that
lighting fixtures are shielded in such a say that the bulb is not directly visible from any adjacent
residential use. Overall, the lighting standards regulate light fixture shielding, directional control,
and height of fixtures to prevent light from one property extending beyond the property line onto
adjacent properties.
Staff finds the proposed rezoning request is consistent with the Comprehensive Plan and
compatible with the existing neighborhood character.
Transportation & Public Infrastructure: The property has access from Camp Cardinal Blvd,
which contains a median that limits ingress and egress to the site. Therefore, staff is
recommending a condition that the Owner reconstruct the median to allow full access to the site.
This will also require the construction of a dedicated left -turn lane on Camp Cardinal Blvd.
Sensitive Areas: The subject property contains regulated sensitive features. A sensitive areas
development plan is not required at the time of rezoning. A sensitive areas development plan will
be required either at subdivision or site plan review. At that time, 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.
STAFF RECOMMENDATION:
Staff recommends approval of REZ24-0016, a proposed rezoning to rezone 7.2 acres of the
property located east of Camp Cardinal Blvd and north of Melrose Ave (Parcel Number
1007351003) from ID-RS zone to MU zone subject to the following condition:
• Prior to issuance of a building permit the Owner shall reconstruct the median to allow
access and also construct a dedicated left -turn lane on Camp Cardinal Blvd subject to
review and approval by the City Engineer.
ATTACHMENTS:
1. Location Map
2. Zoning Map
3. Applicant Submittal Materials
Approved by
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location Map
ATTACHMENT 2
Zoning Map
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REZ24-0016
Camp Cardinal Blvd & Melrose Ave
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Melrose ,
Prepared By: Rachael Schaefer
Date Prepared: January 2025
ATTACHMENT 3
Applicant Submittal Materials —Rezoning Exhibit & Applicant
Statement
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PROPERTY OWNER
ST ANDREW PRESBYTERIAN CHURCH
140 GATHERING PLACE LANE
IOWA CITY, IA 52246
CIVIL ENGINEER
MICHAEL J. WELCH, PE
SHOEMAKER AND HAALAND
160 HOLIDAY ROAD
CORALVILLE, IA 52241
319-351-7150
ZONING INFORMATION
CURRENT ZONING
PROPOSED ZONING
1 9
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0 50 100 150 200
WHEN PRINTED ON 22"x34" SHEET
1" = 100'
OWNER PROJECT SHEET TITLE PROJECT NUMBER: SHEET NUMBER
Shoemaker ST ANDREW TRIANGLE LAND REZONING EXHIBIT 24380
PRELIMINARY PRESBYTERIAN CHURCH AUDITOR'S PARCEL 2012061 1
ISSUED DATE: 12-12-24
NOT FOR CONSTRUCTION Haaland DRAWN BY: KJB
0 CITY SUBMITTAL #1 12-12-24
CHECK BY: MJW 00
NO. REVISION DATE APPROVED BY: MJW REV
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1,081 hNTAK E IMPACTED AREA 26,006 18.4/
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TOTAL EXISTING AREA 153,996
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SITE DESCRIPTION
AUDITOR'S PARCEL 2012061
PLATTED AREA
7.20
ACRES
DEVELOPABLE AREA
4.35
ACRES
ZONING
CURRENT
ID-RS
PROPOSED
MIXED USE - MU
SETBACKS
FRONT
MIN 5
FEET
MAX 15
FEET
SIDE
5 + 2*
FEET
REAR
ATTACHED SINGLE FAMILY
20
FEET
MULTI -FAMILY
5 + 2*
FEET
* ADD 2' FOR EACH STORY ABOVE 2
BUILDING BULK
HEIGHT 35 FEET
BUILDING COVERAGE 50 %
UNIT DENSITY ALLOWED
EFFICIENCY & 1-BEDROOM 21725 SF
2-BEDROOM 21275 SF
3-BEDROOM 21275 SF
2 /
W, ,
I 11 � �`
1
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MELROSE AVENUE
0 30 60 90 120
WHEN PRINTED ON 2211x3411 SHEET
111 = 60'
ENGINEER:
'Idesign+development
--=-"--- _____- CLIENT:
:Fps, �------' �--`--- -
_
o>''Fo,-------------= ST ANDREW PRESBYTERIAN CHURCH
PROJECT NAME:
TRIANGLE LAND
AUDITOR'S PARCEL 2012061
REVISION LOG:
REV DESCRIPTION I DATE
--- CLIENT REVIEW 1 10-23-24
LEGEND: WOODLANDS
DEVELOPMENT RELATED:
PRESERVED WOODLAND
SHEET NAME:
BUFFERED WOODLAND
SITE AND ZONING ANALYSIS
IMPACTED WOODLAND
PROJECT NO:
1102
PROJECT MANAGER:
WELCH
SHEET NUMBER:
CONSTRUCTION AREA LIMITS
— — —
CI-00
REVISION:
---
ISSUED DATE:
10-23-2024
December 13, 2024
APPLICANT'S STATEMENT FOR REZONING
St. Andrew Presbyterian Church
Parcel Number 1007351003
Please accept the following Applicant Statement submitted on behalf of St Andrew Presbyterian Church.
St Andrew Presbyterian Church has owned the property located near the intersection of Camp Cardinal
Boulevard and Melrose Avenue since 2009. This property is identified as Parcel Number 1007351003 or as
Auditor's Parcel 2012061. This property was acquired along with the property located at 140 Gathering Place
Lane where the St Andrew Presbyterian Church is located. The parcel is physically separated from the Gathering
Place Lane property by a waterway and a wooded ravine.
St Andrew Presbyterian Church is seeking a Mixed Use (MU) zoning designation for the property. The property
is currently zoned Interim Development Single -Family (ID-RS). According to the City Code, the ID-RS zone is
intended "to provide for areas of managed growth in which agricultural and non -urban uses of land may
continue until such time as the city is able to provide city services and urban development can occur." This
property is surrounded by developed properties and city services are currently available. St Andrew previously
pursued a comprehensive plan amendment to allow for a commercial use on the property. Since making that
change to the comprehensive plan, the market for commercial properties has changed and St Andrew has not
been able to attract a buyer interested in developing the property for a commercial use. The Mixed Use is a
commercial zone that is intended to "provide a transition from commercial and employment centers to less
intensive residential zones. The MU zone permits a mix of uses, including lower scale retail and office uses, and a
variety of residential uses. This mix of uses requires special consideration of building and site design." The
Mixed Use zone is well situated at this location to provide a transition from Highway 218 to the west and the
large -lot residential properties within Walnut Ridge to the east.
St. Andrew has not determined a final use nor do they plan to be the developer of the property. Their goal in
rezoning the property is to remove a barrier for a potential buyer and position the property to the ready for
development when a buyer is identified. The site is currently served by city water and sanitary sewer. Any
future development will need to comply with applicable city codes, including the sensitive area ordinance and
storm water management.
Thank you for your consideration of this rezoning application.
Sincerely,
AllIw
Michael J. Welch, PE
Shoemaker
A," Haaland Project No. 24380 Page 1
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Anne Russett, Senior Planner
Item: REZ24-0001 911 N Governor St & Date: February 5, 2025
Surrounding Properties
GENERAL INFORMATION:
Applicant/Owner: TSB Holdings, LLC
tracy(o)-barkalowhomes.com
Co -Applicant: The City of Iowa City
Neighborhood & Development Services Department
319-356-5230
Contact Person: Jon Marner
MMS Consultants
j.marner(o_mmsconsultants. net
Requested Action: Rezoning to High Density Single -
Family Zone and Medium Density Multi -Family Zone
with a Planned Development Overlay
Purpose:
Location:
Location Map:
Size:
Existing Land Use; Zoning:
Redevelopment of vacant and underutilized properties
along N. Governor St.
900 N. Dodge St, 902 N. Dodge St., 905 N. Governor
St, 906 N. Dodge St., 908 N. Dodge St., 909 N.
Governor St., and 911 N. Governor St.
5.49 acres
Single-family, two-family, and multi -family residential
and vacant office building;
Medium Density Single -Family Residential (RS-8),
High Density Single -Family Residential (RS-12),
Medium Density Multi -Family Residential (RM-20),
and Multi -Family Residence (R3B)
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: Single-family and two-family; RS-12 and
RS-8
South: Happy Hallow Park and single-family,
Neighborhood Public (P1) and RS-8
East: Single-family, RS-8
West: Single-family, RS-8
2-8 DU/Acre and 16-24 DU/Acre
Central District Plan
C1
Property owners and occupants within 500' of the
property received notification of the Planning and
Zoning Commission public meeting. Two rezoning
signs were posted along N. Governor St. and two
were posted along N. Dodge St.
January 3, 2025
February 17, 2025
The applicant, TSB Holdings, LLC, is requesting approval for the rezoning of approximately 5.49
acres of land from Medium Density Single -Family Residential (RS-8) zone, High Density Single -
Family Residential (RS-12) zone, Medium Density Multi -Family Residential (RM-20) zone, and
Multi -Family Residence (R3B) zone to Medium Density Multi -Family Residential (RM-20) zone
and High Density Single -Family Residential (RS-12) zone with a Planned Development Overlay
(OPD). The City is joining the property owner as a co -applicant on this rezoning. The proposed
development would allow for the demolition and replacement of buildings along N. Governor St,
including the existing, vacant commercial office building. The Preliminary Planned Development
Overlay and Sensitive Areas Development Plan, Building Elevations, Rezoning Exhibit, and
Applicant's Statement are attached. [Attachments 2, 3, 4, and 5]
The western portion of the subject property is part of the Subdivision of the SE 114 Section 3
Township 79 Range 6 Final Plat approved in 1873. The eastern portion of the property is part of the
Bacon's Subdivision of Blk 1 Dewey's Addition also approved in 1873.
The zoning of the property in question has been the subject of significant past litigation. A portion
of the subject property was at issue in a 1987 decision of the Iowa Supreme Court, Kempf v. City
of Iowa City, 402 N.W.2d 393 (Iowa 1987). In that case, a developer had purchased a four -acre
tract comprised of six lots --Lots 8-10 along Governor Street and Lots 49-51 along Dodge Street. At
the time, all of these lots were zoned R3B, a classification permitting office buildings and high -
density multi -family residential units. The developer had completed construction of an office building
and had begun construction of an apartment building when the City revoked the building permit for
the apartment building. The City subsequently rezoned the property to permit commercial office and
multi -family residential uses on portions of the tract, while limiting the remainder to single-family and
duplex development. The court concluded that the decision to rezone the undeveloped portions of
the property to permit only single-family and duplex units was unreasonable due to the economic
unfeasibility of such limited development. As a result of this litigation, Lots 10, 49, 51, and part of
Lot 50 reverted to the R313 zoning classification in effect in 1978. This classification was to remain
in effect until a use had been established on any of the lots, after which time further development
3
or redevelopment of that lot would be subject to current zoning regulations. Since the court ruling
no uses have been established on the lots in question.
In 2011, the City received a rezoning application (REZ11-00016) for a portion of the subject property
along N. Governor Street to rezone the property from CO-1 (Commercial Office) zone to RM-12
(Low Density Multi -Family Residential) zone. At the time rezoning would have allowed
approximately 18 multi -family residential units. This rezoning received a significant amount of
opposition from neighborhood residents and failed at Council by a vote of 0-6.
After the failed rezoning attempt the City Council directed staff to examine the comprehensive plan's
land use policy vision for the property and explore designating the property to no longer allow multi-
family residential uses. The City initiated a comprehensive plan amendment (CPA12-00004) which
proposed an amendment to the Central District Plan to change the future land use designation from
Low to Medium Density Multi -Family to Single -Family and Duplex residential for properties located
at 905, 909, and 911 N. Governor Street and property between 906 N. Dodge and 910 N. Dodge
Street. This comprehensive plan amendment was accompanied by three City initiated rezonings
(REZ12-00016, REZ12-00018, and REZ12-00019).
Ordinance 13-4518 rezoned land from R313 and CO-1 to RS-12 (High Density Single -Family
Residential) zone. After the rezoning the property owner submitted a site plan proposing a multi-
family residential building. At the time, Lots 10, 49, and 51 remained undeveloped. The City denied
this site plan because multi -family uses are not allowed in the RS-12 zone. The owner appealed
the decision to the Board of Adjustment. The Board upheld staff's decision, and the owner appealed
this decision to district court seeking to invalidate the rezoning.
The case eventually made its way to the Iowa Supreme Court as TSB Holdings. LLC v. Board of
Adjustment for City of Iowa City, 913 N.W.2d 1 (Iowa 2018). The court found that the rezoning
ordinance was a lawful exercise of the City's zoning authority. However, the court held that the
Kempf decision prohibited the City from enforcing the new zoning ordinance as to Lots 10, 49, and
51. As a result, the property owner was permitted to move forward with construction of multi -family
housing on these lots consistent with the former R313 zoning classification. To date, this
development has not occurred.
In short, these properties have a long and complicated zoning history. At present the properties
remain a mix of both single-family and multi -family zoning. Some of the multi -family zoning that
applies to the property is the zoning designation from the 1970s (R3B) determined by the courts.
The City is acting as a co -applicant for this rezoning for several reasons. First, due to the hodge
podge of zoning designations this rezoning helps to ensure a cohesive development pattern as
opposed to that which would be allowed under current zoning. Second, the proposed rezoning
would require compliance with the City's modern zoning regulations as opposed to zoning
regulations adopted in the 1970s. Third, the City Council's Strategic Plan speaks to working on
establishing partnerships and collaborations within the community, particularly in the interest of
advancing housing goals.
Good Neighbor Policy: The applicant held a good neighbor meeting on August 13, 2025.
Approximately 20 individuals attended the meeting. A summary of the meeting is attached.
[Attachment 6] In addition to the good neighbor meeting, City staff, representatives of MMS
Consultants, and three neighbors met to discuss additional concerns on September 25, 2024.
ANALYSIS:
Current Zoning: The subject property is zoned Medium Density Single -Family Residential (RS-
8) zone, High Density Single -Family Residential (RS-12) zone, Medium Density Multi -Family
CI
Residential (RM-20) zone, and Multi -Family Residence (R3B) zone. The existing R313 zoning is
a zoning designation from the 1970s. See Figure 1.
Properties zoned RM-20 allow multi -family residential. Properties zoned RS-12 and RS-8 allow
single-family and duplex residential. RS-12 also allows townhome style multi -family up to six units
attached. The maximum height in these zones is 35'.
The R313 zone also allows multi -family residential at a minimum lot area per unit of 750 square feet.
This equates to approximately 58 dwelling units per acre. Given the land area zoned R313 the
existing zoning would allow a maximum of 84 dwelling units. The maximum height in the R313 zone
is 45' and 3 stories. See Table 1.
Table 1. R31B Zoning Summary
Minimum Lot Area Per Unit
Approximate Maximum Density
Maximum Height
750 square feet
58 du/ac
45' and 3 stories
Figure 1. Current Zoning
L
R512 N
R3B r�
R58
Proposed Zoning: The applicant is proposing to rezone the subject property to High Density
Single -Family (RS-12) zone and Medium Density Multi -Family (RM-20) Zone with a Planned
Development Overlay (OPD). The OPD is required due to impacts to sensitive areas. No waivers
from development standards are being requested.
9
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Figure 2. Proposed Zoning
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exasosln�� raatc�.t '-+��
I 158.91'
PROPOSED ZONING PARCEL #1
(0P0/RM20)
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The owner is proposing to demolish and replace the buildings along N. Governor St., which will
include the demolition of two single-family homes and the vacant office building to accommodate
the development of two multi -family residential buildings each containing 42 units. A total of 84 units
are proposed, which is the maximum allowable number of units under the current R313 zoning. The
maximum density in the OPD/RM-20 zone is 24 dwelling units per net acre. See Table 2. There is
no redevelopment planned along N. Dodge St. at this time; however, redevelopment is possible.
Any future redevelopment must demonstrate substantial compliance with the Preliminary OPD Plan
as is defined by the zoning ordinance.
The maximum allowable height in the proposed zoning designations in 35'. Additionally,
development of multi -family residential in the RM-20 zone will require compliance with the City's
modern multi -family site development standards (which would not be required of development
under the 1970 R313 zoning). The multi -family site development standards address the location of
parking, landscaping between surface parking and neighboring properties, the demarcation of
building entrances, and building articulation to avoid monotonous facades. Since the property is
located within the Central Planning District, the proposed development is also subject to additional
standards that regulate architectural design and building materials.
Table 2. OPD/RM-20 Zoning Summary
Minimum Lot Area Per Unit
Maximum Density
Maximum Height
n/a
1 24 du/net acre
35'
Since the proposed zoning does not follow existing parcel boundaries, staff is recommending a
condition that no building permit shall be issued for the proposed Lot 1 until the City Council
approves a final plat resubdividing the subject property to conform to the proposed zoning
boundaries.
General Planned Development Approval Criteria: Applications for Planned Development
rezonings are reviewed for compliance with the standards according to Article 14-3A of the Iowa
City Zoning Code, except for sensitive areas developments that comply with all underlying zoning
and subdivision regulations. Since the proposed planned development is required due to sensitive
areas and no modifications are being requested, the proposed rezoning is subject to the standard
C01
rezoning review criteria:
1. Consistency with the comprehensive plan;
2. Compatibility with the existing neighborhood character.
Compliance with the Comprehensive Plan: The proposed rezoning is reviewed using the IC2030
Comprehensive Plan and the Central District Plan.
The Future Land Use Map of the IC2030 plan identifies much of the subject property as appropriate
for multi -family residential development at 16-24 dwelling units per acre. The area along N.
Governor St is identified as appropriate for residential development of 2-8 dwelling units per acre.
The Central District Plan identifies the area as appropriate for Single -Family and Duplex Residential,
Open Space, and Low to Medium Density Multi -Family with a development density of 8-24 dwelling
units per acre.
The Future Land Use Map functions as a conceptual future vision. Both plans envision this area as
allowing multi -family development. See Figures 3 and 4. Furthermore, the rezoning is supported by
plan goals and strategies that are outlined below.
Figure 3. IC2030 Future
Land Use Map
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Figure 4. Central District Plan
Future Land Use Map
The IC2030 Plan also include a number of goals and strategies that support the proposed rezoning:
Land Use Goals and Strategies:
• Encourage compact, efficient development that is contiguous and connection to existing
neighborhoods to reduce the cost of extending infrastructure and services and to
preserve farmland and open space at the edge of the city.
o Ensure that infill development is compatible and complementary to the
surrounding neighborhood.
Housing Goals and Strategies:
• Encourage a diversity of housing options in all neighborhoods.
o Ensure a mix of housing types within each neighborhood, to provide options for
households of all types (singles, families, retirees, etc.) and people of all
incomes.
o Identify and support infill development and redevelopment opportunities in areas
where services and infrastructure are already in place.
VA
Environmental Goals and Strategies:
• Recognize the essential role our land use policies play in preserving natural resources
and reducing energy consumption.
o Encourage compact, efficient development that reduces the cost of extending
and maintaining infrastructure and services.
o Discourage sprawl by promoting small -lot and infill development.
Parks and Open Space Goals and Strategies:
• Improve overall access to and awareness of parks.
Goal 1 of the Central District Plan's Housing and Quality of Life element states "Promote the Central
District as an attractive place to live by encouraging reinvestment in residential properties
throughout the district and by supporting new housing opportunities" Although the proposed
redevelopment is not a reinvestment in existing residential property it is an investment in the
neighborhood and will allow the for the removal of the blighted, vacant office building and allow
for the development of much needed housing units.
The Central District Plan also includes a component related to open space. It envisions the
possible expansion of Happy Hollow Park to the west and a bit to the north, including one parcel
on the subject property. The area of the subject property identified in the plan as appropriate for
open space is zoned R313. Given the court rulings protecting development rights and the current
zoning designation, expanding the public park in this manner is unrealistic. The topography also
makes expanding the park to the north challenging as any northern expansion would likely be
inaccessible to members of the public.
Finally, the Central District Plan also states the following: "Another pocket of multi -family
development in the northern part of the district along Dodge Street is zoned R313, which is an
obsolete zoning designation no longer used in the City Code. This area should be rezoned to a valid
designation such as RM-20, which acknowledges the density of the existing multi -family
development on the property".
In summary, the proposed rezoning to OPD/RM-20 with a small portion rezoned to OPD/RS-12 is
consistent with the land use policy direction of the City's adopted plans. The plans envision the
development of multi -family residential in this area, make note of the importance of accommodating
a diversity of housing types to meet a variety of needs, and highlight the benefits of infill development
for environmental and infrastructure reasons.
Compatibility with Existing Neighborhood Character: In terms of the surrounding
neighborhood, Happy Hollow Park is directly south of the proposed development. Single-family
homes are located across the N. Governor Street right-of-way to the east. To the north is a mix
of duplex and other residential uses. To the west of the proposed development on the subject
property are two existing multi -family residential buildings containing 12 and 29 units respectively.
To the south of the existing multi -family buildings is a duplex (to be converted to a single-family
home) with single-family homes further to the south. The neighborhood is a mixture of housing
types ranging from detached single-family homes to larger scale apartment buildings. The major
amenity for residents is Happy Hollow Park.
The Preliminary Planned Development Overlay Play was developed to fit into the existing mixture
of residential buildings that the neighborhood contains. It proposes two multi -family buildings along
N. Governor Street. Each building contains 42 dwelling units for a total of 84 dwelling units. The two
block -scale buildings front N. Governor St. in a manner that aims to reduce their visual impact from
the public right-of-way. The northern building is positioned in such a way that the shortest end of
the building fronts N. Governor St. The width of this end of the building is 70 feet wide compared
with the length of the building, which is —236 feet. Additionally, the southern building is positioned
EV
at an angle, which allows the longest side of the building to be positioned further away from N.
Governor St.
This site layout also provides for a large open space area south of the building (north of Happy
Hollow Park) for the residents of the building. The proposed development must comply with the
private open space standards outlined in section 14-2A-4E of the Zoning Code. The proposed multi-
family buildings with 84 units containing 132 bedrooms requires 1,320 square feet of private usable
open space (10 square feet per bedroom). The proposed development shows adequate private
open space featuring an outdoor seating area. Excluding the designated private open space area,
much of the remaining area on the proposed Lot 1 will be used to retain stormwater and protect
sensitive features.
Both buildings are proposed to meet the 35' maximum height limit in the zone. No waivers from the
height standard have been requested. Parking is accommodated on surface lots that are located
behind the building, as well as internal structured parking.
In terms of landscaping, the proposed development would maintain 15 existing mature trees along
the southern property line abutting Happy Hollow Park. Additionally, 54 new trees will be planted on
the site, including 9 street trees along N. Governor St. The landscaping plan also shows that the
surface parking will be screened to neighboring property owners to the south and west.
Along N. Dodge St. there are two existing duplexes and two existing multi -family residential buildings.
The plans show that the Owner plans to convert the southern duplex at 900 N. Dodge St. on the
proposed Lot 2 to a single-family home. This is needed in order to meet the density requirements of
the zone. Staff is recommending a condition that prior to Final Plat approval that the duplex is
converted.
Although there are no plans for redevelopment along N. Dodge St. (with the exception of the duplex
conversion at 900 N. Dodge St.), the rezoning would allow redevelopment in the future. Any future
redevelopment of the proposed Lot 2 will be required to substantially comply with the Preliminary
OPD Plan. The rezoning would not allow any more dwelling units than currently exist. Additionally,
the existing development pattern provides a transition from the detached single-family homes to the
south to the existing apartment buildings to the north. Future redevelopment would need to ensure
that this transition is maintained similar to the existing context.
Transportation and Public Utilities: The proposed rezoning is bordered on the west by N.
Dodge St. and on the east by N. Governor St. Both are one-way streets with N. Dodge St. running
south and N. Governor St. running north. Both streets are also considered arterial streets per the
City's streets plan and are highways under the authority of the Iowa Department of Transportation.
Regarding capacity, 2023 data from the Iowa DOT shows an ADT (average daily traffic) of 5,600
for N. Governor St. The theoretical capacity is approximately 15,000 to 18,000 per day.
Transportation planning staff have reviewed the plans and have found that there is sufficient
capacity on N. Governor St. to accommodate the new development. The current public right-of-
way varies in width and is less than a typical arterial right-of-way width.
As for N. Dodge St. the existing conditions will not be changing with the proposed rezoning. That
said, 2023 data from the Iowa DOT shows an ADT of 6,200 along N. Dodge St. Like N. Governor
St., N. Dodge St. can accommodate between 15,000 to 18,000 per day.
The site is also served by Iowa City Transit's North Dodge Route. Transit stops are located
adjacent to the subject property along N. Dodge St. heading south and along N. Governor St.
heading north.
Staff is recommending two conditions related to the transportation system. First, that public right-
�0]
of -way along N. Governor St. and easements be dedicated to the satisfaction of the City Engineer
to allow the installation of a 5' sidewalk. Second, that a temporary construction easement be
granted on the western 10' of the subject property abutting N. Dodge St. This temporary
construction easement is needed to for the Dodge Street reconstruction project that is planned
between Governor and Burlington Streets. The project will be done in partnership with the Iowa
DOT and includes new street pavement, sidewalk, utility improvements and other associated
work. Both conditions will be addressed at final platting.
The site also has access is the City's existing sewer and water system. An 18" sanitary sewer
trunk line runs through the property. Public Works staff has reviewed the plans and have no
concerns regarding sanitary sewer capacity for this area as it would relate to this project. Staff is
recommending a condition that the existing water services for 902, 904, and 906 N. Dodge St.
that are tapped off of the water main in N. Governor Street shall be abandoned, and new services
for 902, 904, and 906 N. Dodge Street shall be installed that are tapped off of the water main in
N. Dodge Street subject to review and approval by the City Engineer.
Environmentally Sensitive Areas: The subject property contains regulated slopes and groves
of trees. The applicant submitted a Preliminary Sensitive Areas Development Plan that shows
critical slopes being impacted beyond the 35% which can be approved administratively and
triggering the OPD rezoning. Specifically, the proposed development would impact 86% of the
critical slopes on the property. Although groves of trees are present on the subject property no
woodlands exist; and therefore, the proposed development is not subject to the woodland retention
requirement.
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 proposed rezoning, the Owner will be required to dedicate approximately
0.067 acres to the City or pay a fee in -lieu of land dedication. The Owner has requested to pay a
fee in -lieu of a public open space dedication. Staff has accepted their request for a payment in -lieu
of land dedication.
Storm Water Management: The Preliminary OPD Plan includes an area to accommodate storm
water. Public Works staff will review all stormwater management plans as part of the site plan review
process.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, a public hearing will be
scheduled for consideration by the City Council. The Owner also has three other pending
applications related to this rezoning: 1) A final plat application which will be reviewed by City Council;
2) A site plan application which will be reviewed by City staff, and 3) A design review application
which will be reviewed by City staff.
STAFF RECOMMENDATION:
Staff recommends approval of REZ24-0001, a proposal to rezone approximately 5.49 acres of land
between N. Dodge and N. Governor Streets to OPD/RS-12 (approximately 0.17 acres) and
OPD/RM-20 (approximately 5.32 acres) subject to the following conditions:
1. In consideration of the City's rezoning the subject property, Owners agree that no building
permit shall be issued for Lot 1 as shown on the Preliminary Planned Development
Overlay Plan until the City Council approves a final plat resubdividing the subject property
to conform to the zoning boundaries established by the rezoning ordinance to which this
Agreement is attached.
i[o]
2. Prior to the approval of the Final Plat, the Owner shall convert the existing duplex as
shown on Lot 2 of the Preliminary Planned Development Overlay Plan to one dwelling
unit to ensure compliance with the maximum density standards of the zone.
3. As part of Final Plat approval, the Owner shall dedicate public right-of-way and easements
along N. Governor Street consistent with what is shown on the Preliminary Planned
Development Overlay Plan subject to review and approval by the City Engineer.
4. As part of Final Plat approval, the Owner shall grant a temporary construction easement
on the western 10' of the subject property abutting N. Dodge Street.
5. Prior to the issuance of a building permit for Lot 1 as shown on the Preliminary Planned
Development Overlay Plan, the existing water services for 902, 904, and 906 N. Dodge
Street that are tapped off of the water main in N. Governor Street shall be abandoned,
and new services for 902, 904, and 906 N. Dodge Street shall be installed that are tapped
off of the water main in N. Dodge Street subject to review and approval by the City
Engineer.
ATTACHMENTS:
1. Location & Zoning Maps
2. Preliminary Planned Development Overlay and Sensitive Areas Development Plan
3. Building Elevations
4. Rezoning Exhibit
5. Applicant's Statement
6. Summary Report for Good Neighbor Meeting
Approved by: I ) . NTH
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location & Zoning Maps
N
1 MIN
W E REZ24-0001 ~..:
S 911 N Governor Street CITY OF IOWA
0 0.01 0.02 0.04 MII@S Prepared By: Rachael Schaefer
I I I I I Date Prepared: January 2025
RS12
F�I R3B
N
■■■■M
PQ
ATTACHMENT 2
Preliminary Planned Development Overlay and Sensitive Areas
Development Plan
PRELIMINARY SENSITIVE AREAS DEVELOPMENT PLAN AND OPD
LOT 1, SCARLETT POINT, IOWA CITY IOWA, ACCORDING TO THE LOT 2, SCARLETT POINT, IOWA CITY IOWA, ACCORDING TO THE
RECORDED PLAT THEREOF IN THE PLAT OF RECORDS OF RECORDED PLAT THEREOF IN THE PLAT OF RECORDS OF
JOHNSON COUNTY, IOWA. JOHNSON COUNTY, IOWA.
LOT 3, SCARLETT POINT, IOWA CITY IOWA, ACCORDING TO THE
RECORDED PLAT THEREOF IN THE PLAT OF RECORDS OF
JOHNSON COUNTY, IOWA.
PROPOSAL
DEVELOPMENT CHARACTERISTICS
DEVELOPMENT CHARACTERISTICS
APPLICANT PLANS TO CONSTRUCT 2
BUILDINGS FOR
PROPOSED ZONING IS OPD/RM-20
PROPOSED ZONING IS OPD/RS-12
MULTI —FAMILY RESIDENTIAL USE ON
3.5 ACRES.
SETBACK REQUIREMENTS
SETBACK REQUIREMENTS
DEVELOPMENT SCHEDULE
BUILDING SETBACKS:
REQUIRED
PROVIDED
BUILDING SETBACKS:
REQUIRED PROVIDED
FRONT YARD
40 FEET
20.80 FEET
FRONT YARD
15 FEET
22.92 FEET
APPLICANT PLANS TO BEGIN CONSTRUCTION IN SPRING 2025,
SIDE YARD
10 FEET
10 FEET
SIDE YARD
5 FEET
17.86 FEET
LASTING THRU SPRING 2026.
REAR YARD
20 FEET
20 FEET
REAR YARD
20 FEET
20.50 FEET
DEVELOPMENT CHARACTERISTICS
MINIMUM LOT REQUIREMENTS
MINIMUM LOT SIZE
5,000 SF
76,231 SF
MINIMUM LOT REQUIREMENTS
PROPOSED ZONING IS OPD/RM-20
LOT FRONTAGE
40 FEET
319 FEET
MINIMUM LOT SIZE
6,000 SF
7,597 SF
LOT WIDTH
60 FEET
290 FEET
LOT FRONTAGE
40 FEET
75.03 FEET
SETBACK REQUIREMENTS
MAXIMUM BUILDING HEIGHT
35 FEET
35 FEET
LOT WIDTH
55 FEET
67 FEET
BUILDING SETBACKS: REQUIRED
PROVIDED
MAXIMUM BUILDING HEIGHT
35 FEET
35 FEET
FRONT YARD' 10.55 FEET (MAX) 21 FEET
LOT CHARACTERISTICS
SIDE YARD 10 FEET
14 FEET
LOT AREA
76,231 SF (100%)(1.75 AC)
LOT CHARACTERISTICS
REAR YARD 20 FEET
20 FEET
IMPERVIOUS AREA
40,339 SF (52.9%)
LOT AREA
7,597 SF (100%)(0.17 AC)
BUILDING AREA
12,330 SF (16.2%)
IMPERVIOUS AREA
2,466 SF (32.5%)
MINIMUM LOT REQUIREMENTS
GREEN SPACE AREA
35,892 SF (47.1%)
BUILDING AREA
1,808 SF (23.8%)
MINIMUM LOT SIZE 5,000 SF
152,461 SF
GREEN SPACE AREA
5,131 SF (67.5%)
LOT FRONTAGE 40 FEET
40 FEET
PARKING REQUIREMENTS
LOT WIDTH 60 FEET
MAXIMUM BUILDING HEIGHT4 35 FEET
353 FEET
35 FEET
42 TWO BEDROOM UNITS
84 SPACES
PARKING REQUIREMENTS
TOTAL REQUIRED SPACES
84 SPACES
2 TWO BEDROOM UNITS
4 SPACES
LOT CHARACTERISTICS
TOTAL REQUIRED SPACES
4 SPACES
LOT AREA
5246
15246 SF (100%)(3.50 AC)
PROVIDED GARAGE PARKING
2 SPACES
BUILDING AREA —PROPOSED
,1
SF (21.6%)
PROVIDED OUTDOOR PARKING
56 SPACES
PROVIDED GARAGE PARKING
2 SPACES
PAVING AREA — PROPOSED
35,430 SF (23.4%)
TOTAL PROVIDED PARKING
58 SPACES
PROVIDED OUTDOOR PARKING
TOTAL PROVIDED PARKING
2 SPACES
4 SPACES
GREEN SPACE AREA
84,347 SF (55.3%)
TOTAL BUILDING COVERAGE
LOT AREA
76,231 SF
TOTAL BUILDING COVERAGE
PARKING REQUIREMENTS
BUILDING FOOTPRINT
12,330 SF
LOT AREA
7,597 SF
36 ONE BEDROOM UNITS
36 SPACES
BUILDING COVERAGE PERCENTAGE(MAX 50%)
16.2%
BUILDING FOOTPRINT
1,808 SF
48 TWO BEDROOM UNITS
96 SPACES
96
BUILDING COVERAGE PERCENTAGE(MAX 50%)
23.8%
TOTAL REQUIRED SPACES
SPACES 5 ADA
OPEN SPACE REQUIREMENTS
REQUIRED: 84 BEDROOMS X 10SF/BEDROOM = 840 SF OPEN SPACE
OPEN SPACE REQUIREMENTS
PROVIDED GARAGE PARKING
82 SPACES
PROVIDED:
900 SF OPEN SPACE
REQUIRED: 4 BEDROOMS X 10SF/BEDROOM =
400 SF OPEN SPACE
PROVIDED OUTDOOR PARKING
50 SPACES
PROVIDED:
400 SF OPEN SPACE z
TOTAL PROVIDED PARKING
132 SPACES 5 ADA
REQUIRED BIKE PARKING — (1.5 X 84) + (76 X .75) = 107 SPACES
PROVIDED BIKE PARKING = 107 SPACES (98 GARAGE, 9 OUTDOOR)
UNIT DENSITY REQUIREMENTS
MAXIMUM DENSITY (OPD/RM-20) 24 DWELLING UNITS PER ACRE
3.50ACX24=84
MAXIMUM DWELLING UNITS 84 UNITS
DWELLING UNITS PROVIDED 84 UNITS
TOTAL BUILDING COVERAGE
LOT AREA 152,461 SF
BUILDING FOOTPRINT 33,225 SF
BUILDING COVERAGE PERCENTAGE(MAX 50%) 21.8%
OPEN SPACE REQUIREMENTS
REQUIRED: 132 BEDROOMS X 10SF/BEDROOM = 1,320 SF OPEN SPACE
PROVIDED: 1,350 SF OPEN SPACE
NOTES:
1 FRONT SETBACK OF 10.55' WAS CALCULATED BY
SETBACK AVERAGING OF ABUTTING LOTS. A MINOR MOD
WILL BE REQUESTED TO INCREASE THE MAXIMUM FRONT
SETBACK ON LOT 1.
2 ON LOTS THAT CONTAIN MULTI —FAMILY USES OR GROUP
LIVING USES DESIGNATED OPEN SPACE MUST BE NO LESS
THAN 400 SF.
3 THE HOUSE AT 900 N DODGE ST WILL BE CONVERTED
FROM A DUPLEX INTO A SINGLE FAMILY RESIDENCE ALONG
WITH THIS DEVELOPMENT
4 THE ROOF LINE OF THE FLAT ROOF FOR THE NORTH
BUILDING IS 770.33. THE AVERAGE GRADE (ADJACENT
GROUND ELEVATION) IS 735.4. THIS RESULTS IN A
BUILDING HEIGHT OF 35'.
4 THE ROOF LINE OF THE FLAT ROOF FOR THE SOUTH
BUILDING IS 770.33. THE AVERAGE GRADE (ADJACENT
GROUND ELEVATION) IS 735.4. THIS RESULTS IN A
BUILDING HEIGHT OF 35'.
/
/
/
/
/
/
/
/
/
/
/
_
/
/
/
❑
—
/
/
/
/
/
SCARLETT POINT
IOWA CITY IOWA
i
APPLICANT:
TSB HOLDINGS LLC
PO BOX 1490
IOWA CITY, IA 52244
PREPARED BY:
MMS CONSULTANTS INC.
1917 S. GILBERT STREET
IOWA CITY, IA 52240
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� f�OGK IG AT PAGE 1G6 OF THE RECORDS OF THE
JOHNSON COUNTY RECORDER:S OFFICE.
I I
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SCARLETT POINT
IOWA CITY, IOWA
LOCATION MAP
NOT TO SCALE
STANDARD LEGEND AND NOTES
— PROPERTY &/or BOUNDARY LINES
— CONGRESSIONAL SECTION LINES
------------- — RIGHT—OF—WAY LINES
— - - - - - - - - - — — EXISTING RIGHT—OF—WAY LINES
— CENTER LINES
— EXISTING CENTER LINES
— LOT LINES, INTERNAL
— LOT LINES, PLATTED OR BY DEED
— — — — — — — — — PROPOSED EASEMENT LINES
EXISTING EASEMENT LINES
— BENCHMARK
(R) — RECORDED DIMENSIONS
22-1 — CURVE SEGMENT NUMBER
—EXIST— _PROP—
— POWER POLE
$ — POWER POLE W/DROP
— POWER POLE W/TRANS
— POWER POLE W/LIGHT
$ — GUY POLE
�xc — LIGHT POLE
OO — SANITARY MANHOLE
4 — FIRE HYDRANT
H — WATER VALVE
OO ® — DRAINAGE MANHOLE
Will ❑ — CURB INLET
X X — FENCE LINE
( — EXISTING SANITARY SEWER
(( — PROPOSED SANITARY SEWER
EXISTING STORM SEWER
<< — PROPOSED STORM SEWER
W-- WATER LINES
— — — — E — — — — E — — ELECTRICAL LINES
T — TELEPHONE LINES
G — GAS LINES
FO — FIBER OPTIC 1'
— — —OHE — OVERHEAD ELECTRIC
- — — — — — — — — — — — - — CONTOUR LINES ( INTERVAL)
PROPOSED GROUND
EXISTING TREE LINE
— EXISTING DECIDUOUS TREE & SHRUB
— EXISTING EVERGREEN TREES & SHRUBS
THE ACTUAL SIZE AND LOCATION OF ALL PROPOSED FACILITIES
SHALL BE VERIFIED WITH CONSTRUCTION DOCUMENTS, WHICH
ARE TO BE PREPARED AND SUBMITTED SUBSEQUENT TO THE
APPROVAL OF THIS DOCUMENT.
BUILDING NOTE:
THREE —SEASONS PORCHES ARE TO BE
UTILIZED IN PLACE OF BALCONIES WHERE
BUILDINGS ARE ADJACENT TO RESIDENTIAL
PROPERTIES
RA
RA
s
CIVIL ENGINEERS
LAND PLANNERS
LAND SURVEYORS
LANDSCAPE ARCHITECTS
ENVIRONMENTAL SPECIALISTS
1917 S. GILBERT ST.
IOWA CITY, IOWA 52240
(319)351-8282
www.mmsconsultants.net
Date Revision
12-18-2024 PER CITY COMMENTS
J1-28-2025 PER CITY COMMENTS
SITE LAYOUT
AND DIMENSION
PLAN
SCARLETT POINT
IOWA CITY
JOHNSON COUNTY
IOWA
MMS CONSULTANTS, INC.
Date:
12-11-2024
Designed by. Field Book No:
CAT
Drawn by I Scale:
ADP 1 "=30'
Checked by. ISheet No:
Project No:
9200-006
1
of: 4
1 �
I
PRELIMINARY SENSITIVE AREAS DEVELOPMENT PLAN AND OPD
SCARLETT POINT
IOWA CITY, IOWA
PREPARED BY: APPLICANT:
MMS CONSULTANTS INC. TSB HOLDINGS LLC
1917 S. GILBERT STREET PO BOX 1490
IOWA CITY, IA 52240 IOWA CITY, IA 52244
O 0WA
C 7y/
IN AOOORPANOE V\/I-FM THE PLAT TIIEREOff REOORPEP IN
BOOK I AT PAGE II(a OF THE REOORPS Of: THE JOIINSON
OOUNTY REOORPER's Offf:IOE.
THE CONTRACTOR SHALL PROVIDE TRAFFIC
CONTROL PER IDOT STANDARD ROAD PLAN TC-202
OR SUDAS 8030-104 AND CITY OF IOWA CITY
REQUIREMENTS AT ALL TIMES DURING WORK
WITHIN PUBLIC R.O.W.
THE CONTRACTOR SHALL COORDINATE WITH
UTILITY PROVIDERS FOR ANY REQUIRED
RELOCATION OF EXISTING UTILITIES.
�y
O �
1 \ �
1 \ \
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2 �
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THE PLAT TIIEREDF
O ` REOORPEP IN BOOK I(a AT PAGE W Off THE
REOORPS Off THE JOHNSON OWNTY
REOORPER'S Offff I OE.
o b'
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739.32WT
\739.34WB \ s v
° \aa \
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o
A=27'50'59" N 1
R=390.00'
i
L=189.57' °
T=96.69' I I
y C=187.71' i
CB=N14'41'15"W
6 IN AO�
4 s
- I
—74
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736
i N a
- ` 746.96WB
746.94WT
I A / 1 31 1
I
I
I
I
I
I
IN &
I
ME
;T-E
0 2 5 10 15 20
GRAPHIC SCALE IN FEET
1 "=20'
UTILITIES IOWA
�7
THE CONTRACTOR SHALL NOTIFY IOWA 0ONt
ONE CALL AT 811 OR 800/292-8989 CAmam Lsm
NO LESS THAN 48 HRS.IN ADVANCE
OF ANY DIGGING OR EXCAVATION.
WHERE PUBLIC UTILITY FIXTURES ARE SHOWN AS EXISTING ON THE PLANS OR ENCOUNTERED WITHIN
THE CONSTRUCTION AREA, IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO NOTIFY THE
OWNERS OF THOSE UTILITIES PRIOR TO THE BEGINNING OF ANY CONSTRUCTION. THE CONTRACTOR
SHALL AFFORD ACCESS TO THESE FACILITIES FOR NECESSARY MODIFICATION OF SERVICES.
UNDERGROUND FACILITIES, STRUCTURES AND UTILITIES HAVE BEEN PLOTTED FROM AVAILABLE
SURVEYS AND RECORDS, AND THEREFORE THEIR LOCATIONS MUST BE CONSIDERED APPROXIMATE
ONLY. IT IS POSSIBLE THERE MAY BE OTHERS, THE EXISTENCE OF WHICH IS PRESENTLY NOT KNOWN
OR SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THEIR EXISTENCE AND EXACT
LOCATION AND TO AVOID DAMAGE THERETO. NO CLAIMS FOR ADDITIONAL COMPENSATION WILL BE
ALLOWED TO THE CONTRACTOR FOR ANY INTERFERENCE OR DELAY CAUSED BY SUCH WORK.
STANDARD LEGEND AND NOTES
— PROPERTY &/or BOUNDARY LINES
—
—
— CONGRESSIONAL SECTION LINES
-------------
— RIGHT—OF—WAY LINES
— EXISTING RIGHT—OF—WAY LINES
—
— CENTER LINES
—
— EXISTING CENTER LINES
— LOT LINES, INTERNAL
— LOT LINES, PLATTED OR BY DEED
— — —
—
— — — —
PROPOSED EASEMENT LINES
-------------
_
EXISTING EASEMENT LINES
— BENCHMARK
(R)
— RECORDED DIMENSIONS
22-1
— CURVE SEGMENT NUMBER
—EXIST—
—PROP—
— POWER POLE
$
— POWER POLE W/DROP
— POWER POLE W/TRANS
— POWER POLE W/LIGHT
$
— GUY POLE
xc
— LIGHT POLE
OO
®
— SANITARY MANHOLE
ICY
— FIRE HYDRANT
— WATER VALVE
OO
®
— DRAINAGE MANHOLE
10111
❑
— CURB INLET
X
X
— FENCE LINE
— EXISTING SANITARY SEWER
((
— PROPOSED SANITARY SEWER
'
— EXISTING STORM SEWER
�<
— PROPOSED STORM SEWER
W
— WATER LINES
— — — —
E —
— — — E —
— ELECTRICAL LINES
T
— TELEPHONE LINES
G
— GAS LINES
FO
— FIBER OPTIC
—
— —OHE
— OVERHEAD ELECTRIC
- — — — —
— —
— — — — —
- — CONTOUR LINES ( INTERVAL)
— PROPOSED GROUND
— EXISTING TREE LINE
— EXISTING
DECIDUOUS TREE & SHRUB
EXISTING
EVERGREEN TREES & SHRUBS
THE ACTUAL SIZE AND LOCATION OF ALL PROPOSED FACILITIES
SHALL BE VERIFIED WITH CONSTRUCTION DOCUMENTS, WHICH
ARE TO BE PREPARED AND SUBMITTED SUBSEQUENT TO THE
APPROVAL OF THIS DOCUMENT.
EROSION CONTROL LEGEND
■EEMENEEME■
FINAL FILTER SOCK
PERIMETER SILT FENCE
SILT FENCE
TEMPORARY ROCK CONSTRUCTION ENTRANCE/EXIT
SA TEMPORARY SOIL STOCKPILE AREA
DIRECTION OF OVERLAND FLOW
TEMPORARY PARKING AND STORAGE
DUMPSTER FOR CONSTRUCTION WASTE
CW
CONCRETE TRUCK/EQUIPMENT WASHOUT
PR
PORTABLE RESTROOM
RIP RAP OUTLET PROTECTION
DL
DOCUMENT LOCATION (PERMITS, SWPPP, INSPECTION FORMS, ETC.)
FILTER SOCK INLET PROTECTION
FILTER SOCK BEHIND CURB AT CURB RAMP
THE ABOVE LISTED
ITEMS ARE SHOWN IN THEIR RECOMMENDED LOCATIONS. IF A CONTROL MEASURE IS ADDED OR MOVED TO A MORE
SUITABLE LOCATION,
INDICATE THE REVISION ON THIS SHEET. THE BLANKS LEFT FOR OTHER MEASURES SHOULD BE USED IF AN ITEM NOT
SHOWN ABOVE
IS IMPLEMENTED ON SITE, ADDITIONAL PRACTICES FOR EROSION PREVENTION AND SEDIMENT CONTROL CAN BE FOUND IN
APPENDIX D OF THE SWPPP.
M
M
s
CIVIL ENGINEERS
LAND PLANNERS
LAND SURVEYORS
LANDSCAPE ARCHITECTS
ENVIRONMENTAL SPECIALISTS
1917 S. GILBERT ST.
IOWA CITY, IOWA 52240
(319)351-8282
www.mmsconsultants.net
Date I Revision
12-18-2024 PER CITY COMMENTS
01-28-2025 PER CITY COMMENTS
SITE GRADING
EROSION CONTROL
PLAN AND SWPPP
SCARLETT POINT
IOWA CITY
JOHNSON COUNTY
IOWA
MMS CONSULTANTS, INC.
Date:
12-11-2024
Designed by. Field Book No:
CAT
Drawn by Scale:
ADP 1 "=20'
Checked by. ISheet No:
Project No:
9200-006
2
of: 4
PRELIMINARY SENSITIVE AREAS DEVELOPMENT PLAN AND OPD
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SCARLETT POINT
IOWA CITY, IOWA
PREPARED BY: APPLICANT:
MMS CONSULTANTS INC. TSB HOLDINGS LLC
1917 S. GILBERT STREET PO BOX 1490
IOWA CITY, IA 52240 IOWA CITY, IA 52244
v u U u &A u u J U U LL= u v lJ lJ u —J
O IF 01 WA C =ry
IN AOOORPANOE WITM THE PLAT THEREOF REOORPEP IN
BOOK I AT PAGE II(a OF THE REOORPS OF THE JOIINSON
OOJNTY REOORPER's OFFIOE.
THE CONTRACTOR SHALL PROVIDE TRAFFIC
CONTROL PER IDOT STANDARD ROAD PLAN TC-202
OR SUDAS 8030-104 AND CITY OF IOWA CITY
REQUIREMENTS AT ALL TIMES DURING WORK
WITHIN PUBLIC R.O.W.
THE CONTRACTOR SHALL COORDINATE WITH
UTILITY PROVIDERS FOR ANY REQUIRED
RELOCATION OF EXISTING UTILITIES.
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GRAPHIC SCALE IN FEET
1 "=20'
UTILITIES IOWA
�7
THE CONTRACTOR SHALL NOTIFY IOWA 0ONt
ONE CALL AT 811 OR 800/292-8989 CAmam Lsm
NO LESS THAN 48 HRS.IN ADVANCE
OF ANY DIGGING OR EXCAVATION.
WHERE PUBLIC UTILITY FIXTURES ARE SHOWN AS EXISTING ON THE PLANS OR ENCOUNTERED WITHIN
THE CONSTRUCTION AREA, IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO NOTIFY THE
OWNERS OF THOSE UTILITIES PRIOR TO THE BEGINNING OF ANY CONSTRUCTION. THE CONTRACTOR
SHALL AFFORD ACCESS TO THESE FACILITIES FOR NECESSARY MODIFICATION OF SERVICES.
UNDERGROUND FACILITIES, STRUCTURES AND UTILITIES HAVE BEEN PLOTTED FROM AVAILABLE
SURVEYS AND RECORDS, AND THEREFORE THEIR LOCATIONS MUST BE CONSIDERED APPROXIMATE
ONLY. IT IS POSSIBLE THERE MAY BE OTHERS, THE EXISTENCE OF WHICH IS PRESENTLY NOT KNOWN
OR SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THEIR EXISTENCE AND EXACT
LOCATION AND TO AVOID DAMAGE THERETO. NO CLAIMS FOR ADDITIONAL COMPENSATION WILL BE
ALLOWED TO THE CONTRACTOR FOR ANY INTERFERENCE OR DELAY CAUSED BY SUCH WORK.
STANDARD LEGEND AND NOTES
— PROPERTY &/or BOUNDARY LINES
—
—
— CONGRESSIONAL SECTION LINES
-------------
— RIGHT—OF—WAY LINES
— EXISTING RIGHT—OF—WAY LINES
—
— CENTER LINES
—
— EXISTING CENTER LINES
— LOT LINES, INTERNAL
— LOT LINES, PLATTED OR BY DEED
— — —
—
— — — —
PROPOSED EASEMENT LINES
-------------
_
EXISTING EASEMENT LINES
— BENCHMARK
(R)
— RECORDED DIMENSIONS
22-1
— CURVE SEGMENT NUMBER
—EXIST—
—PROP—
— POWER POLE
$
— POWER POLE W/DROP
— POWER POLE W/TRANS
— POWER POLE W/LIGHT
$
— GUY POLE
�xc
— LIGHT POLE
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®
— SANITARY MANHOLE
ICY
— FIRE HYDRANT
— WATER VALVE
OO
®
— DRAINAGE MANHOLE
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— CURB INLET
—x
—x—
— FENCE LINE
— EXISTING SANITARY SEWER
((
— PROPOSED SANITARY SEWER
'
— EXISTING STORM SEWER
�<
— PROPOSED STORM SEWER
W
— WATER LINES
— — — —
E —
— — — E —
— ELECTRICAL LINES
T
— TELEPHONE LINES
G
— GAS LINES
FO
— FIBER OPTIC
—
— —OHE
— OVERHEAD ELECTRIC
- — — — —
— —
— — — — —
- — CONTOUR LINES ( INTERVAL)
— PROPOSED GROUND
— EXISTING TREE LINE
— EXISTING
DECIDUOUS TREE & SHRUB
EXISTING
EVERGREEN TREES & SHRUBS
THE ACTUAL SIZE AND LOCATION OF ALL PROPOSED FACILITIES
SHALL BE VERIFIED WITH CONSTRUCTION DOCUMENTS, WHICH
ARE TO BE PREPARED AND SUBMITTED SUBSEQUENT TO THE
APPROVAL OF THIS DOCUMENT.
SENSITIVE AREAS HATCHING:
IMPACTED AREAS HATCH
CRITICAL SLOPES (25%-40%) - 4,151 SF
3,145 SF IMPACTED (87.6%)
STEEP SLOPES (18%-25%) - 6,235 SF
3,836 SF IMPACTED (61.5%)
... GROVE OF TREES - 48,001 SF
:::::::::: 32,240 SF IMPACTED (67.2%)
TREE PROTECTION DETAIL
N.T.S.
D(FEET) = 1.5 X TRUNK 0 (FEET) X 12
TRUNK 0 MEASURED AT 24"
ABOVEGROUND
O
0
4' HT. CONSTRUCTION
FENCE
POST
EXISTING oo z
GROUND
INSTALL TO MEET CITY OF IOWA CITY REQUIREMENTS. DETAILS TO
BE PROVIDED WITH CONSTRUCTION PLANS
M
M
s
CIVIL ENGINEERS
LAND PLANNERS
LAND SURVEYORS
LANDSCAPE ARCHITECTS
ENVIRONMENTAL SPECIALISTS
1917 S. GILBERT ST.
IOWA CITY, IOWA 52240
(319)351-8282
www.mmsconsultants.net
Date I Revision
12-18-2024 PER CITY COMMENTS
01-28-2025 PER CITY COMMENTS
SITE SENSITIVE
AREAS PLAN
SCARLETT POINT
IOWA CITY
JOHNSON COUNTY
IOWA
MMS CONSULTANTS, INC.
Date:
12-11-2024
Designed by. Field Book No:
CAT
Drawn by Scale:
ADP 1 "=20'
Checked by. ISheet No:
Project No:
9200-006
of: 4
PRELIMINARY SENSITIVE AREAS DEVELOPMENT PLAN AND OPD
SCARLETT POINT
IOWA CITY IOWA
PREPARED BY:
MMS CONSULTANTS INC.
1917 S. GILBERT STREET
IOWA CITY, IA 52240
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APPLICANT:
TSB HOLDINGS LLC
PO BOX 1490
IOWA CITY, IA 52244
\
\ 0 2 5 10 15 20
` GRAPHIC SCALE IN FEET
\ \ \ 1 "=20'
\ v>
` \ \ NOTE: METERS SHALL NOT BE LOCATED ALONG STREET SIDE OF A BUILDING.
\ \ MECHANICAL EQUIPMENT TO BE LOCATED ON ROOFTOP
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LANDSCAPE REQUIREMENTS
I STREET TREE FOR EVERY 40 LF OF FRONTAGE.
3G9.8G / 40 = 9 REQUIRED
�y 9 PROVIDED
_d \ \I TREE FOREVERY 550 5F OF TOTAL BUILDING COVERAGE OF THE LOT.
°[EBL=
- 33,225.34 / 550 = GO REQUIRED
45 PROPOSED (15 EXISTING)
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PLANT SCHEDULE
SYMBOL CODE QTY BOTANICAL NAME
U U U &A U U V U U LL= U \&—,) lJ lJ U V
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IN ACCORPANCE WITH THE PLAT T-11EREOF RECORPEP IN
BOOK I AT PAGE 11(o OF THE RECORPS Of- T-11E JOf1NSON
COUNTY RECORPER'S OFFICE.
a \ \ IN ACCORPANCE WITH THE PLAT T-11E
RECORPEP IN BOOK 1(o AT PAGE 16(o 6 TREES
` RECORPS OF THE JOMN60N 6OUN-
;�
COMMON NAME
STANDARD LEGEND AND NOTES
— PROPERTY &/or BOUNDARY LINES
— —
— CONGRESSIONAL SECTION LINES
-------------
— RIGHT—OF—WAY LINES
— EXISTING RIGHT—OF—WAY LINES
—
— CENTER LINES
— EXISTING CENTER LINES
— LOT LINES, INTERNAL
— LOT LINES, PLATTED OR BY DEED
— — —
— — — — —
— PROPOSED EASEMENT LINES
— EXISTING EASEMENT LINES
— BENCHMARK
(R)
— RECORDED DIMENSIONS
22-1
— CURVE SEGMENT NUMBER
—EXIST—
—PROP—
— POWER POLE
— POWER POLE W/DROP
— POWER POLE W/TRANS
— POWER POLE W/LIGHT
— GUY POLE
�x
— LIGHT POLE
OO
®
— SANITARY MANHOLE
— FIRE HYDRANT
�Q°
H
— WATER VALVE
OO
®
— DRAINAGE MANHOLE
W11
O
— CURB INLET
X
X
— FENCE LINE
— EXISTING SANITARY SEWER
((
— PROPOSED SANITARY SEWER
'
— EXISTING STORM SEWER
<<
— PROPOSED STORM SEWER
W
— WATER LINES
— — — —
E — — — — E —
— ELECTRICAL LINES
T
— TELEPHONE LINES
G
— GAS LINES
FO
— FIBER OPTIC
—
— LONE
— OVERHEAD ELECTRIC
- — — — —
— — — — — —
- — CONTOUR LINES ( 1' INTERVAL)
— PROPOSED GROUND
— EXISTING TREE LINE
O�EXISTING
DECIDUOUS TREE & SHRUB
— EXISTING
EVERGREEN TREES & SHRUBS
THE ACTUAL SIZE AND LOCATION OF ALL PROPOSED FACILITIES
SHALL BE VERIFIED WITH CONSTRUCTION DOCUMENTS, WHICH
ARE TO BE PREPARED AND SUBMITTED SUBSEQUENT TO THE
APPROVAL OF THIS DOCUMENT.
LANDSCAPE LEGEND
TURF GRASS
- PLANTING BED
INSTALL SIZE COMMENT MATURE H. X W.
RECORPERS OFFICE. GT G Gledit5ia triacantho5 inermi5 '5kycole' TM 5kyline Thornless Honey Locust 2" Cal. B$B 45' x 35'
/ y ° k4
a • GD 7 Gymnocladu5 dioica 'Espresso' Espresso Kentucky Coffeetree 2" Cal. B$B 70' x 45'
° ° ° \ ° \
( I) LT,/ \ a 1 / LT 5 Liriodendron tulipifera Tulip Tree 2" Cal. B$B 80' x 50'
(I) GTE V °y v
\ • PO G Flatanu5 occidentali5 American Sycamore 2" Cal. B*B 90' x 70'
C°\ ° \
1 \ QB G Quercus bicolor Swamp White Oak 2" Cal. B$B GO' x GO'
°
\y °1 ° ` •
QR 7 Quercus rubra Red Oak 2" Cal. BBB 70' x 70'
W y 1 ° \ UM 8 UImu5 x 'Morton Glossy' TM Triumph Elm 2" Cal. B$B GO' x 40'
yy \
SHRUBS, ORNAMENTAL GRASSES & PERENNIALS
y,
\ C5 14 Cornu5 5ericea 'farrow' TM Arctic Fire Red Twig DocJwood 24" Ht. Container 4' x 4'
° \ _ j HQ 9 HydrancJea quercifolia '5ike'5 Dwarf' 5ike'5 Dwarf Oakleaf HydrancJea 24" Ht. Container 4' x 4'
y W W \ ° \ JV G Juniperu5 vircJiniana 'Grey Owl' Grey Owl Juniper 18" Ht. Container 3' x G'
( I) LT \ _"
PV 27 Fanicum virgatum 'Prairie Fire' Prairie Fire Switch Grass 24" Ht. Container 4' x 3'
14
y W 4sio 1 \\ i�l�I 5E3 10 5piraea x bumalda 'Goldflame' Goldflame 5pirea 18" Ht. Container 3' x 4'
%�
w
_
O
W
_
0
5M G 5yrincJa meyeri 'Palibin' Dwarf Korean Lilac 24" Ht. Container 4' x 5'
TM 13 Taxu5 x media 'Tauntonii' Taunton's Yew 18" Ht. Container 3' x 5'
/ TC 10 T5uga canaden5i5 'Moon Frost' Moon Frost Hemlock 18" Ht. Container 3' x 3'
VT 15 Viburnum trilobum 'Bailey Compact' Bailey's Compact Viburnum 30" Ht. Container G' x 5'
LANPSGAPE NOTES:
I - THE LAND56N'E CONTRACTOR SHA _ VERIFY ALL 1-06ATIONS O` uJDERGROLtV UTILITIES ON SITE PRIOR TO LANPSGAPE INSTALLATION.
2 - PLANT aANTITE5 ARE FOR IWORMATION ONLY; DRAWING 6tV L PREVAIL IF C(T�CT OCCURS.
3 - KINP, SIZE AW QUALITY OF PLANT MATERIAL aVLL CONFORM TO Av1ERICAN STANDARD FOR NLRSERY STOCK, ANSI ZAO - 1590, OR MOST RELENT ADDITION.
4 - LAYOUT OF PLANT MATERIAL AT SITE 6HALL M APPROVE? 15Y TM LANPSGAPE ARCHITECT PRIOR TO INSTALLATION.
5 - ALL PLANTING 6ED AREAS SHALL HAVE QUALITY TOPSOL ADDED (IF LADED) by L*Ps,,APE CONTRACTOR TO PRINev up eRADES 3" - A" mLON EXISTINe
CONCRETE AREAS ANP TOP OF W40RATIVE WALS. (PRIOR TO 17IDDING, CONTRACTOR 16 RECa"DVED TO VISIT SITE)
6 - FINISH 61WHe Of PLANT f P ANP SOD AREAS SMALL DE PERFORMED 6Y L*DSGAPE CONTRACTOR
7 - AL SHRLO AW PERENNIAL PLANTING AREAS SHAL HAVE A MINIMUM 3 INCH DEEP DM O= DOICLE SHREDDED HARDWOOD PARK MULH AW AN APPLICATION O= A
PREfhERGENT ('PREEN" OR APPROVED EQI.NL) FOR WEED CONTROL.
S - LANPSGAPE EDGING PETWEEN PARK MU-0 AND LAWN AREAS e1AL.L OE A SPADE CUT EDeE EDeE SHAL OE INSTAlID VERTICAL AND AGGORDINe TO DETAILS
5 - STACINO, SHALL 6E REQUIRED ON AL TREES (EXCEPT MLLTPS VARETES) STAKE uSMe (2) OR (3) b' STEEL "T" POST PLACED OUTSIDE O' ROOMALL ANP
&MERE TO TRLW O' TREE WITH I6 O&M LADLE ANP WOVEN NYLON TREE STRAPS.
10 - AL TREES FRM-�,TANPHE, IN LAWN AREAS ADD IN PLANTING BEDS 511AL.L DE WRAPPED WITH A STANDARD MANI.FACTURED TREE WRAP ADD FASTENED WITH
TWINE OR APPROVED METHOD.
11 - Al TRIMS FREE-STAWING WITHIN LAWN AREAS SHALL HAVE A MINIMUM 4 Ff. PIA. RING O= DO NZ SHREDDED HARDWOO) DARK MUCH AT A 3 INCH DEPTH.
12 - AL LANPSGAPE PLANTINGS ADD 60 AREAS SHALL CE THORO SMY WATERED UPON INSTALATION AND A TOTAL O= (3) WATERINGS BEFORE INITIAL ACCEPTANCE.
AFTER ACCEPTANCE, 60 SMALL OE MAINTAINED FOR (30) DAYS OR Li ROOTED IN.
13 - LANDSCAPE CONTRACTOR MUST FO..OW AL DETAILS PROVIDED ON 61- 5 9E5CRDHO LANPSGAPE CONSTRUCTION TEGHNIQI.ES.
14 - AL LANPSGAPE RANTING SHALL DE GUARANTEED FOR A PERUA Cr ONE YEAR FROM DATE OF INITIAL ACCEPTANCE.
15 - SEED AL REMAINING AREAS WITH POT' URDAN MIX
TYPICAL TREE PLANTING DETAIL
N.T.S.
PRUNE BROKEN BRANCHES
AS NECESSARY, MAX. 1/3
NARROW BRANCH UNION
ANGLE WITH EVIDENCE OF
INCLUDED BARK AND/OR
BRANCH/TRUNK DIAMETER
RATIO GREATER THAN
SHALL BE REJECTED.
WOVEN NYLON TREE
STRAPS, SIZE TO ALLOW
1.5"0 OF TRUNK GROWTH,
PLACE AT % HEIGHT OF
FIRST BRANCHING
GALVANIZED AIRCRAFT —GRADE
16 GAUGE CABLES, ONLY TIGHT
ENOUGH TO PREVENT SLIPPING;
ALLOW SOME TREE MOVEMENT
2' — 6" STEEL "T" POST,
STAKE PER STAKING
ORIENTATION PLAN, REMOVE
AFTER TWO GROWING SEASONS
EDGE OF MULCH AREA
MIN. 3' RADIUS
TURF
l 'lei
5" DEEP VERTICAL
SPADE CUT EDGE
STRIP SOD FROM UNDER
MULCHED AREA
FERTILIZER TABLETS (3)ffl
PER TREE SPACED EVENLY
AROUND ROOTBALL
ME
MIN. T AtiUVL AUJAULNI GKAUL
ENSURE ROOT FLARE IS VIABLE
REMOVE ALL TWINE AND STRAPS
OR CUT AND FOLD WIRE BASKET
AND CUT BURLAP FROM TOP 1/2
OF ROOTBALL
3" MINIMUM DEPTH SHREDDED
HARDWOOD BARK MULCH, ENSURE
ROOT FLARE IS VIABLE
SIDEWALK/PAVING
— 3" WATER RETENTION SOIL RING
— EXISTING UNDISTURBED SUBGRADE
PLANTING MIX/NATIVE SOIL BACKFILL
TREE PIT TO BE MINIMUM OF
2.5 X ROOT BALL DIAMETER
1-1
SLANT AND ROUGHEN SIDES;
INCREASE PIT DIAMETER IN
HEAVY CLAY SOILS
SHRUB PLANTING DETAIL (DECIDUOUS AND EVERGREEN)
N.T.S.
ROOTBALL (CONTAINER 1)¢ X MATURE ON —CENTER SPACING ON —CENTER SPACING
ROOT BALL (BALL AND
GROWN) REMOVE ENTIRE
DIAMETER OF SHRUB
(SEE PLAN OR PLANT
BURLAPED). CUT TWINE AND
CONTAINER BEFORE
LIST FOR SPACING)
BURLAP FROM TOP 1/2 OF
INSTALLATION
ROOTBALL AND REMOVE
BEFORE INSTALLATION
EDGE OF SIDEWALK
OR CURB
PLANTING TOPSOIL
FOR BACKFILLING
TURF
II III III III III —III III —III II III
—III— - 5" DEEP VERTICAL
4" MINIMUM DEPTH
— —
III —III —I I I
—I � I III III —III III
SPADE CUT EDGE
I I I III-
SHREDDED HARDWOOD III=1 —
III —III III III —III III—=
FERTILIZER TABLETS
BARK MULCH BED III=III==
_
—III=III— =___ III —III III —I
—� (3) PER SHRUB SPACED
III,
-III -III,
_—_—
III III III III III III III III III -1 ICI 1-1
1= EVENLY AROUND ROOTBALL
PLANTING HOLE SHALL BE
,III ,III
2X DIAMETER OF ROOTBALL
EXISTING UNDISTURBED
AND 6" MINIMUM DEEPER
SUBGRADE
M
M
s
CIVIL ENGINEERS
LAND PLANNERS
LAND SURVEYORS
LANDSCAPE ARCHITECTS
ENVIRONMENTAL SPECIALISTS
1917 S. GILBERT ST.
IOWA CITY, IOWA 52240
(319)351-8282
www.mmsconsultants.net
Date I Revision
12-18-2024 PER CITY COMMENTS
01-28-2025 PER CITY COMMENTS
LANDSCAPE AND
FINAL STABILIZATION
PLAN
I SCARLETT POINT
IOWA CITY
JOHNSON COUNTY
WA
MMS CONSULTANTS, INC.
Date:
12-11-2024
Designed by. Field Book No:
CAT
II Drawn by ADP Scale:
Checked by. ISheet No:
Project No:
9200-006
n
of: 4
ATTACHMENT 3
Building Elevations
ITALIANATE STYLE
A POPULAR AMERICAN ARCHITECTURAL STYLE IN THE LATE 19TH CENTURY BORROWED FROM CLASSICAL ENGLISH DESIGNERS
INSPIRED BY VILLAS AND PALACES OF ITALY. CHARACTERIZED OFTEN AS A ROMANTICIZED INTERPRETATION OF ITALIAN
RENAISSANCE ARCHITECTURE. TYPICAL FEATURES INCLUDE FLAT OR LOW PROFILE ROOFS, LARGE OVERHANGING EAVES,
DECORATIVE BRACKETS, CORNICE BOARD WITH LARGE FREEZE BAND, TOWERS, TALL NARROW WINDOWS AND DOORS WITH
TRIM ALONG WITH BALUSTRADED BALCONIES AND PORCHES WITH SLENDER COLUMNS AND BRICK & CLAPBOARD SIDING. THIS
BUILDING STYLE BECAME HIGHLY ADAPTIVE TO INCLUDE HOUSES AND ESTATES, HOTELS, APARTMENT BUILDINGS, BANKS, RETAIL
AND OFFICE BUILDINGS TYPICALLY TWO STORIES ON UP TO FIVE BY THE END OF THE 18001S.
IN LINE WITH THE TRADITION OF ITALIANATE ARCHITECTURE, OUR PROPOSED DESIGN SEEKS TO HONOR THE ESTHETIC PRINCIPALS
OF THE STYLE AND PROVIDE A FUNCTIONAL MULTI -FAMILY HOUSING COMPLEX. BY INCORPORATING ARCHITECTURAL ELEMENTS,
ORNAMENTATION, SPECIAL DETAILING, AND APPROPRIATE PROPORTIONS, WE AIM TO HARMONIZE WITH THE HISTORIC DISTRICT
AND PAY TRIBUTE TO BEAUTY OF THE ITALIAN DESIGN. SPECIAL ATTENTION HAS BEEN MADE TO MAKE THE BUILDING ENTRIES
APPROACHABLE AND THE SCALE OF THE BUILDING BROKEN DOWN INTO ROWHOUSE LIKE MODULES. THE OPEN SPACE,
SCREENED PARKING, WALK WAYS, SITTING AREA, AND LANDSCAPING WILL MAKE A GOOD NEIGHBOR TO THE COMMUNITY.
M
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NOTE: SEE CIVIL SITE
PLAN FOR AVERAGE
BUILDING HEIGHT
TOWER ELEMENT
1<'1 >�
� TOP OF PARAPET
37 -0
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TOP OF TRUSS
5> ,
TRUSS BEARING
3RD FLOOR
21'-6 3/4"
2ND FLOOR
10'91/2
APARTMENT ENTRY ELEVATION
SCALE: 1/4" = 1'-0"
MODULE "A" MODULE"B"
34' 6" <29> 24' 4"
F . MECHANICAL SCREENING - BEYOND (NOT VISIBLE FROM STREET LEV L)
<5>i 0 H<64
<8>
(1) WINDOW
TOP OF PARAPET
i - ��
TOP OF TRUSS
TRUSS BEARING
30 -8
3RD FLOOR
/4"
FF 2ND FLOOR
10'91/2"
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BUILDING HEIGHT
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ITALINATE FEATURES
<1> TOWERS
<2> PROJECTING EAVES
<3> BRACKETS/CORBELS
<4> ELEBORATE CORNICE
<5> FRIEZE BOARD
<6> PANEL MOLDING
<7> LARGE TRIM
<8> TALL NARROW WINDOWS
<9> DOUBLE HUNG WINDOWS
<10> SEGMENTED WINDOW
<11> WINDOW PEDIMENT/HOOD
<12> WINDOW TRIM
<6>
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<14> BALCONIES
<15> PROJECTING PORCH
<16> FLAT ROOF
<17> LOW SLOPE HIP ROOF
<18> BRICK
<19> CLAPBOARD SIDING
<20> CORNER BOARDS
<21> INSET PANELS
<22> PORCH COLUMNS
<23> RECESSED ENTRY
<24> RECTANGULAR BAYS
<25> PAIRED DOORS (ARCH GLASS)
<26> WATER TABLE / MASONRY FOUNDATION
<27> BALUSTRADED BALCONIES & PORCHES
<28> STONE STEPS
<29> ASYMMETRICAL FACADES
<30> BALANCED FACADES
<31> RICH TEXTURED FACADE
<32> SCENIC GROUNDS (LANDSCAPING)
FRONT PORTCH ELEVATION
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SCALE: 1/4" = 1'-0"
TOWER ELEMENT
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MODULE"A" MODULE"B" MODULE"A" MODULE"B"
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ATTACHMENT 4
Rezoning Exhibit
LEGEND AND NOTES
REZONING EXHIBIT
0
— CONGRESSIONAL CORNER, FOUND
®
— CONGRESSIONAL CORNER, REESTABLISHED
0
— CONGRESSIONAL CORNER, RECORDED LOCATION
•
— PROPERTY CORNER(S), FOUND (as noted)
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— PROPERTY CORNERS SET
(5/8" Iron Pin w/ yellow, plastic LS Cap
embossed with "MMS" )
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— CUT "X"
— PROPERTY &/or BOUNDARY LINES
— CONGRESSIONAL SECTION LINES
— RIGHT—OF—WAY LINES
— CENTER LINES
— LOT LINES, INTERNAL
— LOT LINES, PLATTED OR BY DEED
— — — — — — — —
— — — EASEMENT LINES, WIDTH & PURPOSE NOTED
— EXISTING EASEMENT LINES, PURPOSE NOTED
(R)
— RECORDED DIMENSIONS
(M)
— MEASURED DIMENSIONS
C22-1
— CURVE SEGMENT NUMBER
UNLESS NOTED OTHERWISE, ALL
DIMENSIONS ARE IN FEET AND HUNDREDTHS
PROPOSED OPD/RS12 ZONING
— PROPOSED OPD/RM20 ZONING
DESCRIPTION - REZONING PARCEL #1 (OPD/RM20) IOWA CITY, JOHNSON COUNTY, IOWA
BEGINNING at the Southeast Corner of Lot 12 of Bacon's Subdivision, in accordance with the Plat thereof Recorded in Book 1 at Page 5 of the Records of the Johnson County Recorder's
Office; Thence S89°33'04"W, along the South Line of said Bacon's Subdivision, and the South Line of Lots 51, and 50 of the Subdivision of the Southeast Quarter Section 3-T79N-R6W, in
accordance with the Plat thereof Recorded in Book 1 at Page 1 of the Records of the Johnson County Recorder's Office, 758.91 feet, to its intersection with the Easterly Right -of -Way Line
of North Dodge Street; Thence N00°55'46"W, along said Easterly Right -of -Way Line, 46.06 feet; Thence N25°57'16"E, along said Easterly Right -of -Way Line, 273.89 feet; Thence
N89°23'45"E, 130.27 feet; Thence N00°36'51 "W, 66.71 feet, to a Point on the North Line of Lot 49 of said Subdivision of the Southeast Quarter Section 3-T79N-R6W; Thence N89°37'57"E,
along said North Line, 246.17 feet, to the Northeast Corner thereof, and a Point on the West Line of Lot 7 of said Bacon's Subdivision; Thence S00°13'35"E, along said West Line, 4.49 feet,
to the Southwest Corner thereof, and the Northwest Corner of Lot 8 of said Subdivision of the Southeast Quarter Section 3-T79N-R6W; Thence N89°18'10"E, along the North Line of Said
Lot 8, a distance of 172.08 feet, to the Northeast Corner thereof, and a Point on the Westerly Right -of -Way Line of North Governor Street; Thence S28°36'44"E, along said Westerly
Right -of -Way Line, 186.77 feet; Thence S00°45'45"E, along said Westerly Right -of -Way Line, 189.70 feet, to the POINT OF BEGINNING. Said Rezoning Parcel #1 contains 5.32 Acres, and
is subject to easements and restrictions of record.
DESCRIPTION - REZONING PARCEL #2 (OPD/RS12)
BEGINNING at the Northwest Corner of Lot 49 of the Subdivision of the Southeast Quarter Section 3-T79N-R6W, in accordance with the Plat thereof Recorded in Book 1 at Page 1 of the
Records of the Johnson County Recorder's Office; Thence N89°37'57"E, along the North Line of said Lot 49, a distance of 96.71 feet; Thence S00°36'51 "E, 66.71 feet; Thence
S89°23'45"W, 130.27 feet, to a Point on the Easterly Right -of -Way Line of North Dodge Street; Thence N25°57'16"E, along said Easterly Right -of -Way Line, 75.03 feet, to the POINT OF
BEGINNING. Said Rezoning Parcel #2 contains 0.17 Acre, and is subject to easements and restrictions of record.
_ POLECAT JOHNSON & BERTO FAMILY REVOCABLE TRUST
/ POINT OF BEGINNING
° 5 25 50 REZONING PARCEL #2 °
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GRAPHIC SCALE IN FEET PENNETr J BROWN
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_IN ACCORDANCE WITH THE PLAT THEREOF RECORDED ' 96.71'
IN BOOK I AT PAGE I OF THE RECORDS OF THE
JOHNSON COUNTY RECORDER'S OFFICE. /( /
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h ^h' PROPOSED ZONING PARCEL #2
JERRY I`VANA =`V (OPD/RS12)
_ 7,597 SF
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PROPOSED ZONING PARCEL #1
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0 SUoDff] SS OH OF 7HE SOU7HEQ87
ARAM C KRUEEER
IN ACCORPANCE WITH THE PLAT THEREOF RECORDED
IN BOOK I AT PAGE I OF THE RECORDS OF THE
JOHNSON COUNTY RECORDER'S OFFICE.
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STEPHEN VOYCE i
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46.06'
. sod IL
STACEY NOBLE AIAREY S BAHRIGK 758.91'
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NORTH 53 FEET OF THE WEST I60 FEET SACABA LLG
OF
OUTLOT 14 OF THE ORIGINAL TOWN OF IOWA CITY
I
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RDC KMOOD HOLLOM
` -------------------------------------
IN ACCORDANCE WITH THE PLAT THEREOF RECORDED IN BOCK /v7 AT PAGE
223 OF THE RECORDS OF THE JOHNSON COUNTY RECORDER"S OFFICE.
51
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BERRY COURT LTD PARTNERSHIP
S00°13'35"E
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REVOCABLE TRUST
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IN ACCORDANCE WITH THE PLAT THEREOF RECORDED REVOCABLE
IN BOOK I AT PAGE 5 OF THE RECORDS OF THE TRUST
JOHNSON COUNTY RECORDER'S OFFICE.
� I
12
S89033'04"W
9
O7LO7 IS
0 G�DC HAL VO M OF D MA MY
IN ACCORDANCE WITH THE PLAT THEREOF RECORDED IN BOOK I AT PAGE
116 OF THE RECORDS OF THE JOHNSON COUNTY RECORDERS OFFICE.
00 ELIZABETH ANN FISHER
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POINT OF BEGINNING
REZONING PARCEL #1
I
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BETH ELSA ERICKSON
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CIVIL ENGINEERS
LAND PLANNERS
LAND SURVEYORS
LANDSCAPE ARCHITECTS
ENVIRONMENTAL SPECIALISTS
1917 S. GILBERT ST.
IOWA CITY, IOWA 52240
(319) 351-8282
www.mmsconsultants.net
Date I Revision
12-2-2024 PER RRN REVIEW - RLW
01-28-2025 per city comments -jdm
ZONING EXHIBIT
IOWA CITY
JOHNSON COUNTY
IOWA
MMS CONSULTANTS, INC.
Date:
11-30-2024
Designed by:
Field Book No:
JDM
1380
Drawn by:
Scale:
RLW
1 "=50' N
Checked by:
Sheet No: o
RRN
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Project No:
IOWA CITY
o
9200-006
of: 1
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ATTACHMENT 5
Applicant's Statement
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M MMS consultants, Inc.
Experts in Planning and Development Since 1975
December 31, 2024
City of Iowa City
Neighborhood and Development Services
410 E. Washington Street
Iowa City, IA 52240
Re: Scarlett Point Subdivision
1917 5. Gilbert Street
Iowa City, Iowa 52240
319.351.8282
Mmsconsultants.net
Mms@mmsconsultants.net
On behalf of the applicant, MMS Consultants requests a rezoning of the properties
located at 905, 905 1/2, 909, 911 N. Governor Street, 900, 900 1/2, 902, 906, 908 and 910
N Dodge Street, from the current mixed zoning of RS12, RM20, RS8, and R313, to RM20
and RS12.
Respectfully submitted,
Jon D. Marner
MMS Consultants, Inc.
9200-006Ll.docx
ATTACHMENT 6
Summary Report for Good Neighbor Meeting
Summary Report for
Good Neighbor Meeting
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CITY ❑F IOV A CITY
Project Name: Scarlett Point Project Location: 905-911 N Governer & 900-910 N. Dodge
Meeting Date and Time: August 13, 2024 7:00-8:00 P.M.
Meeting Location: Robert A. Lee Community Recreation Center Social Room
Names of Applicant Representatives attending: Jon Marner & Scott Pottorff(MMS Consultants)
Kim Sleeae(Select Structural)
Names of City Staff Representatives attending: Anne RUSsett
Number of Neighbors Attending: 20 Sign -In Attached? Yes X No
General Comments received regarding project (attach additional sheets if necessary) -
See attached summary.
Concerns expressed regarding project (attach additional sheets if necessary) -
See attached summary.
Will there be any changes made to the proposal based on this input? If so, describe:
Efforts to minimize impacts to existing trees to the extent possible while still meeting city requirements
for stormwater detention. Consideration of type and appearance of landscaping adjacent to the park.
Staff Representative Comments
Concerns related to access location and sanitary sewer capacity have been reviewed on a preliminary level by staff
and a detailed review will take place as part of a formal Site plan submittal. Mention of legal rulings that apply
to the site with regard to standards to be met and units.
W.
W.
W.
M 1917 S. G i I bert .Street
Iowa City, Iowa 52240
M MMS consultants Inc. 319.351.8282
! mmsconsultants.net
Experts in Planning and Development Since 1975 mms@mmsconsultants.net
Good Neighbor Meeting summary notes: Rezoning Amendment and Preliminary Plat for
property located at 905, 905 %, 909 and 911 N. Governor Street, and 900, 900 %, 902, 906,
908 and 910 N. Dodge Street (Scarlett Point)
1. Concern regarding impacts to trees and construction work near Happy Hollow park.
2. Traffic concerns along Governor and Dodge, specifically as follows:
a. Location of entrance.
b. Number of additional cars.
c. Current issues with speeding that is not enforced consistently.
3. General concern and dissatisfaction with the total number of new units and
buildings.
4. Questions regarding the choice of architectural design elements selected for the
buildings.
5. Questions why nothing is being done with the vacant building.
6. Impact to Horace Mann Elementary School.
7. Questions regarding the total number of new residents and the parking required.
8. Questions regarding sanitary sewer capacity.
A follow up meeting with three representatives of the neighborhood was held at MMS at
their request with the same MMS and City staff present as the Good Neighbor Meeting
held at the Robert A. Lee Recreation Center. The neighborhood representatives are
included with the accompanying sign -in sheets.
1. Requested to zone to RM-12 or approximately 54 units.
2. Additional mention of sanitary sewer capacity.
3. Pedestrian safety concerns specifically related to no sidewalk along the west side of
N. Governor, and people cutting through properties.
4. Question regarding use of park by the new tenants, and whether there could be a
sidewalk directly to the park for the proposed site.
5. Mention of a dedication of additional ground to the City for Happy Hollow Park.
SIGN IN SHEET
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Jon Marner
From: Kim Sleege <ksleege@select-structural.com>
Sent: Friday, September 27, 2024 10:42 AM
To: Jon Marner; Charles Meardon; Tracy Barkalow
Cc: Scott Pottorff
Subject: RE: Goosetown Apartments (9/25/2024 Sign -In Sheet)
Categories: Save
Kim Sleege, Select Structural
606 14th Ave SW, Cedar Rapids, IA 52404
Ph, 319,365,1150 Cell 319.560.2113
t
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
DECEMBER 4, 2024-6:OOPM—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: Eric Bigley, Anne Russett
OTHERS PRESENT: Gina Landau, Brian Vogel
RECOMMENDATIONS TO COUNCIL:
By a vote of 7-0 the Commission recommends approval of REZ24-0010, a proposal to rezone
approximately 27.68 acres of land located east of Camp Cardinal Blvd and west of Camp
Cardinal Road from Low Density Multifamily Residential with a Planned Development Overlay
(OPD/RM-12) zone to Low Density Multi -Family Residential with a Planned Development
Overlay (OPD/RM-12) zone subject to the following condition:
1. Prior to issuance of building permit, Owner shall contribute 50% of the cost of upgrading
Camp Cardinal Road to City standards. This contribution shall include 50% of the cost of
construction of the traffic circle at the intersection of Deer Creek Road and Camp
Cardinal Road.
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. REZ24-0010
Location: East of Camp Cardinal Boulevard and West of Camp Cardinal Road
An application for a rezoning of approximately 27.68 acres of land from Low Density Multi Family
Residential with a Planned Development Overlay (OPD/RM-12) to Low Density Multi Family
Residential with a Planned Development Overlay (OPD/RM-12).
Russett began the staff report showing an aerial of the subject property, it's located east of Camp
Cardinal Boulevard and west of Camp Cardinal Road. The property is currently zoned RM-12
with a Planned Development Overlay, the land to the west is also zoned RM-12, with a Planned
Development Overlay and that site is currently vacant. To the south, it's zoned Community
Commercial, to the southeast there's more RM-12 zoning and two existing apartment buildings.
To the east is the land that the Commission discussed at the last meeting, the proposed Western
Homes development that was zoned RS-8 with a Planned Development Overlay.
In terms of background, this property was originally rezoned to OPD RM-12 in August 2022, after
that rezoning approval went through the applicants moved forward with the subdivision process
and their final plats for Cardinal Heights, Part One and Part Two were approved in February
2023. Russett shared the proposed OPD plan and explained this request does not change the
proposed land uses or building types that were originally approved with the rezoning from August
Planning and Zoning Commission
December 4, 2024
Page 2 of 7
2022 nor does it change anything regarding the Sensitive Areas Development Plan or the
conservation easements that were approved as part of the subdivision process. The purpose of
this rezoning is to request two waivers from zoning standards, and these requests can only be
approved through a Planned Development Overlay process. The first request is a 5' reduction in
the minimum front yard setback from 20' to 15' and the second request is a 7' increase in the
maximum building height from 35' to 42'. Russett also pointed out the requests are only for the
one multifamily building.
Russett shared a few photographs of the site. She noted again the current rezoning is OPD/RM-
12 and the proposed rezoning is OPD/RM-12 and the request is to allow some flexibility in
zoning standards. The total number of lots, which is 23, is not changing. There will be 22
duplexes, four townhome style units and one 30-unit multifamily building. Deer Creek Road will
be extended through the site, there will be one cul-de-sac to the north and a loop street to the
south where all of the duplexes would be.
For rezonings there are specific approval criteria along with the general approval criteria. The
first standard is related to the design density and whether or not it's compatible with adjacent
developments. The proposed land uses do fit with the existing developments and the proposed
development to the east, the development and intensity transitions from lower scale on the west
side with the duplexes and increases to the east, which aligns well with the proposed multifamily
that Western Homes is proposing on their site. Russett noted an error in the staff report as it
stated that the garages for the duplexes will need to be recessed from the front facade of the
building but since this is a RM-12 zone the duplexes do not need to meet that standard as that is
for certain single-family zones. In terms of open space, there is a lot of open space on the site
due to the sensitive areas. In terms of traffic circulation, the property would be accessed off of
Camp Cardinal Road and there is a proposed traffic circle at the intersection of Deer Creek Road
and Camp Cardinal Road. Staff is recommending that the Commission maintain that previously
approved condition that requires the owner to contribute 50% of the cost of the construction of
Camp Cardinal Road as well as the traffic circle.
The second criteria is that the development will not overburdening existing utilities and Russett
explained this is an infill site and the subject property has access to sanitary sewer and water,
and the developer is already installing infrastructure on the property.
The third criteria is that development will not adversely affect views, light, air, property values
and privacy, as mentioned previously, there are existing conservation easements on the property
that will be maintained with almost 17 acres of land that will not be developed and will be
preserved. Also, there's not a lot of development around the subject property, there's some
duplexes to the north, there's the existing apartments to the southeast, and there's Saint Andrew
Church to the east so this development will not impact neighboring residents more than a
conventional development would.
The fourth criteria is that land use building types and the proposed variations from zoning
requirements will be in the public interest. Russett reiterated regarding the waivers, they are just
for one building and the applicant has requested a reduction in the front setback from 20' to 15'
due to site terrain, sensitive features and the existing conservation easements in the area.
Additionally, the fire department requested that the applicant move the building closer to the
street to address fire code concerns. The alternative of moving the building was to provide a fire
truck turn around behind the building, which was not practical given the conservation easement
Planning and Zoning Commission
December 4, 2024
Page 3 of 7
and the site constraints but moving the building forward requires approval of the setback
reduction. Staff finds this request to be acceptable as many other residential uses have a 15'
setback and the requested variation will still accommodate light, air, privacy, as well as onsite
open space. The second request is to increase the building height of this building to 42' and the
applicant has requested this modification due to site topography. Staff measures building height
based on the average grade to the top of the roof line so due to the sloping nature of the site, the
building exceeds that 35' height maximum, however from the front of the building, it will appear to
be 35' and at the rear of the building it will appear taller than 35' because of the sloping grade on
the site. The rear portion of the building that will look taller is adjacent to an outlot, which is
wooded, and so visually will have no impact of passerby's on the street so staff finds this request
to be reasonable as well. Additionally, the proposed increase in height will still accommodate
sufficient light and air and open space, and the building will still appear to be 35' from the front.
Russett shared some elevations that were provided by the applicant of the multifamily building.
In terms of consistency with the Comprehensive Plan, the Future Land Use Map envisions this to
be between eight and 16 dwelling units per acre and the proposed development is under that at
three, but the site is constrained significantly by the sensitive features. The applicants are
incorporating a diversity of housing types and preserving woodlands, wetlands and slopes on the
site. Regarding the environmentally sensitive areas the conservation easements have been put
in place to protect the sensitive areas and that will not be changing.
In terms of next steps, after a recommendation from the Commission, City Council will set a
public hearing, likely at their next meeting on December 10, and the public hearing would then be
on January 7.
Staff recommends approval of REZ24-0010, a proposal to rezone approximately 27.68 acres of
land located east of Camp Cardinal Blvd and west of Camp Cardinal Road from Low Density
Multifamily Residential with a Planned Development Overlay (OPD/RM-12) zone to Low Density
Multi -Family Residential with a Planned Development Overlay (OPD/RM-12) zone subject to the
following condition:
2. Prior to issuance of building permit, Owner shall contribute 50% of the cost of upgrading
Camp Cardinal Road to City standards. This contribution shall include 50% of the cost of
construction of the traffic circle at the intersection of Deer Creek Road and Camp
Cardinal Road.
Hensch noted one of the criteria is that the development, or the change, doesn't impact views
and that always seems so subjective, the view for one person could be fine and to another
person it is horrible and for no reason other than personal opinion. Are there any objective
criteria regarding that or is it subjectively interpreted. Russett confirmed it is subjective and for
this property, in terms of views, the only real neighbors are to the north and they're still going to
have a creek and a woodland in their backyard and that won't change with this development.
Quellhorst noted in the report the applicant held a Good Neighbor meeting, what was the result
or feedback that was obtained as a result of that meeting. Russett explained they held the Good
Neighbor meeting for the original rezoning in 2022 and there was a significant amount of
feedback from that Good Neighbor meeting and the public hearing process for that, but with this
rezoning, staff hasn't heard anything from neighbors, and they were notified of the meeting
tonight.
Planning and Zoning Commission
December 4, 2024
Page 4 of 7
Craig asked about the traffic circle and does it go between the two developments. Russett
explained the traffic circle does go into the Western Homes development and they are also
required to contribute 50% of the cost of that construction of that traffic circle.
Hensch opened the public hearing.
Gina Landau (Navigate Homes) stated nothing's really changed from the very beginning as far
as the intention of the development it was just as they started designing parking lots and parking
underground areas, they ran into a couple glitches and realized they would need the waivers.
Hensch asked if moving the setback in the front was primarily because of the fire department's
request. Landau confirmed they met with the fire department, and it was their requirement for
safety. And then regarding the additional height, that's primarily related to the topography on the
site because the intention is to have parking underground, and the back part of the building will
appear as a four story and the front is only a three story. There will be a little bit of outdoor
parking just to hit the requirements, but the majority of the parking will be underground.
Craig asked who's the target audience here as it seems like a nice development for families but
where are the kids going to play. Landau stated she is not the sales and the marketing person
but these will be condos, not an apartment building and typically, most condos are first time
home buyers who eventually will maybe move into a duplex, which is what the rest of that
development is. Residents may possibly have children, yes, but maybe just starting their families,
and while there's no structured play area there's lots of open space with the conservation areas
around it.
Landau noted all of the open space with the outlots will be maintained by an HOA and they've
been working with the attorneys to get those set up to make it equitable for everyone.
Hensch asked how many acres of open space are in the Conservation Reserve. Russett noted
it's almost 17 acres.
Craig noted HOAs don't always take care of their open spaces well, so if there's a way to make
HOAs more responsive to the maintenance of their responsibilities that would be appreciated.
Townsend asked if there are affordable units in this development. Landau stated there's nothing
designated as true affordable housing according to City requirements, but these are not luxury
units, they are all one- and two -bedroom units in the 30-plex and they are trying to keep the price
point down where someone can actually afford to buy it as a first time homeowner.
Townsend asked given the extra height waiver is there any reason why they couldn't have asked
for some affordable units in these buildings. Russett noted this area doesn't require income
restricted units and the Commission would have add a condition to the rezoning and
demonstrate that this rezoning creates a public need for those income restricted units.
Russett also noted regarding the height waiver, it's really a topography issue. The height is
calculated from the average grade and from the front it is going to be 35' but the code measures
height from the middle which is a much lower grade on this site.
Planning and Zoning Commission
December 4, 2024
Page 5 of 7
Hensch noted in this area there's a history of neighbors complaining about view interference with
their view and so he just wants to make sure they address that.
Brian Vogel (Engineer, Hall & Hall) explained he doesn't know the distance from other buildings
and the views, but as far as the height the front of the building is going to be 30' not even 35' but
then as the grade slopes away to get to the back it will be the 40' height. There is about a 12'
change in grade due to the slope from front to back.
Hensch closed the public hearing.
Elliott moves to recommend approval of REZ24-0010, a proposal to rezone approximately
27.68 acres of land located east of Camp Cardinal Blvd and west of Camp Cardinal Road
from Low Density Multifamily Residential with a Planned Development Overlay (OPD/RM-
12) zone to Low Density Multi -Family Residential with a Planned Development Overlay
(OPD/RM-12) zone subject to the following condition:
3. Prior to issuance of building permit, Owner shall contribute 50% of the cost of
upgrading Camp Cardinal Road to City standards. This contribution shall include
50% of the cost of construction of the traffic circle at the intersection of Deer Creek
Road and Camp Cardinal Road.
Wade seconded the motion.
Elliott stated it seems like a simple request, the fire department requests the setback, and the
height seems to be reasonable based on staff recommendation.
Wade noted it's a safety request based on the fire department and the law of averages for the
topography.
Hensch stated he thinks this is a pretty reasonable request and any chance to increase the
number of housing units that are more accessible by Iowa City standards they certainly should
do that so he supports this application.
A vote was taken and the motion passed 7-0.
DISCUSSION OF PLANNING & ZONING COMMISSION REPRESENTATION ON THE
COMPREHENSIVE PLAN UPDATE STEERING COMMITTEE:
Russett reminded the Commission that the City is getting started on the Comprehensive Plan
update and have executed a consultant agreement with Confluence, out of Des Moines. The
City is in the process of formulating a steering committee for this update and are requesting two
volunteers from the Planning and Zoning Commission. The role of the steering committee is to
serve as an advisor to City staff and the consultant team as they're preparing the Plan, to provide
input and feedback, to review the drafts, to help establish final recommendations, which will
eventually come to this Commission, and to be an ambassador for the Plan, to promote
awareness throughout the community, to encourage participation and to advocate for the Plan.
In terms of level of commitment she explained it would be about a one -and -a -half -year process,
and there's probably going to be about seven meetings that will last 90 minutes. These meetings
will likely start in January.
Planning and Zoning Commission
December 4, 2024
Page 6 of 7
Quellhorst asked if there are additional members of the community beyond the two people from
the P&Z Commission on the committee. Russett explained there will be about 20-26 people from
a variety of different stakeholder groups throughout the community.
Hensch stated he has been on this Commission for 10 years and is pretty invested in all this and
thinks one of the key things is making sure the community understands the Comprehensive Plan.
He really appreciates the steering committee being a community ambassador for the
Comprehensive Plan, promoting awareness and encouraging participation and advocating for
the Plan. He would be interested in volunteering for this, he does come off the Commission in
June this year.
Waded stated he has an interested, as well.
Miller stated while he is new to the Commission he too would be interested in serving on this
committee.
Craig agreed Hensch should be on this committee, his body of knowledge is so impressive, he's
been doing this for 10 years and he knows every hole in every plan. It would be a shame to
waste that knowledge and everyone would benefit from him being on the committee.
Russett noted there could be three members from the Commission appointed to this committee,
they are looking for a diversity of individuals for this committee as well.
Craig moved that the representatives on the Comprehensive Plan review steering
committee are Wade, Miller and Hensch. Quellhorst seconded the motion.
A vote was taken and the motion passed 7-0.
CONSIDERATION OF MEETING MINUTES: NOVEMBER 20. 2024:
Craig moved to approve the meeting minutes from November 20, 2024. Elliott seconded the
motion, a vote was taken and the motion passed 5-0-2 (Quellhorst and Townsend abstaining).
PLANNING AND ZONING INFORMATION:
Craig asked about the timeline for the project discussed at the last meeting at the ACT area.
Russett stated her understanding is that they wanted to get the rezoning approved so they can
start rehabbing those existing buildings. Craig stated it seemed like they were eager to get going
and noted often times they approve something and six months, a year, six years later it's still not
done.
Hensch asked if after two years they have to reapply for a rezoning. Russett clarified that the
timeline only applied to OPD rezonings and typically most developments meet that timeline by
getting a final plat approved.
ADJOURNMENT:
Townsend moved to adjourn, Quellhorst seconded and the motion passed 7-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2023-2024
8116
1014
10118
11115
1216
12120
1117
217
2121
413
511
6126
914
9118
11120
1214
CRAIG, SUSAN
X
X
X
X
X
O/E
X
X
X
X
X
X
X
X
X
X
ELLIOTT, MAGGIE
X
X
X
X
X
X
X
O/E
X
X
X
O/E
X
X
O/E
X
HENSCH, MIKE
X
X
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
MILLER, STEVE
-- --
I -- --
-- --
I -- --
-- --
-- --
I -- --
-- --
-- --
I -- --
-- --
-- --
X
X
X
X
PADRON, MARIA
X
X
X
X
O/E
X
X
X
X
O/E
O/E
-- --
-- --
-- --
-- --
-- --
QUELLHORST, SCOTT
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
O/E
X
TOWNSEND, BILLIE
X
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
X
WADE, CHAD
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
X
KEY:
X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member