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Home My WebLink About1992-10-13 Recommendation - . .. . ... . . 1 - - - ,!. . . / n r ' [ y ~, u . .. I' , . '~'. '" [Iti' ~&.. CITY OF IOWA CITY OctDber 8, 1992 Charles Duffy, Chair Johnson County BDard Df SupervisDrs 913 S. Dubuque St. Iowa City, IA 52240 Dear Charlie and Members Df the Board: An application has been submitted to Johnson County by Jeffrey Dwyer, cDntract purchaser of property Dwned by Raymond and Linda Williams, to reZDne approximately 16.04 acres from A 1, Rural District, to RS, Suburban Residential. This property is located in Fringe Area 1 on the east side of Kansas Avenue SW, Va'mile nDrth of its intersectiDn with RDhret RDad. At its OctDber 1, 1992, meeting, the Planning and Zoning Commission recommended, by a vote of 6-0, that the City Council forward a comment to the County BDard of Supervisors finding that the request to reZDne the approximately 16,04 acre tract from A 1 tD RS is , inconsistent with the mutually agreed upon Fringe Area Policy for Area 1. The pDlicy fDr Fringe Area 1 states that agricultural use is the preferred use, and that residential uses for farm family purposes will be considered, depending on sDiI and site conditiDns'. , , Council agreed with the recDmmendation of the Planning and Zoning Commission, and therefore, respectfully fDrwards a comment to the BDard that the requested rezonin9 of the 16.04 acre tract from A 1 to RS is inconsistent with the mutually agreed upon Fringe Area Policy fDr Area 1. If the rezDning request is approved by the Board and a preliminary plat for residential development Df the property is submitted, CDuncil would have reservations about approving such an applicatiDn due to concerns abDut drainage, wetland areas, water quality and quantity, and the substandard conditiDn Df Kansas Avenue, \<.' Sincerely, Darrel G. Courtney Mayor bjldullv 410 EAST WASIIINOTON STREET' IOWA CITY, IOWA "240.1126 '1311) 356"000 t FAX Olt} 356.S00' otQQ 3 I -. \,\1i\ City of Iowa City MEMORANDUM Date: September 17, 1992 To: Planning & Zoning Commission Melody Rockwell~lanner CZ-9243. Dwyer Rezoning Request. From: Re: Atthe September 14, 1992, Informal Planning and Zoning CommlsslDn meeting, several questions were raised concerning the requested rezoning from A 1 to RS for approximately 16.04 acres of property located In Fringe Area 1 on the east side of Kansas Avenue SW, 1-8 miles north of Its intersection with Rohret Road. The Commission asked for more information on the status of Kansas Avenue, the sight distances at the Kansas Avenue/Rohret Road intersection, and the slope and soli characteristics of the subject property. According to Doug Frederick, Johnson County Engineer, the County vacated 3/4 mile of Kansas Avenue. This was done within the last two years. No public access easement was retained over the vacated portion of Kansas Avenue, which Is located approximately 1/2 mile north of the 16.04 acre request property. Frederick noted that the right-of-way width for Kansas Avenue adjacent to the request property is 66 feet. Frederick indicated that given the new State standards, a minimum 1 DO-foot right-of-way would be required for Kansas Avenue to be upgraded. Frederick also stated that although he had not measured the sight distances at the Rohret Road and Kansas Avenue Intersection, he felt they were adequate. Information from the local office of the Soli Conservation Service and from the Johnson County Health Department on the soli and slope conditions of the site Indicates some limitations for residential development. The dralnageways located along the east side of Kansas Avenue, and running from the northeast to the southwest portion of the property along the south boundary contains Cola solis. Nothing, Including septic systems and roads, should be builtin these drainage areas due to the unstable, shifting quality and the wetness of Colo solis. The higher elevations on the site with Fayelte and Ladoga salls have certain constraints with regard to accommodating conventional septic systems, The Fayette salls on the steep slopes of the site are generally on 14-18% slopes of severely eroded land. Johnson County regulations prohibit septic systems on slopes of 20% or more. The portions of the property with Ladoga salls have severe limitations for road development and for construction of residences with basements due to the low strength and shrink/swell properties of this type of soil. The Ladoga salls and highly eroded Fayette solis percolate slowly, The soli and slope characteristics of the property may limit, but do not necessarily prevent some residential development. The land Is well-suited for growing trees, and alfalfa and hay crops are recommended fDr limiting soli erosion. n&\p&z.9.17 ~3 "j 1,1/..' ' I E . " " 'J' __2~_ 1-1---1 I ' ! "I . 270111 i-Sl.' " ~"r---I Ii ~ II i i iI < I .!; <. <( ! I I!!i .... I I I 'I ' I Forever groon Rd. : ~h, n~'- .' ,"i II ,,' . I I ,..."....,,' ,( Il ~I 16," I >Uj 2~ , / > /' I """ I J,/ I I, ,'/ !I I l/ I I 4'.' u.'(' I ~ ~II " I'" 11' 01 I ".' ,;...:..; III l.'lao.llncllll' il J Ll Ol':~/lA" II I,.... --J.. ",..~" 4 ..... _,-........ .1 ~ I II ,I "I U Nil ON I I -~--I--_....- I I:i "I. " A, " " ! I. Iowa City Landhll " " ~ ::;:"1 ,.. ,",-Me;KlOPI I O''t-21' RohllllC1. ~,., 1 2 KCSSllll' Ad I "1 il ..' < 2' < I ,g ~ I ~I '- 11 -,- ,;', I )" -, ~-", JOHNSON COUNTY, IOWA APPLICATION TO REZONE ,,;".l'., JATE': S -/3 -~;;L NUMBER: Z 9,;;~ TO BE FILED WITH THE' OFFICE' OF THE JOHNSON COUNTY ZONING ADMINISTRATOR. fO: JOHNSON COUNTY BOARD OF SUPERUISoRS JOHNSON COUNTY ZONING COMMISSION , fHE UNDERSIGNED IS THE (OWNER, CONTRACT PURCHASER, CONTRACT OWNER, OPTION I , PURCHASER) OF THE FOLLOWING DESCRIBED PROPERTY LOCATED IN THE UNINCORPORATED AREAl JF Union TOWNSHIP, JOHNSON COUNTY, IOWA AND REQUESTS THAT YOUR ,: :oMMISSION CONSIDER THE RECLASSIl"ICATIoN OF SAID PROPERTY FROM III DISTRICT ," ro RS DISTRICT LOCATED AT CLAYMAN'S DESCRIPTION): ' South on Rohret Road to the intersection with Kansas IIvenue. then North on Kansas Ave. i 400 feet qREA TO BE REZONED IS COMPOSED OF 16 .04 ACRES OF A 1I"of ACRE TRACT AND /' LEGALLY DESCRIBED AS: (PLEASE ATTACHED LEGAL DESCRlPTIoN OF AREA TO BE REZONED). , !'RoPoSED USE: Residential NAME AND ADDRESSES OF OWNERS OF RECORD: '" , ~[r~Vr!T : ~c.y .....,..")oA.A. oJ- "/~~ , W,//,Q~ g THE APPLICATION SHALL CONTAIN: a. A MAP OF LARGE ENOUGH SIZE TO SHOW THE PROPERTY FOR REZONING OUTLINED IN RED, THE PRDPERTY WITHIN 500 FEET OF THE PROPERTY FOR REZONING OUTLINED IN BLUE b, A DIAGRAM DRAWN TO SCALE (NO SMALLER THAN ONE INCH EQUALS ONE HUNDRED FEET) , SHOWING THE LOCATION OF THE PROPOS EO OR EXISTING ACCESS TO THE PROPERTY, c. A LIST OF NAME AND ADDRESSES OF THOSE PERSONS OWNING PROPERTY WITHIN 500' FEET OF THE PROPERTY OF THE OWNER OF RECoRO. d, TWO CHECKS MAOE PAYABLE TO THE JDHNSON COUNTY TREASURER: ONE IN THE AMOUNT, OF FlUE DOLLARS (S5,OO) FOR A REZONING SIGN, THE OTHER IN AN AMOUNT WHICH' UARIES DEPENDING ON THE NATURE OF THE APPLICATION, s. A SIGNED RESOLUTION AFFIRMING THE STABILITY OF THE CURRENT ROAD SYSTEM, THE APPLICANT is TO OBTAIN AND POST THE REZONING SIGN ON THE ABoUE OES CRIBED PROPERTY WITHIN SE N (7 DAYS) FROM FILING OF THIS APPLICATION, C' , AGENT ADDRESS AND TELEPHONE NUMBER AUG 13 1992 TELEPHONE NUMBER a:zoning.app /1- - , .:....._....-I~r.J.,..4f ~CLNT',' AUDlrOR ~ '.. ; .. ....., /"...i,... PROPOSED REZONING Commencing at the Southwest Comer of Section 23, Township 79 North, Range 7 West of the 5th , Principal Meridian; Thence North along the West line of said Section 23, 393.89 feet to the Point of Beginning; Thence North along said West line 916.61 feet to the Northwest Comer of the Southwest Quarter, of the Southwest Quarter of Section 23; Thence N89054'E along the North" line of said Southwest Quarter of the Southwest Quarter of Section 23, 1319.8 feet; Thence SOoo40'W, 94.67 feet to the Northeast Comer of Lot 1 of the Subdivision In the Southwest Quarter of the Southwest Quarter of said Section 23, recorded In Book 9, on Page 17, at the Office of the Johnson County Recorder; Thence S54055'W along the North line of said subdivision 848.86 feet to a point on said North line; Thence S62031'W along said North line 488.11 feet to a point on said line; Thence S61009"W along said North line 180.37 feet, to the Point of Beginning. Said tract of land contains 16.04 acres, more or less, and is subject to easements and restrictions of record.' 12.gp:00i' , . F:~.r::.l .I'" AUG 13 1992 ~-_.('.;.' /~'>f.:..\..;~.......::. COUNTY AUDlro:1 . .;,.....-..,'-......., . .1-~ I I , ji I: lj , , Ii i i\ ,I , " I! ~ , , j ! i I I i -. p","" . . \ I ' I) I ~ ' . -.. ........, II r.ln C. I ". N'o~th Ii,,~ 5'W ~ J-wl/ Se c.. 23-79,7 N8f' S4' e.1317.S' 1 " " ))1 I PP-OPOS"-O gV-Of.l/IJc. 16.0Lf /'I( ~ I" .2.00' ;f'ot/rld , ~ .; . I, 0-., .'Il I~ 'Ir, fl t:. ~', l. ,J 3lS \ ... '.:.,. q ~ 7.., I:~~~~ ~&(: ~'U2, I ,,/. I 0 , 'I' " " ' .LI"" ...' ',t,i.l"f", ""'r ~L;:"-" ,I,., ' JI)!1"'''' r': AUG 131992 I J~.f " I /.>n.._ I, 1- ~..i".. CO~NTY AUUI;iJ,\ . ol..~ .', I. ',..' ,. I I , , . ti 1 I I 1 1 ,; '0 ~.. . ~.. 0 .. - i.. - ,..... J Il .E~ c~ " ~ >[ "\<.' ~i , , ., (r-) oX Ri<ha,d _ ~ -c. ~ I '"rpan/tit. 1'7~ ~ ~It#~~ Pole If) .(, 'l ~-, -3J 80 ,~ \;.,... ] ~iii et\A~ IJO.'ll :C} ~ ,:>. 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Y~''':'' "I~ll, ~~:..:~ .t il In', 'L ~I...." ......,;1 ')ICI~m .........:..h.. .' -.;' I' "'1 ,:: ~ ' " I, . ",: ,1,,- ,;.:.v:" Ill'. ',.' a1jlif '~ if - \v ._......-.---'."..J, 11'-: ---T 'I" 1...1 II I - -11';;-;'; '--I.."IUll, ,!D ," II ,,' \J, !, '. '., 11 ~l': \ J ," 'h i:.' ~ , 10 "I' , . 1-0" ~ I ,: I ,II "I . ~ ~..,Ir--J ,:- " ,'<, '!!Dy'=n " :"'ll_ CZ-9243 ' ~~-C:I-,.,J', ' _:.,,'::"'":'"1(:. !/"I.I r' f' DWYER REZONING ,~-~ - ~i >'11:i~~!;;-:X2J;;~I~~'c~-'~cu~:rf',,;,~I~I- h '.., :~'~;-:" _'! :1, rJ F"<'~ ,': URB~NFRINGE AREA,I I~" ,; . F '" ' "I" ,'i, , . Tf I. ~:--r '. '- .',' -.. , , ..'" ,,- \.......-,~ -"I-.i-1rr' '-':';'(0;' I "r"".....oO(....1...l!..-~~. . .":" I" ' ~,' " .' \ . I \, '\ /I' , I' I II," \r . _' A ,. I I" , '. . ",:', , ,;, ,.. I, :1' I, -' "I , I J' '. '-;:--''-\'' i":' :!", --- I ". ,,,,:~., '. ..~._.._:,l' r'" 1':1 r, ; _' . f. . ", Vl--r-4~'" ',i-' ) ~~ft~ .~ - . '" City of Iowa City MEMORANDUM Date: September 17,1992 To: Planning and Zoning Commission ~ From: Melody Rockwell, Associate Planner Re: CZ-9243. Dwyer Rezoning Request Jeffrey Dwyer, contract purchaser of property owned by Raymond and Unda Williams, has filed an application with JDhnson County to rezone approximately 16.04 acres from A 1, Rural, to RS, Suburban Residential. This property is IDcated in Fringe Area 1 on the east side of Kansas Avenue, S,W., 1/8 mile north of Its intersection with Rohret Road. The request property, moderately hilly and treeless, is currently planted in alfalfa. Dwyer proposes to rezone the 16.04 acres of pasture land to RS, then follow.up with a subdivision splitting the 16.04 acres into six residential lots. The proposed rezoning, and subsequent subdivision, If approved, would be located immediately north of an existing 1 O.lot subdivision on Rohret Road. The request property would be accessed via a narrow, substandard, half.mlle long rock-surface County road, Kansas Avenue. Sight distances at the intersection of Rohret Road and Kansas Avenue should be evaluated. The policy for Fringe Area 1 states that agricullural use is the preferred use, and that residential uses for farm family purposes will be considered depending on soli and site conditions. The proposed rezoning request is not in conformance with the policies established for Area 1. STAFF RECOMMENDATIONS: Staff recommends that the City Council forward a comment to the County Board of Supervisors finding that the request to rezone the approximately 16.04 acre tract from A 1 to RS is inconsistent wllh the mutually agreed upon Fringe Area Policy for Area 1. ATTACHMENTS: 1. Location Map. 2. Application. 3. Fringe Area Map. adL K n Franklin, Director annlng and Community Development tp2-2 J.Q~'3 -------~ . .... ~ .... .... -- I , , " , 1 , , 1 j I I I I i i , -. 13 September 1992 I!GC6fVe-P Be; 7O/jJ SeNT - ICJ1')} , /)f571ZISC),I'ep m ?cz; M 0 ~'I?' I<o/S , / /Af/r//J-'C-GP Tlh'7-T 77-rcE-c/ lEe-h-f) t,61'JE:1e-s. Dear Johnson County Zoning Board: .----- I am l<riting in regards to the proposed rezoning change of 16.04 acres of agricultural land to RS Suburban Residential in Section 23, T-79N, R-71/, Union Township. I have a number of concerns which cause me to oppose the' change. 1. I/ells and groundwater. In our area, two depths of wells are used. One is a depth of 100' to 140'. The second is between 400' to 600' deep. Two wells have gone out in the area in recent years. They are costly to replace! Both shallow and deep wells'have had water supply problems. The deeper wells have also had quality problems. liho is going to pay for my well I/hen it goes out? There is not only the costs, but the stress that comes with losing your water until it is restored. I have heard a proposal of six houses in this rezoning request. Even with just six houses, this is over a 28 percent increase in water usage in our area. liould there be even more houses possible since 16 acres could theoretically support more? I have seen other developments start with a set number of lots, only to be increased at a later time. I know that the aquifer at the 400' to 600' depth is heavily llsed in Johnson County. According to the Iowa City I/ater Dept., in Johnson County we are pumping water out in this aquifer faster than it is being replenished. 2. Contamination of aquifers. It only takes one well with backflow aloryg' the pipes to contaminate the aquifer. The more wells, the greater the chance of pollution. Septic systems are~ also possible sources of pollution, especially for shallower wells. Quoting from the Soil Survey of Johnson County IOI/a, "Unsatisfactory performance of septic tank absorption fields, including excessively slow absorption of effluent, surfacing of effluent, and hillside seepage, can effect public health", 3. Traffic concerns. Rohret Road is already overused by cars, trucks, tractors, trailers, bicycles, and pedestrians, The road is narrow with no shoulders. Frequently vehicles have gone off th~ road in both bad weather and good. Rohret Road already bottlenecks in the, Iowa City city limits where numerous residences have been added, The bridge over the interstate is two lanes. In terms of carrying traffic to Iowa City, good concrete roads exist both to the north -- IW Road which has a 4 lane road under the interstate, and to the south -- Highway 1 which has a 4 lane bridge over the interstate. In terms of traffic, higher density housing would be better suited along those roads. Kansas Avenue is the proposed access to the proposed SUbdivision. It is essentially a one-lane road. It would not be good to put additional traffic on it. The road would have to be widened (does the county want this additional expense?). There are potential wetlands that have been identified on both sides of the road in which environmental concerns would have to be addressed. Kansas Avenue also comes out to Rohret Road on a low spot with a hill going up to the west and a hill combined with a curve going to the east. It could prove to be a very dangl~rous intersection. .t.t~.' "", ..' - '-;'~ '.. \..' Page 2 - Johnson Co. Zoning Board 4. Soil types and suitability for development. Four soil types compose this areal tllo are Ladoga types 76B and 76C2, another is Fayette l63E3, and the fourth is Colo lIB. All have severe limitations 'for septic tanks 'and field absorption systems due to slow percolation, slope, wetness, and floods. The Fayette l63E3 and Colo lIB have severe limitations for house construction due to shrink-swell properties of the soil, slopes, wetness, and floods. The Ladoga types have moderate problems with shrink-swell. All four soil types have severe limitations for road construction. All have low structural strength, and there are problems with frost action, slope, and floods, This information was derived from the Soil Survey of Johnson County Iowa and from personal communication with Lonnie Niller, Soil Conservation Service Soil Scientist. From personal observation, the field has had extensive ruts from tractors and trucks sinking down, the ground has been ~aturated with moisture because of slow percolation, and standing water has been at the bottom of the field. A portion of the field is wetlands according to the 1989 Federal Hanual,.for Identifying and Delineating Jurisdictional Wetlands, In Iowa we have also considered the agricultural value of land to be taken out of production. The Corn Suitability Rating (CSR) for this field is very good for the Ladoga 76B portion which is 85 and has a corn yield of 148 bushels per acre. 5. Overall county planning. I want to ask the Zoning Board -- \low many lots have already been rezoned in the county for housing? I would guess the number of lots available is in the thousands. Then, I wish to ask how many lots are being built upon each year? Do we really ~ to rezone more land in Johnson County for housing? Scott County found that so many lots were available that at the present rate of construction, it llould take 21, years to fill the lots. The Cedar Rap,ids metropolitain area has extended its sewer lines out two miles past the city limits. Subdivisions within t mile of these lines are required to hook into them. Johnson County must take a hard look at rural development. The groundwater situation is a critical consideration. I 110uld urge future development to be in areas that can be serviced by city water and sewer, or limited to the agricultural practice of requiring ownership of 40 acres to develop a home site. "; " Thank you! Sincerely, w.~ c,-r;e;--r-- Timothy A. Thompson 3048 Rohret Road SW Iowa City, Iowa 52240 Ir 11. C, I j}fj!-. ~j4Jt . ~ M -- '" September 13, 1992 Dear Johnson County Zoning Board: I am writing to oppose the request you have received to rezone the 16 acre field to the north of our subdi'i '.sion ~ RS Suburban Residential (Section 23, Union Township). The integrity of our neighborhood wells is my primary concern. In 1988, 1989 and 1992 my 110 foot deep well has coughed air, indicating a less than adequate supply of water. Paul Schmid, our next-door neighbor to the west, had his 100 foot or so deep well dry up shortly before we bought our home in 1987. (We did not know that when we bought our home, so I can't say how that fact would have affected our decision to buy.) Ed Barker, who owns a home directly to the west of the land in question, has also had to replace his well after it dried up. Other neighbors have told us they've experienced supply problems similar to ours. With our neighborhood water supply already under stress, I do not think it would be a responsible act on your part to approve a plan which would place yet additional stress on our water supply. We have 21 households in our immediate neighborhood. Adding six households, as is presently proposed, would increase the stress on our water supply by more than 28 percent. Who will come to our assistance if the proposed rezoning goes through, additional houses are built, and our wells dry up? Will the petitioner drill replacement wells for us at his expense? Or will the county provide us with a rural water system? It is my firm belief that our area is simply not suitable for further development until such time as rural water can be provided. I have not yet mentioned several other potential problems with the proposed rezoning. Are you aware thatl 1) All of the ground under consideration has severe limitations for septic systems according to the Soil Survey for Johnson County Iowa. Is the county prepared to provide a county sewer system if additional septic systems overload our soil capacity and begin contaminating our water? 2) Kansas Avenue is essentially a one-lane road. Should the county have to bear the expense of widening it to accomodate the petitioner's proposed develop~t, as would probably be necessary? Yet another factor for you to consider here is that two areas of land on either side of Kansas Avenue could potentially be classified as wetlands. 3) Our neighborhood is approximately one mile from the IOIla City landfill. Our subdivision was plotted in 1961 before the city landfill was opened. Is it wise to encourage additional housing to be built in an area that could potentially be affected by leakage of the landfill? A) The petitioner does not have dertinite plans to live on the property he is proposing to develop at such a potential expense to the existing neighborhood. l/hen my husband aslted Jeffery Dwyer on Saturday, Sept. 12 if he planned to live ~n the development, he said he didn't know. I ask you to consider whether the county really needs to take more land out of agricultural production to satisfy demands for housing. I would like to knOll how many lots are already available in the county? Is there really a demand for lots for housing or a demand by ~dvelopers to make large profits? I realize that living in the country is the goal of many people. 1I01lever, my husband and I did not request ag land to be rezoned so we could build a home and live in the country. We purchased an existing home built in 1971. I fear that if the proposed rezoning is allowed, my neighborhood will bear the um/arranted and unfair expense 'if l/ater, seller and traffic problems resulting from this developer's desire to make' a profit, Sincerely, Ii:kllcv,'AV 13. ~ Katharine B. Thompson, 30118 Rohret Road SW, tr: f (!. JJD tJii ,~{,6d IOI/ll City, IOI/a 522/10 (& ~_~3 - .- I' ,', ';1 !~' '. ( :I ;1 i,~ /.(,(, ::--- -". " ", '. :j';:;;;'M>t c ~ i .~': ,!' ~,,:., 'I.\"'\"'-'l~' , ~:f~\) ;:t };.{ ....,.'. 'J". 15.9 :,;';'\',:;:.:, ~." , ,\ . , ,., :.' ;'~fj: r '., ""-,'.1.:; '..~ii _', :,<i:;''',~ ':\:,~!t~~;tjfiZ.t., t.! "lot'!;"":)!! L ",('l;.l.~~;_"'~ .' . /'11 I' , ',,\' I~ ; l. ! , / / / ~t~ "\'~l: ~ ,,' ~l, t 'I'. . ~.....,..,., I · I "'.J I .'" r .~,' I'., ~,., ';1 ;;\, ,', ~"I .. ~t,"'" .. ;:.t ,. :~ .~( iI . ':1" " ,/ .\'1'; ... :;'~\:::'~::\', ,~~~\,l;(,..~ . lo'l,. :. :; ~I'. l.i". ~<,'::,.> '~i" ,,' " . \ ~ . . .~::l;/ .:/,:';- >. I .' ,,' "::--: !t~r~7;;9;>:'~~ I,:' ..' ----- __ ..t. NOT TO SCALE 1,.7'} Flightl JOHNSON (_ :1 ~ ~ 01;l3 -. R-gCEIVE6 SEP 1 01 1992 I MEMO P.P.D. DEPARTMENT ' TO: Ben Johnson, Johnson County Zoning Administrator FROM: Barbara Reck, 3025 Rohret Rd. s.W., Iowa city 52240 DATE: September 17, 1992 RE: Application nZ9243 by Jeffrey Dwyer to rezone land from Al Rural to RS Suburban Residential ------------------------------------------------------------------- I'm writing to request that you carefully consider the effect this rezoning and development would have on the water supply and drainage capabilities of the land in this area. We share a community well with 8 other households in the Meadevil1e subdivi- s ion, across Rohret Rd. from Jeffrey Dwyer's land. Our water supply is not great - pressure fluctuates more than it should and there is a lot of air in the system. Our house is on the highest lot on the well, and we had such problems with air in the water (hammering, spitting, stopping completely then shooting out) that we had to have all our water outlets go through a filtering system then a water softener. This also helps improve the poor quality of the water, which has a very high mineral content. When we decided to build, in 1984, our soil percolated so slow that we had to put in a much larger drain field than is normal for a house like ours. I know the yards across the street from us have drainage problems when it rains a lot, as it has this summer. There is considerable standing water in the low areas backing up to Mr. Dwyer's property. I wonder what effect development of the land behind these low areas would have on this, in'the absence of elaborate city sewer systems, '. . , For the sake of the water supply for our area, please have thorough tests done to determine whether the natural resources can accommodate however many houses are planned for development. If, indeed, the supply is adequate, make rezoning contingent on a specific number of houses to be built. If the supply is inadequate, please do the right thing and deny this rezoning request. ~p , ~' .2.~~ ' .~ ."; .". ' 'I I , -, i'.!ZetYeP ID. ()/ - 9 .z. September 24, 1992 1411 Daklawn Ave., Iowa City, Iowa 52245 Mr. and Mrs. Tim Thompson 3048 Rohret Road SW Iowa City, Iowa 52240 Dear Tim and Kathy: In response to your request I am glad to review the hydrogeologic conditions at your property along Rohret Road about 3 1/2 miles southwest of Iowa City. Hopefully, I can answer some of your questi ons about well interference from a proposed new housing development behind your home. The aerial photo you provided indicates your home is located in the NE 1/4 SW 1/4 SW 1/4 sec. 23, T 79N, R 7W, Union Township, Johnson County. The information summarized here is based on available data in the open files of the Iowa DNR, Geological Survey Bureau (GSB). ,.:, The area under consideration lies on the Kansan drift surface which is quite rolling and hilly with a relief of about 130 feet of so. Drainage is to Old Mans Creek to the south. The surficial materials consist of thin soil and loess underlain by pebbly gladal drift clay locally containing thin interbedded sand and gravel layers. These interbedded sands commonly are i rregul ar and I enti cuI ar bodi es and may be campI etel y mi ssi ng in some places. YOLlr home is located on high ground and has a surface elevation of appro:dmately 770 feet above sea level. The underlying bedrock is estimated to lie at about 600 feet above sea level or 170 feet below grade. The bedrock surface slopes southwesterly here into a buried bedrock valley trending NW-SE about two miles to the southwest of your home. The floor of , this buried channel may be 200 feet deeper than the bedrock surface beneath your site accor'ding to the GSB map. The fill mater'i OIl occupyi ng these buri ed channels may contai n good water-bearing sands and gravels. The fi rst consoli dated rock beneath your site is e:':peded to be the Devonian-age Sheffield Shale about 70 feet thicle followed in depth by the Ll me Creek dolostone and shOll e about 50 feet thick, and the Cedar Valley-Wapsipinicon limestone and dolostone sequence about 170 feet thick to the base of the 1 .2~] ~. Devonian rocks. The Silurian dolo5tone5 which are hydraulically connected with the Devonian limestones are next below and will extend to about 580-600 feet. The Ordovician-age Maquoketa Shale underlies the Silurian rocks. These formation and depth estimates are chiefly based on the log of the Bi Il I.entz well located about a quarter of a mi 1 e south of your site and 430 feet deep. A xerox copy of the Lentz well log is included with this report. The sources of water supply for wells in this vicinity are an interglacial sand and gravel bed at depths of 80 to 120 feet or so depending on the 5uface elevation, and the Devonian-Silurian carbonate strata at about 400 to 600 feet. The upper sand aquifer probabl y is a Ii mi ted resource. I do 'not know how extensive the sand is. It may cover a considerable area as a sheet deposit, or it may lense out locally and have little value as a water source in some places near your home. Most of the wells tapping this aquifer, including your own well 110 feet deep, probably yield only a few gallons a minute suitable for domestic uses. It is very doubtful if this upper sand aquifer will supply enough water for a housing project such as planned on the 16-acre tract behind your home without causing interference with your and other shallow wells in this vicinity. If a single community-type well is constructed to develop this source the chances are the sand aquifer will soon be pumped dry at that point and for some distance around. Several individual private wells added to the total number drawing on the aquifer may not have the same overall effect of lowering the water level because of the spacing distance between the wells, but your ellperience indicates the aquifer may not be very dependable during dry years and the increased withdrawals from the additional wells might cause complete or partial failure of many of them even in times of normal precipitation and recharge to the sand and gravel. A controlled pumping test on a new well while measuring drawdown in 2 or 3 observation wells nearby will provide the most reliable information on the aquifer potential. However, off the cuff, I would say that such a thin sand aquifer of unknown ell tent will not provide the sustained yields needed by a cluster of shallow wells for the housing project. Chapter 567-54 of the Iowa Administrative Code has provision ,for well interference compensation by regulated users (any person who proposes to pump more than 25000 gallons per day (gpd) must obtain a withdrawal permit from the DNR and is then classed as a regulated user). Note: This restriction will not apply if the developer's wells pump less than 25000 gpd which is probable based on a per capita use of 80 'to 100 gpd and the lil(lihood that the fully built up housing project would have onl y about 80 to 100 people. You can call (1-800-532-1114) the Iowa DNR hotline in Des Moines and a51: for a copy of their Guidelines for Well Interference Compensation (Bulletin 1123). 2 ~ 'I I , ~. ........."':"l'r--';'-...-,-- ..M.n~__......~r"'"......,......., '. ...... The parti al and compl ete fail ure of your well and some of your neighbors wells indicates the limited yield potential of the shallow sand formation. However, this may be due in part to clogging of the well screen intal:e5 with sand grains or by iron oxide precipitates. During the drought of '88-'89 the water table may have dropped considerably and with normal pumping the well screen was exposed to air to cause iron to precipitate out of solution on the screen and surrounding sand formation thus reducing the flow. The excess rain we've had this year may have recharged the water table to a high level so you have enough water even though the well has lost some of its effeciency. You could try cleaning the well with a polyphosphate solution and surging5 followed by hydrochloric acid treatment. It is generally best to have someone experienced in cleaning wells handle such work. I am not sure how successful this operation will be, because of the small diameter of your well. Al though no mineral anal yses are avail abl e from the shallow aquifer here, you report the water is of good quality and suitable for drinking and other general uses without treatment. The neHt water-bearing zone in depth is the Devonian-Silurian I imestone and dolostoml seque"ce at between 400 and 600 feet. Available information indicates yields of 40 gpm or more should be obtainable at specific capacities of about 1.0 to 1.5 gpm/ft of drawdown while pumping. The static water level is estimated at about 625-650 feet above sea level or about 120-145 feet below the surface. Groundwater flow in this deep aquifer is eastward and southeasterly toward the Iowa River and Old Mans Creek. Most modern domesti c well s penetrating thi s aquifer are 5-inch installations and have the casing set and grouted in with a bentonite product into the upper part of the Cedar Valley Limestone. A community-type well probably will have a larger diameter. Unhappily, the Water from the deep aquifer in this area is highly mineralized and objectionable for drinking. For example, the Johnson County Home well completed in this aquifer tested at a dissolved solids concentration of 2185 ppm (mg/L>, 1244 ppm sulfate, and had high sodium and iron levels. The hardness was 1080 ppm. Treatment for softening and demineralization would be eHpensive and maybe not entirely successful. In conclusion, the llmited yields from the shallow sand aquifer and the highly mineralized water in the deep bedrock aquifer provide doubts about the wisdom of putting in a hOLlsing project at this site along Rohret Road southwest of Iowa City. Adequate water probably will be obtainable from the bedrock 3 .2~ '~''''. . -- -..- -. aquifer at 400-600 feet from a properly constructed well that seals off all formations from the surface into the upper part of the Ii mestone aquifer. Such a well won't interfere with the shallow wells in this vicinity in my opinion because of the thick clay and shale strata at about 125 to 290 feet representing the basal Pleistocene (glacial drift), Sheffield Shale, and Lime Creek Shale Formations. This interval will comprise a confining bed and effectively separate the two aquifers. However, to reiterate, the poor quality water in the deep aquifer is unfavorable for domestic use for a housing project. Knowing this I wouldn't want to induce someone to build a home there under these conditions. I trust this review and my comments will giVe you a better understanding of the hydrogeologic conditions in your area. I will be interested to hear of any decision of the Johnson County Zoning Board regarding the proposed development at this site. If any questions remain or if I can be of additional assistance, kindly let me know. Very Truly yours, PaLil J. Hori de Groundwater Geologist 4 t /0 10 ,AP )~ ~ ''':1 I , I "., ' " . 'i I" -' "t j f fi ; .. " " ~j 11 :~ ; " .,\ ' , :I ;, ~: 'I j , " ( " Ii " .~ l I I I I ! -. ~vu /o-o/-9<Ri' 26 September 1992 Petition for the Zoning Commission of Johnson County He, the undersigned, are residents and/or home owners in the immediate vicinity of the 16.04 acre parcel of agricultural land that Jeffrey Dl;yer has requested to rezone to RS Rural Suburban Residenta1. The undersigned oppose this change in rezoning. He feel that putting additional households in our neighborhood will threaten the quality and quantity of our groundwater and wells, that additional septic systems in unsuitable soils in this field may contaminant our aquifers, and that additional traffic is dangerous on Rohret Road. Other problems may not affect the entire neighborhood but will affect certain households. These problems involve increased runoff creating flooding and lletness, increased traffic on Kansas Avenue which is essentially a one-lane road, and concern for compatibility of housing to the present neighborhood. Let it also be noted that the four soil types in this field all have severe limitations for septic systems and for road construction, and that two soil types have severe limitations for house construction llhile the other tllO soil types have moderate limitations. lie strongly urge the Zoning Commission to deny this rezoning request. Signed Address 1. ........ 30,/(1 Rohr.-t IjM.stJ 30 Rehrd- tv.. s: (J, 2. 3. 4, 5. 6. 7. 8. 9. , 10. 15 J:z.:Z3 .. '.' ~. - - -. .., -. Petition to the Zoning Commission of Johnson County opposing the zoning change made by Mr. Dwyer - Page 2 "'.w. 22. 23. 24. .,iht!ul'pn 25. fu~, )t. U a"i :lol.}, ~ Q ~;i7 ~~~&~ 3a?> ~ ~k~J, ~ $W ']:,c,. ;$'C- fe" ).U3i ....,....' J " ,{ ( I ,I " :"j :~ j -" '~ ~ , J I I I I I' I I I I , , , ':1 'I , , . ',., , :1 :,J " '! " ~~ ~J ( :1 ::J " ," ,.', -. Robert Wennerholm Attorney 225 Technology Innovation Center P. O. Box 161 Oakdale, IA 52319 (319) 335.4666 September 28, 1992 Iowa City Planning and Zoning Commission 410 E Washington Iowa City, lA Dear Commission: Ref: #CZ9243, request for rezoning of 16 acres in Union Twp, Johnson County. My residence is located on the corner of Rohret Road and Meade Place, across Rohret from the site of the 16 acres. It appears to me that re-zoning this parcel of land would have an adverse impact on the City regarding its landf1ll operation. The landf1llis close, and more housing adds to the potential for law suits claiming contamination. A zoning change would increase traffic flow on Rohret Road as it enters Iowa City and add to service costs for the city. I urge that you recommend that the use level of the land not be changed. H~CIi:IVt::Q 0Ci' 0 ~ 1992 P.P.D. DEPARTMEN "1 'I , I' i i i i I I i I i l '[ ; .' ~p.~: ; ., I "I , , -. , \ \'\ ~l I '-'- \ \ \1>---::.',-, \ I) \\~ \. ..........'" )\ <~\~'~:\ '\ II , I, \\ I I \ / \ /\ \ ~ \ '- , /./ - , '-- "" \ \ '; ,t~--:.- - - - - /--;/, ,/\ ~ ' ','_ om.;' i I ".---- ~ \ \ /, \ ''', _ _ .; 1 ' , "( \'" \' '---- I : . ; /' / :\' Ul" \ , ' I ,\ I, t'"\ ~ \ ""'" / / / / \ J ) V / C \ \, ' X. \ ' / /' /~ I,.. '~ '- '- ........_ \ I / /' I t") ,-....., , , __y \ \ " ' " ;! ~, , I \. ", '" "--, " \ \ I 1 ( 'n( g {?/ \ ~ \~... ,\, .. 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