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HomeMy WebLinkAbout2017-08-15 Public hearingNOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the City Council of Iowa City, Iowa, at 7:00 p.m. on the 15th day of August, 2017, in Emma Harvat Hall, City Hall, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing the Council will consider: A resolution amending the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, accept a sensitive areas survey, and add certain environmental, housing, transportation and design goals. (REZ17- 00009) An ordinance rezoning 2500 square feet of property from Planned High Density Multi - Family Residential (PRM) zone to Riverfront Crossings — Central Crossings (RFC -CX) Zone for property located at 114 E. Prentiss Street (REZ17-00012) An ordinance rezoning 8800 square feet of property at 10 S. Gilbert Street from Central Business Support (CB -5) Zone to Central Business Support - Historic District Overlay (CB5-OHD) Zone establishing the Unitarian - Universalist Church as a local Historic Landmark (REZ17-00013) Copies of the proposed ordinances are on file for public examination in the office of the City Clerk, City Hall, Iowa City, Iowa. Persons wishing to make their views known for Council consideration are encouraged to appear at the above- mentioned time and place. KELLIE FRUEHLING, CITY CLERK Sharetl pW/publ!Meanng To: Planning and Zoning Commission Item: REZ17-00012 114 E. Prentiss Street GENERAL INFORMATION: Applicant: Contact: Requested Action: Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: STAFF REPORT =5a Prepared by: Sylvia Bochner, Planning Intern Date: July 20, 2017 Roby Miller 105 Iowa Avenue, Suite 231 Iowa City, IA 52240 Same as above Rezone from Planned High Density Multi -Family Residential (PRM) zone to Central Crossing Subdistrict (RFC -CX) zone To allow for conversion of the property into a duplex 114 E. Prentiss St. 2,500 square feet Vacant Two-story office building (PRM) North: Multi -Family Residential (PRM) South: Multi -Family Residential (PRM) East: Public Parking Facility and Multi -Family Residential (RFC -CX) West: Multi -Family Residential (PRM) Riverfront Crossings District July 3, 2017 August 17, 2017 The applicant, Roby Miller, has requested a rezoning from Planned High Density Multi -Family Residential (PRM) zone to Riverfront Crossings Central Crossings (RFC -CX) zone for a 2500 square foot property at 114 E. Prentiss Street. The property is located within the Riverfront Crossings Central Crossings subdistrict. The current two-story building on this property was built in 1961 as an office building with four units of residential. At that time, the area was in the Central Business Service (CB -2) zone. In 1989, an Islamic Mosque acquired the building and received a Special Exception to change the use of the property to Religious/Private Group Assembly use. As an effort to eliminate the CB -2 zone as part of the 2005 rewrite of the zoning code, all properties south of Burlington Street that were zone CB -2 were rezoned to other zoning designations. In this case, the property was rezoned to Planned High Density Multi -Family Residential (PRM) to be consistent with zoning of the surrounding properties. In 2006, Shelter House began to use the building as office space, but the use of the property did not change from Private Group Assembly use. Shelter House has since stopped using the building and it has been vacant for some time. Along with their application, the applicant has submitted a concept drawing of the proposed improvements. They would like to convert the existing building into a duplex with one unit on each floor. They would also like to remove pavement in the side yard and add landscaping to provide more open space for residents, repaint the exterior, and modify the building so that the front entrance faces the street and the address is clearly marked. The applicant did not hold a Good Neighbor meeting because of the small scale of the project. ANALYSIS: Current zoning: The current Planned High Density Multi -Family Residential (PRM) zoning is intended for the development of high-density multi -family housing in close proximity to centrally located employment, educational, and commercial uses. This zone is primarily intended for multi- family housing and is one of the few residential zones where single family and duplexes are not allowed. This zoning has been problematic for this property since the mosque use left. The property is nonconforming in a number of ways, including minimum lot area, setbacks, and parking. Proposed zoning: The proposed zoning, Riverfront Crossings Central Crossings Subdistrict (RFC -CX), is intended for moderate intensity mixed use development in buildings with entries opening onto pedestrian friendly streets. This zone allows most uses that would be allowed in the CB -5 zone, with some exceptions. Allowed uses include commercial uses such as offices, retail, and restaurants, along with educational and religious uses. In addition, residential uses are permitted in a wide variety of building types. A duplex would be a permitted use in this zone. The maximum building height in this zone is four stories, with a fagade stepback above the third story. An additional four stories are available through bonus height provisions. However, due to the small size of the property, redevelopment possibilities would be very limited. Therefore, the applicant plans to renovate the existing building into two residential units and make improvements to the site to bring it into general conformance with the Riverfront Crossings form -based zoning code. Comprehensive Plan: The Downtown and Riverfront Crossings Master Plan was adopted in January 2013 as an integral part of the City's Comprehensive Plan. The subject property is located in the Central Crossings Subdistrict of Riverfront Crossings. One of the major goals for this subdistrict is to provide a wide range of housing options for people to live in a mixed-use neighborhood that is within walking distance to downtown and the university campus. This property, when converted into a duplex according to Riverfront Crossings standards, would contribute to this goal as an adaptive re -use of an existing building to provide new housing options in the area. Additionally, the proposed improvements to the property will enhance the area's pedestrian character and bring the property closer into conformance with the Riverfront Crossings form -based zoning. Compatibility with neighborhood: The properties surrounding the subject property include apartment buildings and townhouses, including some that have been built recently following Riverfront Crossings standards, older houses that have been converted into apartments, and some commercial uses. Riverfront Crossings -Central Crossings zoning will allow this property to redevelop in order to be compatible with the future character of this area. Conversion of this property into a duplex will be compatible with the mixed use and multi -family character of the neighborhood. Traffic implications: When converted into a duplex, this property will have few traffic implications. It will be served by existing streets that provide good traffic circulation and is within walking and biking distance to Downtown and the University of Iowa campus. When converted into a duplex, the property will not be required to provide parking on site. The current office use requires 6 parking spaces (1 space for every 300 square feet of floor area). Under RFC -CX zoning, a two-bedroom unit requires 1.5 parking spaces and'a three-bedroom unit requires 2.5 parking spaces. If both units in the proposed duplex had three bedrooms, a total of five parking spaces would be required. Because the proposed use would require fewer spaces than the current use, no additional parking spaces would be required. Given the location directly adjacent to the City's new parking facility, future tenants would be able to purchase a permit to park in the facility if they have a car. In addition to the public parking facility, there is also on -street parking available. STAFF RECOMMENDATION: Staff recommends approval of REZ17-00012, a proposal to rezone approximately 2500 square feet of property located at 114 E Prentiss Street from Planned High Density Multi -Family Residential (PRM) to Riverfront Crossings -Central Crossings (RFC -CX). ATTACHMENTS: 1. Location Map 2. Aerial Photograph 3. Applicant's concept plans Approved by: —7 / John Yapp, Development Services Coordinator, Department of Neighborhood and Development Services ppdadminMrepW ooumenU P2 (W HAQN S P2 P2 W RENTISS STF An application submitted by Roby Miller for rezoning of 114 E. Prentiss Street from Planned High Density Multi -Family Residential (PRM) zone to Central Crossings Subdistrict (RFC -CX). ,�� :�111�11►�� CITY OF IOWA CITY 7ML P2 E HARRIS,OWST.�� 'PRM W>.^., o :�_ ,-rte—• ,s� E PRENTISS ST PP.M ccz ccz ccz PRPA PRM PRM PRM w PRM PPM Proposed improvements: Landscape clean up - Door facing street entrance - Additional green space for tenants - Clearly marked address - Repaint exterior - General clean up of entire property N J _ 0 "r Planning and Zoning Commission July 20, 2017— Formal Meeting Preliminary Page 6 of 9 Parsons moved to recommend the Commission forward to the City Council the following statement: The Planning & Zoning Commission recommends cooperation between Dubuque Street LLC (and successors), Idyllwild, the City and other property owners in the Idyllwild watershed to address and resolve stormwater issues. Theobald seconded the motion. A vote was taken and the motion passed 7-0. REZONING / DEVELOPMENT ITEM (REZ17-00012): Discussion of an application submitted by Roby Miller, is for a rezoning of approximately 2500 square feet from Planned High Density Multi -Family Residential (PRM) zone to Riverfront Crossings Central Crossings Subdistrict (RFC -CS) zone for property located at 114 E. Prentiss Street. Bochner presented the Staff report noting the property is at the intersection of Clinton and Prentiss Streets. It is currently zoned Planned High Density Multi -Family Residential and the applicant proposed to rezone it to Riverfront Crossings Central Crossings Subdistrict. Bochner showed images of the property, it is currently a two-story building that was built in 1961 and used as an office building with four units of residential. In 1989, an Islamic Mosque acquired the building and received a Special Exception to change the use of the property to Religious/Private Group Assembly use but they stopped using the building and it has been vacant for some time. The applicant has submitted a concept drawing of the proposed improvements. They would like to convert the existing building into a duplex with one unit on each floor. They would also like to remove pavement in the side yard and add landscaping to provide more open space for residents, repaint the exterior, and modify the building so that the front entrance faces the street and the address is clearly marked. Bochner noted the proposed zoning, Riverfront Crossings Central Crossings Subdistrict is intended for moderate intensity mixed use development in buildings with entries opening onto pedestrian friendly streets. A duplex would be a permitted use in this zone. Because this is a very small parcel, opportunities for redevelopment are very limited. The surrounding neighborhood has a lot of apartments, including some that are new and developed to Riverfront Crossings standards. As a multi -family dwelling this property would be compatible. With regards to parking, Bochner noted in the building's prior use as office space the building would have required six parking spaces (but was grandfathered in to not having to provide those). When converted into a duplex it will require less than six spaces, and because the proposed use would require fewer spaces than the current use, no additional parking spaces would be required. Additionally the location is directly adjacent to the City's new parking facility, future tenants would be able to purchase a permit to park in the facility if they have a car or use on street parking. Staff recommends approval of REZ17-00012 a proposal to rezone approximately 2500 square feet of property located at 114 E Prentiss Street from Planned High Density Multi -Family Residential (PRM) to Riverfront Crossings -Central Crossings (RFC -CX). Tammy Kramer (Blank & McCune Real Estate Company) is working as the agent for the Planning and Zoning Commission July 20, 2017 — Formal Meeting Preliminary Page 7 of 9 applicant, Roby Miller. Miller is a young entrepreneur and is very thoughtful and excited about this project. He only wants to improve the community. He recently purchased a home in Manville Heights he plans to do a total renovation of as well. Kramer believes this project will be a great addition to the downtown setting. Freerks closed the public hearing. Signs moved to approve REZ17-00012 a proposal to rezone approximately 2500 square feet of property located at 114 E Prentiss Street from Planned High Density Multi -Family Residential (PRM) to Riverfront Crossings -Central Crossings (RFC -CX). Parsons seconded the motion. Freerks commented on how nice it was to see a renovation in this area and not a demolition. Theobald noted that she feels this will integrate nicely with the new buildings in this area, it is lovely. Dyer asked about parking and that there is no parking provided on the lot. Yapp confirmed there is currently no parking on the lot and there will be no parking on the lot after renovation. There is pavement behind the building where people do park but it is not official parking spaces. A vote was taken and the motion carried 7-0. CONSIDERATION OF MEETING MINUTES: JULY 6 2017 Signs moved to approve the meeting minutes of July 6, 2017 with edits. Parsons seconded the motion. A vote was taken and the motion passed 7-0. PLANNING AND ZONING INFORMATION: Yapp noted they handed out a flyer, Opticos Design, the consultant who is doing the form -based analysis for the South District and Northside District. The next presentation is Monday, July 24 at the public library. Yapp said they have largely completed their analysis and will be presenting their draft conclusions and recommendations. They are still seeking feedback for the next few weeks after this presentation. Freerks asked how they plan to take these very different areas and make recommendations. Yapp said it will be two separate sets of recommendations. Dyer asked if the recommendations will be online to view. Yapp said the presentation will be filmed by the cable TV and will be on Channel 4 and the recording can then be streamed through the website. The PowerPoint of the presentation will be on the City's website. Theobald asked about the old Menards building and the zoning. Is it zoned commercial and will Prepared by: Karen Howard, 410 E. Washington Street, Iowa City, IA 52240; 3133565251 (REZ17.00012) ORDINANCE NO. AN ORDINANCE REZONING 2500 SQUARE FEET OF PROPERTY FROM PLANNED HIGH DENSITY MULTI -FAMILY RESIDENTIAL (PRM) ZONE TO RIVERFRONT CROSSINGS — CENTRAL CROSSINGS (RFC -CX) ZONE FOR PROPERTY LOCATED AT 114 E. PRENTISS STREET (REZ17- 00012) WHEREAS, the applicant, Roby Miller, has requested a rezo ing of property locally known as 114 E. Prentiss Street from Planned High Density Multi -Family Residen I (PRM) zone to Riverfront Crossings — Central Crossings (RFC -CX) zone; and WHEREAS, the subject property is located in the Central ossings subdistrict of Riverfront Crossings; and WHEREAS, the Downto and Riverfront Crossings Mas r Plan, an integral part of the Comprehensive Plan, sets forth goals and ob ctives for the Central Cros ngs subdistrict, including promoting a mix of housing options and improving t e quality of residential desi ; and WHEREAS, the zoning s dards that apply in th Central Crossings zoning district encourage development that is of a scale a design to achieve th desired development character described in the Riverfront Crossings Master Plan and will improve a quality of the neighborhood by encouraging reinvestment in existing properties; a WHEREAS, the proposed zoning 'll allow conve on and re -use of an existing building on a very small property into a duplex; WHEREAS, the Planning and Zon g Commi sion has the reviewed the proposed rezoning and determined that it complies with the Compr ensive Ian. NOW, THEREFORE, BE IT ORDAINE BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA: SECTION I APPROVAL. The property des 'bed below is hereby reclassified from its current zoning designation of Planned High Density Multi -Fa Ily esidential (PRM) Zone to Riverfront Crossings -Central Crossings (RFC -CX) Zone: COUNTY SEAT ADDITION E 50' OF S 'LOT 5 K 8 SECTION II. ZONING MAP. The buildi g official is her y authorized and directed to change the zoning map of the City of Iowa City, Iowa, to c form to this am dment upon the final passage, approval and publication of the ordinance as approved law. SECTION III. CERTIFICATION AN RECORDING. Upon ssage and approval of the Ordinance, the City Clerk is hereby authorized and dir ted to certify a copy of t is ordinance, and record the same in the Office of the County Recorder, John n County, Iowa, at the er's expense, upon the final passage, approval and publication of this ordina ce, as provided bylaw. SECTION IV. REPEALER. All o inances and parts of ordinances ' conflict with the provisions of this Ordinance are hereby repealed. SECTION V. SEVERABILITY. any section, provision or part of the di invalid or unconstitutional, such adjudication shall not affect the validity of th section, provision or part thereof not adjudged invalid or unconstitutional. SECTION VI. EFFECTIVE DATE. This Ordinance shall be in effect after publication, as provided by law Passed and approved this 1 day of 2017. ZL MGM ATTEST: ance shall be adjudged to be Ordinance as a whole or any passage, approval and APPROVED BY6= 3a CITY CLERK CITY ATTORNEY'S OFFICE .., 528 I An application submitted by Roby Miller for rezoning of 114 E. Prentiss St. from Planned High Density Multi - Family Residential (PRM) zone to Riverfront Crossings Central Crossings Subdistrict (RFC -CX) 114 a I_i r 1. c J i t h 1 a I 1 x I& a� b ' • vis r, I r ^1.pdr CITY OF IOWA CIT �-- MEMORANDUM Date: August 3, 2017 To: Planning and Zoning Commission From: Sylvia Bochner, Planning Intern Re: Designation of 10 S. Gilbert Street as a Historic Landmark 08-15-17 5b Background: The applicant, Jesse Allen with Aspen Ventures, is requesting Historic Landmark designation for 10 South Gilbert Street (former Unitarian Church), a property in a Central Business Support (CB -5) zone. Designation of the property as a landmark will require Historic Preservation Commission approval of any significant changes to the exterior of the building. Landmark status will also make the adjacent property, which Aspen Ventures has an agreement to acquire eligible for certain zoning incentives. This building was originally constructed in 1907 as the Unitarian -Universalist Church. Following Unitarian -Universalist beliefs, the church is built in a residential style and does not include ecclesiastical exterior elements such as a steeple. The church was built in the Tudor -Revival style and has retained a high level of historic integrity. The church served the congregation of the Unitarian -Universalist Society of Iowa City until 2015, when they relocated to a larger facility in Coralville. Historic Preservation Commission Review: The Iowa City Historic Preservation Commission will meet on July 31, 2017 and conduct a public hearing at which they will review and evaluate the historic significance of 10 S. Gilbert Street. It is anticipated that the commission's determination will be available for the August 3 Planning and Zoning Commission meeting. The attached Iowa Site Inventory Form and photos provide evidence and a discussion of the building's architecture and history. The building was constructed in 1907 and embodies the distinctive characteristics of Tudor -Revival architecture from the early 20th Century. A circa1954 addition to the south of the original building was removed in 2016. This exposed the south wall to public view. The building is also significant at the national level through its association with Eleanor Gordon and her pioneering impact on Unitarian ministry and Unitarian church architecture. She was instrumental in the acquisition of this property and the residential aesthetic direction of the building. As noted, designation of the property as an Iowa City Historic Landmark will require Historic Preservation Commission approval of any significant changes to the exterior of the building. Landmark status will also make the larger property eligible for zoning incentives and special exceptions (Section 14-2B-8 of the zoning code) that allow the Board of Adjustment to waive or modify certain zoning requirements to help support the continued use of historic buildings. Planning and Zoning Commission Review: Landmark Designation is a zoning overlay and therefore requires a recommendation from the Planning and Zoning Commission to the City Page 2 Council. The Commission's role is to review the proposed designation based on its relation to the Comprehensive Plan. This property is located within the Downtown District of the Downtown and Riverfront Crossings Master Plan. One of the objectives of this district is to protect its historic character and preserve key historic buildings. The Unitarian -Universalist Church is identified as a key historic building in the Downtown and Riverfront Crossings Master Plan. The Downtown and Riverfront Crossings Master Plan indicates that density bonuses, waiver of parking requirements, and other incentives may be appropriate to encourage preservation of historic buildings in the Downtown District. Development of the property to the east, currently the City's parking lot, may receive a density bonus in exchange for preservation of the Unitarian -Universalist Church. The Historic Preservation Plan includes the goal of providing economic incentives to encourage the preservation of historic buildings. Under this goal the plan contemplates exemptions for zoning standards, such as parking requirements, to encourage the reuse of historic buildings. Landmark designation of this property with a density bonus to the adjacent property would contribute to this goal. The landmark designation sought by the applicant conforms with the goals of the Comprehensive Plan — preserving historic buildings in the downtown district while allowing higher density development on adjacent properties. Staff Recommendation: Staff recommends that REZ17-00013 an application to designate 10 S. Gilbert Street as an Iowa City Historic Landmark and rezone from CB -5 to CB-5/OHP (Historic Preservation Overlay) be approved, subject to the determination of the Historic Preservation Commission. Attachments: 1. Location Map 2. Iowa Site Inventory Form 3. Photographs 4. Memo to the Historic Preservation Commission Approved by: John Yapp, Devel pment Service Coordinator Department of Neighborhood and Development Services f � Q•Z � � �� � Z � Y . ,yw r•�q� ..,_ O, 1J♦ ♦ - + w. Z IOWAAVE .4 T ' � I- � yt - Zv F #L • w mif0 ---- _ - Fm - 1 z ,� - U' +i+•S n - + wE�WASHINGTONST' O E WASHINGTON ST tna MMMMIM� fn An application submitted by Jesse Allen ' iJ_ o- a to rezone 8,800 square feet of property i 0 D's located at 10 S. Gilbert Street from /L Central Business Support (CB -S) to •,e CB -5 - Historic Landmark IT CITY OF IOWA CITY :f frv.♦ w w ry ' 1 " 't CITY O F IOWA C1TY MEMORANDUM Date: July 27, 2017 To: Historic Preservation Commission From: Jessica Bristow, Historic Preservation Planner Re: Local Landmark Designation for 10 South Gilbert Street- Former Unitarian - Universalist Church Applicant Jesse Allen, with Aspen Ventures, has requested that the property at 10 South Gilbert Street, the former Unitarian -Universalist Church be designated as an Iowa City Historic Landmark. Designation of the property as a Landmark will require Commission approval of any significant changes to the exterior of the building. Landmark status will make the larger property (Aspen Ventures has an agreement to purchase the adjacent City -owned property) property eligible for certain zoning incentives. The enclosed re -zoning application, Iowa Site Inventory Form, email from Ginalie Swaim to City Council, and additional photos provide evidence and a discussion of the building's architecture and history. The building was constructed in 1907 as the Unitarian -Universalist Church, their third building in Iowa City. Following Unitarian -Universalist beliefs, the building resembles a large residence rather than a church and does not include typical ecclesiastical exterior elements such as a steeple. Built in the popular Tudor- Revival style, the building has retained a high-level of historic integrity. A circa 1954 addition to the south of the original building was removed in 2016. This exposed the south wall to public view. As specified in Section 14-3B & C of the zoning code, to qualify for designation as a Landmark, the subject property must meet approval criteria a. and b. and at least one of approval criteria c., d., e., or f.: a. Significant to American and/or Iowa City history, architecture, archaeology and culture; b. Possesses integrity of location, design, setting, materials and workmanship; c. Associated with events that have made a significant contribution to the broad patterns of our history; d. Associated with the lives of persons significant in our past; e. Embodies the distinctive characteristics of a type, period, or method of construction; or represents the work of a master; or possesses high artistic values; or represents a significant and distinguishable entity whose components may lack individual distinction; f. Has yielded or may likely yield information important in prehistory or history. The Unitarian -Universalist Church meets criterion a. in its significance to Iowa City's architectural history. This church is the third location for the congregation in Iowa City and the second church built on this lot. The original plan may have been an adaption of a plan from the book Plans for Churches by Edwin J. Lewis Jr. and published in 1902 by the American Unitarian Association. At this time, church architecture favored a Gothic revival style based on the English July 27, 2017 Page 2 Gothic Perpendicular style with elements from the English Arts and Crafts, resulting in a style similar to Tudor -revival. Originally located on the periphery of downtown and surrounded by residential buildings, the Church appeared more like a large home in style than typical churches. Under criterion a. it is also significant on a national level through its association with Eleanor Gordon and her pioneering impact on Unitarian ministry and Unitarian church architecture. While Gordon was the Iowa City Unitarian Minister prior to the construction of the church, she was instrumental in the acquisition of the property and the residential aesthetic direction the building took in the Tudor -revival Style. According to Professor Cynthia Grant Tucker, Gordon agreed that there should be "homely touches" and spaces "arranged in the interest of family togetherness and comfort" (see email to Council from Ginalie Swaim). Elements important to Gordon were made manifest in the Church. The Church meets criterion b. in its original location and the integrity of the design. The original brick lower -level and stucco and half-timbered gable ends retain their original material. While glass and storm windows have been changed in some locations, many of the windows retain their original character. An entry addition, circa 1986, was sympathetically designed. With the circa 1954 southern addition removed, the church retains its historic architectural character. It is possible that additional research may show that the Church meets criterion d. because of the relationship to Eleanor Gordon (mentioned above) and Benjamin and Bertha Shambaugh. Gordon pioneered new ideas on Unitarian ministry and church architecture in the West and Midwest. Benjamin and Bertha Shambaugh were members and archivists for the Church when this building was built. Benjamin was the first Superintendent of the State Historical Society and the founder of the University of Iowa's Department of Political Science. Bertha was the head of the High School Biology Department and preeminent researcher and photographer of the Amana Colonies. The Unitarian -Universalist Church also meets criterion e. in that it embodies the distinctive characteristics of Tudor -Revival architecture from the beginning of the 20`h Century. The off - center T-shaped plan, or front -facing gable with side wing is a typical plan in the Tudor -Revival style. The brick construction with segmental arched lintels over the windows and doors, limestone capped buttresses, leaded glass with diamond-shaped panes, and stucco with vertical half-timbering in the gables are all elements of the style. The English Arts and Crafts influence can be seen most clearly in the triangular dormers which are an adaptation of the eyebrow dormer. The building retains other significant details such as the projecting band course in the brick at the level of the stone sills, dentil details at the band board under the gables, and the parapeted gable on the east end. Based on the information provided in the application, Site Inventory Form, and material provided by Ginalie Swaim, staff finds that the property meets criteria a, b, and a and therefore qualifies as a Iowa City Historic Landmark. Recommended Motion: Move to approve the designation of 10 South Gilbert Street (former Unitarian -Universalist Church) as an Iowa City Historic Landmark based on criteria a, b, and e. for local designation. Unitarian Universalist Church of Iowa City 10 S. Gilbert Street Iowa City, IA 52240 cs Legal Description: IOWA CITY (ORIGINAL TOWN) N 110' LOT 4 BLK 44` c l -t �� Property Location Map: ro Applicant's Statement for Rezoning: As a significant piece of Iowa City history, and a prime example of one of the few remaining Tudor Revival style buildings left in the city, designation of the Unitarian Church building at 10 South Gilbert Street to an historic landmark seems highly appropriate, Built in 1907, the church served the congregation of the Unitarian Universalist Society of Iowa City from 1907 to 2015 when the congregation made plans to relocate to a larger building in Coralville. The architectural drawings for the building were adapted from the book, Plans for Churches, by Boston architect Edwin J. Lewis Jr. The plans in the book were made to be adaptable to different congregation sizes and the book was published by the American Unitarian Association in 1902 and served as a model for numerous churches across the country at that time. In an article written by Susan Eberly for the church's Historical Records Committee, she notes that "the Iowa City Congregation opted for a larger footprint; it's also clear that it employed more luxurious building materials than what was call for the basic plan" and while many aspects of the building follow the plans from Lewis Jr, Eberly notes that "the false buttresses are rare, and the small roof windows are, as far as I know, unique to the Iowa City church. The Tudor Revival style employed by the architecture is characterized by the era when it was built, and mainly exterior architectural features. Tudor Revival style was popular during the early 20t^ century, and specifically the 1920's and 1930's in American residential architecture. Architectural elements most strongly linked to this style are half-timbering of beams on wall surfaces, typically infilled with painted stucco, narrow multi -pane windows, and multi -gabled roof structures. Decorative chimneys were also common. Tudor revival buildings very commonly incorporate masonry or masonry -veneered construction, stucco, half-timbered wood, and ornamental stonework. The Iowa City congregation set out to build a church that felt more like a house than a place of worship. This was to fall in line with Unitarian tradition of not expressing ecclesiastical symbolism, but also to blend in to the residential neighborhood which it sat. This was very much in line with the architectural style, predominately used for homes rather than places of worship or other public functions. The building anchors itself along Gilbert as one of the last non-residential buildings on the East side of downtown that has both local historical significance and architectural significance. Aside from it's unique aesthetics, the building has seen many important Iowan's come through it's door, including Benjamin and Bertha Shambaugh, both members at the time the church was built and archivists for the Church. Benjamin's significance was built through his involvement with the Iowa State Historical Society as the first Superintendent of the organization, as well as the founder of the University of Iowa's Department of Political Science. Bertha Shambaugh also made her mark in the Iowa City area, not only with her involvement in the church, but as the head of the Iowa City High School's biology department, and later as the preeminent researcher and photographer of the Amana Colonies, a little known culture at the time. Preservation of this local history is contingent upon rezoning this property to an Historic Landmark. The continued appreciation of the story and local character of the building are extremely important to Iowa City's story. Rezoning to CB -5 Historic Landmark, will ensure this history is preserved for future generations to come. As part of the Development Agreement with the City of Iowa City and the Developer of the property, this property is required to be rezoned to Historic Landmark status In order to receive any building permits for the adjacent property. The adjacent development has made an agreement to preserve the church, and failure to rezone would make the adjacent development legally impossible putting the church in jeopardy of being demolished for future development. 1 Mill e,: M s Y Site Inventory Form State Inventory No. 62-01739 ❑ New N Supplemental State Historical Society.of Iowa ❑ Part of a district with known boundaries (enter inventory no.) (December t, 1999) ❑ Contributes t Relationship: ot ntia! distContributirict with ❑yet o unknown boundaries National Register Status:(any that apply) LJ Listed ❑ De -listed ❑ NHL ❑ DOE 9 -Digit SHPO Review& Compliance Number ❑ Non -Extant (enter year) 1. Name of Property historic name Unitarian -Universalist Church other namestsite number 2. Location street & number 10 South Gilbert Street city or town Iowa Cit ❑ vicinity, county Johnson Legal Description: (if Rural)Township Name Township No. Range No. Section Quarter of Quarter (Check only one box) site 1 buildings _ structure _ sites _ object _ structures _ objects _ 1 Total _ _ sites structures objects Total Name of related project report or multiple property study (Enter •WA' if the property Is not part of a multiple property examination). TWO Msforical Alchifecfurai Data Saw Number Iowa City Central Business District Study 52-040 6. Function or use Historic Functions (Enter categories from Instructions) Current Functions (Enter categories from instructions) 06A01 RELIGION/Church 06A01 RELIGION/Church 06D LATE 19th & EARLY 20th CENTURY REVIVALS/ foundation 10 CONCRETE Tudor Revival walls 03 BRICK & 00 STUCCO roof 08A ASPHALT/Shingle _ other Narrative Description (N SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED) plicabie National Register Criteria (Mark X representing your opinion or eugioexy aner apprymg reievant mauomn negmer a u.wr Yes N No ❑ More Research Recommended A Property is associated with significant events. Yes N No ❑ More Research Recommended 8 Property is associated with the lives of significant persons. Yes N No ❑ More Research Recommended C Property has distinctive architectural characteristics. Yes N No 0 More Research Recommended D Property yields significant information In archaeology or history. County Johnson Address 10 South Gilbert Street Site Number 52-01739 City Iowa Cit District Number Criteria Considerations 19 A Owned by a religious institution or used ❑ E A reconstructed building, object, or structure. for 'religious purposes. ❑ F A commemorative property. ❑ B Removed from its original location. ❑ G Less than 50 years of age or achieved significance within the past C A birthplace or grave. 50 years. D A cemetery Areas of Significance (Enter categories from instructions) 27M RELIGION/Other Protestant Significant Dates Construction date 1907 ® check N circa or estimated date Other dates Significant Person ArchitectlBuilder (Complete if National Register Criterion 0 is marked above) Architect unknown SuOder _ unknown Narrative Statement of Significance (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED) 9. Major Biblioaraohical References sheet for citations of the Data 11. Form Prepared By name/title Marivs A. Svendsen organization Svendsen Tyler. Inc. street & number N3834 Deep Lake Road city ortown Sarong date 9/2000 telephone 715/469-3300 slate WJ zip code 54870 ADDITIONAL DOCUMENTATION (submit the following items with the completed form) FOR ALL PROPERTIES 1. Map: showing the property s location in a town/city or township. 2. Site plan: showing position of buildings and structures on the site in relation to public road(s). 3. Photographs: representative black and white photos. If the photos are taken as part of a survey for which the Society is to be curator of the negatives or color slides, a photo/catalog sheet needs to be Included with the negatives/slides and the following needs to be provided below on this particular inventory site: RolUsfide sheet # 9542 Frame/slot # 2_4 Date Taken 1029/99 Roll/slide sheet # Frametslot # Date Taken Rolllslide sheet # Frame/slot # Date Taken 8 See continuation sheet or attached photo & slide catalog sheet for Est of photo roll or slide entries. Photosfillustrations without negatives are also in this site inventory file. FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL 1. Farmstead 8 District: (List of structures and buildings, known or estimated year built, and contrburing or noncontributing status) 2. Barn: a. A sketch of the framehruss configuration in the form of drawing a typical middle bent of the barn. b. A photograph of the loft showing the frame configuration along one side. c A sketch floor plan of the Interior space arrangements along with the barn's exterior dimensions In feet. State Historic Preservation Office ISHPO) Use Only Below This Line Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 62-01739 Iowa Site Inventory Form Related District Number Continuation Sheet 7. Narrative Descriotlo This 1114 -story brick building was constructed in 1907 replacing an earlier 1 -story brick building originally constructed as the United Presbyterian Church sometime prior to 1883 at this site. The current building was constructed on this comer lot with dwellings to the south and east. In ca. 1954 a 3 -story office and classroom wing was added on the south side of the church. This building is designed in the Tudor Revival Style more closely resembling the scale and form of a large residence than a church. The original building had an Irregular T-shaped plan with an intersecting gable roof and a raised basement. The long side parallels Iowa Avenue with a pair of contiguous gabled entrance porticos facing the avenue at the west end of the north facade. The original entrance doors were at the top of a series of steps, This arrangement has been replaced with a grade level entrance through the same opening. The lower level is constructed of a dark brown colored brick and the gable peaks are dad in stucco with vertical half timbering. Triangular dormer windows puncture the long roof slopes In order to introduce additional light into the sanctuary. Window openings are set on stone sills with flat wood lintels or segmental brick arches. The openings Include groups of narrow, fixed sash including triple windows set between the brick and stone buttresses. The south fagade is connected to a 3 -story brick and reinforced concrete wing by a 1 -story enclosed walkway that fortes a small courtyard between the addition and the original church block The wing has a low-pitched gable roof with the gable end facing Gilbert Street. The original portion of the Unitarian Church complex measures 65' (north and south) and 80' (east and west). In keeping with modem Unitadan-Universalist beliefs, the building has not strong ecclesiastical symbolism incorporated in the design and no steeple to readily Identify this building as a church. Once surrounded by dwellings, the building is now surrounded by parking lots. 8, Statement of Sianfcance This building is a well-preserved example of the adaptation of the Tudor Revival style for a residential scale church building. Its simple, non -ecclesiastical appearance reflects the beliefs of its members. Though the office wing detracts from the building's original scale, the building remains sufficiently Intact to be individually eligible for the National Register under Criteria C. It would also be eligible as a contributing structure to a historic district or conservation district. The Unitarian -Universalist Church is located along Iowa Avenue four blocks east of Old Capitol, a National Historic Landmark, and the Pentacrest, a National Register historic district. As originally laid out, Iowa Avenue provided a wide corridor extending to the east from Capitol Square and the Iowa Territorial Capitol. Its 120' width made Iowa Avenue the widest thoroughfare in the Original Town Plat. In later years after Capitol Square became part of the campus of the State University of Iowa, the campus was extended along the north side of Iowa Avenue. This was the third building occupied by the Unitadan-Universalist Society in Iowa City. The first was a small brick building facing Dubuque Street at,the southeast comer of East Iowa Avenue. This site had been one of four quarter -block church reserves set aside in the Original Town Plat. The Universalist Church organized In 1841 erected this building and occupied it until fire daimed the building in 1868. The congregation built a new larger church at the northeast comer of Iowa Avenue and North Clinton Street. In 1876 the Universalists agreed to make their building available to the American Unitarian Association so long as regular services were sustained. In 1908 the State University of Iowa acquired the Universalist -Unitarian Church building renaming R'Unity Hall.' Property Transfer Records show the lot containing the current church being acquired by the First Unitarian Society of Iowa City in 1907 through a sheriff's deed. The building on the site at that time had originally been built to house the United Presbyterian congregation but had been vacated by 1888. it had subsequently been used as a warehouse, paintshop and a galvanized Iron tank factory. In 1907 Rev. R. S. Loring of Bost on was employed to head the Unitarians in Iowa City. Construction of their new church building began soon after acquiring the lot. The Unitadan-Universalist Society of Iowa City took ownership from the First Unitarian Society in 1968. Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number26 -01739 Iowa Site Inventory Form Related District Number Continuation Sheet 9. MaiorBlbliograohicReferences Iowa City dty directories. Property Transfer Records, Johnson County Auditor's Office, Tax Assessor's Records, City of Iowa City Assessor. Summary .Sheet, 10 South Gilbert, Urban Revitalization Act Study Area Survey, 1981. Sanborn maps, 1874, 1879, 1888, 1892,1899,1908,1912,1920,1928, 1933, and 1933 updated to 1970. Aumer, Charles Ray. County, Iowa History, Vol 2. Cedar Rapids: Westem Histoylcal Press, 1912, pi Additional Documents' Plat Map: Julie Noparil Late Handouts Distributed From: Ginalie Swaim <ginalieswaim@me.com> Sent: Tuesday, January 31, 2017 1:45 PM J JllJr-7 To: Council Subject: Why the Unitarian Church is Historically Significant (Date) City Council: I apologize for this very late correspondence. 1 just realized that I would not be able to address the council because it is a work session. Thank you for your careful consideration of the Allen project and the future of the Unitarian Universalist Church. I greatly appreciate the extra time and effort that city staff and Mr. Allen have poured into revising this project into Plans B, C, and D. And I applaud everyone for prioritizing the preservation of the church building, which the Historic Preservation Commission has urged since March 2015. The Unitarian Universalist church building is historically significant, on a local and national level, because of its association with Eleanor Gordon, one of about twenty female Unitarian ministers between 1880 and 1930 who pioneered new ideas in Unitarian ministry and church architecture in the West and Midwest. According to Professor Cynthia Grant Tucker, the Iowa City church was one of several churches associated with this "clerical sisterhood," who "viewed their sacred space from a woman's perspective," and rejected imposing and inspiring Gothic church architecture more often seen in the East. th�i(o Eleanor Gordon was the Iowa City Unitarian minister from IASS to 1900, before the new church was built. But in her later position as Iowa's Unitarian Association field director, she helped acquire the property at the comer of Iowa and Gilbert, helped place in the pulpit someone whose believe in a simpler church architecture echoed hers, and closely supervised the building of the church in 1907- 1908. According to Tucker, Gordon was "hardly prepared to let just any sort of building be put up" on the lot. For the Iowa City church, Tucker tells us, Gordon and the new minister agreed that "there should not be a steeple, and homely touches—dark open beams against white walls, fireplaces upstairs and down, and leaded window panes with amber glass—should take the place of ecclesiastical ornament. They also agreed that the church, which required a seating capacity of some three hundred, should be built as economically as possible.... [And] that, even where there was a man in the pulpit, the church was a place where women worked, too. There would have to be space for a `good sized kitchen' and ample areas for socializing, guild rooms, parlors, and fireplaces, all arranged in the interest of family togetherness and comfort." This simple building, which has been part of a busy downtown streetscape for more than a century, manifests an exciting and important chapter in the history of women, architecture, and religion. Itshould continue to be part of our community and I ask that your vote tonight ensures that. Sincerely, Ginalie Swaim Chair, Iowa City Historic Preservation Commission ATM R LLLLM r -A �1 10 South Gilbert Street Former Unitarian -Universalist Church Northwest Corner Facade South Facade 10 South Gilbert Street Former Unitarian -Universalist Church Interior at time of 1907/08 construction. [Photo credit: Iowa State Historical Society.] Current interior looking east 10 South Gilbert Street Former Unitarian -Universalist Church Interior looking north Interior looking southwest I Planning and Zoning Commission August 3, 2017 — Formal Meeting Page 10 of 15 Martin agreed with Signs and added that once zoning is changed to be commercial, no one can really dictate what goes on that property as long as it falls into those confines. There has been so much thought by Staff and the Community on the Comprehensive Plan and these issues are not taken lightly and a lot of thought go into them. Martin feels there would need to be some very compelling argument as what would happen to this area with a commercial zone, what the benefit would be, is it for the good of Iowa City. Dyer stated there is very little close -in property on the west side that can be developed for residential and to give it up is something she feels they are not prepared to do at this time. There are large multi -family developments in that neighborhood and this parcel has managed to stay relatively undeveloped and should be kept residential. Parsons agrees that he just doesn't see enough of an argument to make a change to a Comprehensive Plan. A vote was taken and the motion was denied 6-0. i REZONING ITEM (REZ17-00013): Discussion of an application submitted by Jesse Allen with Aspen Ventures, for a rezoning of approximately .20 acres from Central Business Support (CB -5) zone to Central Business Support with a Historic Preservation Overlay (CB -5 / OHP) zone located at 10 South Gilbert Street. Bochner presented the Staff report, noting that the property is located at the corner of Gilbert Street and Iowa Avenue and is the former Unitarian -Universalist Church. The zoning is currently Central Business Support (CB -5) and the applicant, Jesse Allen, has applied for Historic Landmark Designation for this building. Designation of the property as a landmark will require Historic Preservation Commission approval of any significant changes to the exterior of the building. It also makes the property eligible for some zoning incentives. Landmark Designation is a zoning overlay and therefore requires a recommendation from the Planning and Zoning Commission to City Council. The Commission's role is to review the proposed designation based on its relation to the Comprehensive Plan. On July 31 the Historic Preservation Commission reviewed the significance of this property and they found that the property met the criteria for Landmark Designation based on its significance to Iowa City, its integrity of location and design, and its distinctive architectural characteristics. The Unitarian Church was built in 1907 and it is a Tudor -Revival style. Following Unitarian -Universalist beliefs, the church is built in a residential style and does not include ecclesiastical exterior elements such as a steeple. A circa1954 addition to the south of the original building was removed in 2016 and the historic part of the building has retained a high level of historic integrity. Bochner showed a couple of photos of the building. This property is located within the Downtown District of the Downtown and Riverfront Crossings Master Plan. One of the objectives of this district is to protect its historic character and preserve historic buildings. The Downtown and Riverfront Crossings Master Plan indicates that density bonuses, waiver of parking requirements, and other incentives may be appropriate to encourage preservation of historic buildings in the Downtown District. Development of the property to the east, currently the City's parking lot, may receive a density bonus in exchange for preservation Planning and Zoning Commission August 3, 2017 — Formal Meeting Page 11 of 15 of the Unitarian -Universalist Church. Staff recommends that REZ17-00013 an application to designate 10 Gilbert Street as an Iowa City Historic Landmark and rezone from CB -5 to CB-5/OHP (Historic Preservation Overlay) be approved. Parsons asked if the Historic Preservation Committee approved this at their meeting and Miklo confirmed that they had. Freerks opened the public hearing. Ginalie Swaim (1024 Woodlawn Ave) is the chair of the Iowa City Historic Preservation Committee and they did vote unanimously for the overlay zone and landmark designation. She added they wished to thank Jessie Allen, City Staff, and City governing bodies for carefully working over many months to find a solution to a problem that is becoming common. What to do when a congregation outgrows their historic building downtown. She feels this is an opportunity and an ability to take pride in this downtown church building at 10 South Gilbert Street. It does not look like a typical church but that is actually its significance. Cynthia Grant Tucker, a professor in Tennessee, has studied this church and has identified a clerical sisterhood of Unitarian -Universalist women ministers including Eleanor Gordon from Iowa City who championed viewing a sacred space from a women's perspective. They wanted economical buildings, buildings that were not ecclesiastical looking or hierarchical and that would symbolize and support women's work in the Church. This includes women's work in church kitchens, guild groups, planning and organizational administrative positions, and deacon and the pulpit as well. Swain reiterated that Iowa City is very fortunate to have this real gem in our city, it is a small building but with a big story and is grateful for everyone trying to preserve it Kristin Wildensee (1710 Ridge Road) has been a member of the Unitarian -Universalist congregation since the very early 1970's. Her family has always been very involved in this Unitarian congregation and her parents have a history of leadership and committee work in the Unitarian -Universalist society. The congregation has left this building at 10 South Gilbert Street and is nearing completion on the new congregation building in Coralville. It will be the greenest church in Iowa with many many sustainability features incorporated. She wanted to speak today about the historic character of the building and is thankful there is support to preserve historic buildings in Iowa City. Alicia Trimble (Friends of Historic Preservation) added that some of the earliest settlers in Iowa City were actually Unitarians, which was rare back then, and may be a reason Iowa City has been forward thinking. As Swaim stated there is a long history of women ministers in this Church, some who were the first in the United States, and this Church also architecturally represents a change in Unitarian thought (and other religious thought) or moving from a top- down hierarchy to more of a community setting. This building represents that, it looks like a house and not a church and people began to meet on an equal basis here. This entire development showed great work between the City, developer, the Church, the community and the result will save a historic building and build a great development. Freerks closed the public hearing Hensch moved to recommend approval of REZ17-00013 an application submitted by Jesse Allen with Aspen Ventures, for a rezoning of approximately .20 acres from Central Business Support (CB -5) zone to Central Business Support with a Historic Preservation Overlay (CB -51 OHP) zone located at 10 South Gilbert Street. Planning and Zoning Commission August 3, 2017— Formal Meeting Page 12 of 15 Martin seconded the motion. Hensch stated that he has long admired this building and appreciates learning more about its history. Parson noted that last year when the application came through to develop the land around this building had two options, be designated historical or be demolished. He is glad to see the historical designation come to fruition. Signs and Freerks both comment on the cooperative process to make this development and historical designation happen. Dyer voiced her disappointment at the scale of the building being constructed in the new development. She added she was involved in a feminist reunion at this church a few weeks ago and learned that the Unitarian Church was the only place women could gather to dance in the 70's. A vote was taken and the motion passed 6-0. DEVELOPMENT ITEM (SUB17-00013): Discussion of an application submitted by Steve Kohli Construction, LC for a preliminary plat of Brookwood Pointe Fifth Addition, a 4.92 -acre, 18 -lot residential subdivision located on Terrapin Drive and Covered Wagon Drive. Miklo stated this is the final addition of the Brookwood Pointe subdivision and was initially approved in 2005. Since then parts 1-4 have been final platted and are mostly developed with single family dwellings. There are a few vacant lots remaining in part 4. The preliminary plat for Brookwood Pointe Fifth Addition, has expired (preliminary plats expire after 24 months unless the applicant seeks an extension from the City Council). The expiration provision is in the subdivision regulations to help assure that subdivisions comply with any significant changes to City policies or regulations. In this particular case there have been no significant changes to the zoning or subdivision regulations that would affect the design of this subdivision. The subdivision would include the extension of Terrapin Drive and Covered Wagon Drive to eventually connect to Sandhill Estates. The preliminary plat is the same as the original submitted and approved in 2005, there may be a few lots that need special attention due to Hydric Soils and drainage (and that may also apply to the streets) but there are no other sensitive areas on the property. There is a stormwater basin in Part 1 that was designed to handle stormwater for the entire subdivision. There are some infrastructure fees that will need to be paid to the City before a building permit is issued, however the neighborhood open space fees were paid with the initial subdivision fees. Staff recommends approval of SUB17-00013, the preliminary plat of Brookwood Pointe Fifth Additions, an 18 -lot, 4.92 -acre residential subdivision located on Terrapin Drive and Covered Wagon Drive. Freerks opened the public discussion. Grant Finch (VJ Engineering) came forward on behalf of Steve Kohli Construction to answer any questions the Commission might have. MINUTES PRELIMINARY HISTORIC PRESERVATION COMMISSION JULY 31, 2017 EMMA HARVAT HALL MEMBERS PRESENT: Thomas Agran, Esther Baker, Gosia Clore, Sharon DeGraw, G. T. Karr, Pam Michaud, Ginalie Swaim MEMBERS ABSENT: Kevin Boyd, Zach Builta, Cecil Kuenzli, Frank Wagner STAFF PRESENT: Jessica Bristow, Bob Miklo OTHERS PRESENT: Philip Beck, Thomas Berry-Stoelzle, Nick Lindsley, Alicia Trimble RECOMMENDATIONS TO COUNCIL: (become effective only after separate Council action) CALL TO ORDER: Chairperson Swaim called the meeting to order at 5:30 p.m. Swaim thanked the Commission for coming to this extra meeting. She welcomed the newest member. G.T. Karr. PUBLIC DISCUSSION OF ANYTHING NOT ON THE AGENDA: There was none. PUBLIC HEARING - DISCUSS LANDMARK DESIGNATION FOR 10 SOUTH GILBERT STREET (FORMER UNITARIAN UNIVERSALIST CHURCH): Bristow referred to the discussion in the staff report. She said there is also an applicant statement, a site inventory form, an e-mail sent by Swaim to the City Council, and a few additional photographs. Bristow said that in order to qualify as a local landmark, the subject property must meet approval in criteria A, B, and either C, D, E, or F. She said that A refers to significance in American and/or Iowa City, architectural, archaeology, and culture; and B: possesses integrity of location, design, setting, materials, and workmanship. Bristow said this property is the former Unitarian Universalist Church at 10 South Gilbert Street. She stated that the church was built in 1907 as a Tudor revival in kind of a more residential -style church architecture that was popular with the Unitarian Universalists after the turn of the century. Bristow showed the northwest view of the church. She said there is an extension that was built at the front entry to be church around 1986 that is very sympathetic to the original entry. Bristow said the windows match the existing windows and the detail at the eave is a little bit more simplified than the original but otherwise fits in well. Bristow showed the south view and showed where there was an extension that may have been built around 1954 and had a courtyard area between the church and the addition. She pointed out that it has been removed so that one can see the original architecture. Bristow said there are buttresses with stone caps, stone lintels, segmental arches above the windows, and the HISTORIC PRESERVATION COMMISSION July 31, 2017 Page 2 of 7 triangular dormers which are a play on the eyebrow dormer that was popular in the English arts and crafts that is one of the influences for this Tudor revival style. Bristow showed the west side, pointing out the original church and the addition. She showed an interior photograph around the time of the completion of the church. Bristow showed current photographs with the view from the sanctuary space. She showed where there is a basement stage area. Bristow presented the two images showing that both areas have a fireplace in them. She said that in Swaim's e-mail, Swaim discusses Eleanor Gordon and her importance to the Unitarian Universalists here in Iowa City and to the development of their style of church architecture in the West and Midwest. Bristow said that style involved many kinds of home -like touches. She said that the two fireplaces are examples of that type of residential -style architecture, making up a kind of home -like place. Bristow showed photos of the rest of the basement and a stage area. She showed the view from the sanctuary space and showed the northwest corner. Bristow said that staff finds that the church meets criterion A by virtue of the fact that it is a a good example of Tudor revival architecture that is important to Iowa City and important to this area. She stated that when it was built it would have been surrounded by homes and other residential architecture. Bristow said it is important to the Unitarian Universalists because of the fact that it was part of a movement toward more residential style architecture. Bristow said that the previous church was across from Iowa Book and Supply on Iowa Avenue, and it was taken down sometime in the mid 1900s. She said it was much more Gothic, with a really large tower and spire. Bristow said this new church was a departure from the old ecclesiastic architecture with the spire and these kinds of elements. She said that criterion A is met, because of the church's importance along these lines. With regard to criterion B, Bristow said that this is a building where the biggest addition has been removed. She said that a scar can be seen on the south side where it was, but one can still see the original architecture, and the other addition has blended in very well with the original design. Bristow said that the integrity of style here is very clear. Bristow said that research has been done on this property and on Eleanor Gordon by Professor Cynthia Tucker. Bristow said she thinks there is a possibility, with more research, that the church could actually meet criterion D, associated with lives of persons significant in our past. She said that is kind of a high threshold to meet, as it has to be a person who is very significant to our history or culture. Bristow said staff believes it might be possible with further research. Bristow said staff definitely feels that this building meets the requirements of criterion E: high artistic value, showing the methods of construction, and the integrity of architecture. She said this is something that really stands out as evident of the historic architecture that is seen in this building. Bristow said staff finds that this meets both criteria A and B, as required, and criterion E as well. She said staff recommends that the Commission consider this as a local Iowa City landmark. Swaim explained the procedures for the public hearing. HISTORIC PRESERVATION COMMISSION July 31, 2017 Page 3 of 7 Lindsley said he works for Neumann Monson Architects and was at the meeting to represent Jesse Allen. Lindsley said his company is very excited at the opportunity to save this building. He said the building is very important to the history of Iowa City and is an integral part of how the development agreement for this building works. Lindsley said that in order for this to pass City Council, the building needs to be saved with historic landmark status. He said that was part of the basic agreement on which the City Council has voted. Lindsley said that to get the whole TIF agreement to go through, along with the rezoning and development of this property, they need to make sure this is preserved. He said that if this building is not preserved, the project may not move forward, and it puts the building in jeopardy as well. Beck said that he is a member of the Unitarian Universalist Society, although he was not at the meeting to represent the group but was speaking only for himself. He said that this church is very, very important. Beck said the church is important historically to Iowa City for all the reasons outlined by Bristow, and he urged the Commission to grant historic landmark status to the church. He said the church is a beautiful part of old downtown Iowa City that should be preserved, along with all the new that is going up. Trimble said she represents Friends of Historic Preservation. She stated that this church is very significant as part of a larger movement in Iowa City. Trimble said that some of the first settlers in Iowa City were Unitarians, which was unusual at the time, but may be a reason why Iowa City has always been a forward -thinking and progressive community. Trimble said that along with that, this church hosted some of the first women pastors in the country. She said it has also been a place for community meetings in the past. Trimble said the architecture of the church represents the time when the Unitarian Universalists really decided that they were going to be more of a community than a church. She said that is why this looks like a house. Trimble said the architecture of this particular building reflects the fact that the Unitarians meet on an equal basis. Trimble said that a lot of people worked really hard on the actual development. She said it is one of those unique opportunities in which everybody wins. Trimble said that in this case, a historic church will be saved, the parking lot will become apartments and townhouses, and affordable housing, although not on this site, will become available. She said that this project represents a lot of good things that have happened because of people taking the time to listen and because of the developer being so open and receptive to different ideas. MOTION: Agran moved to approve the designation of 10 South Gilbert Street, the former Unitarian Universalist Church, as an Iowa City Historic Landmark based on criteria a, b, and a for local designation. Michaud seconded the motion. Baker said it is clear that the Commission members agree with the comments from the public that this is a very worthwhile project. Michaud said that as far as significant contributions to broad patterns of our history, Unitarians have been very active, probably from the very beginning at this location if not from 1849 when their first church was downtown. She said the Unitarians have always promoted liberal thought and movement at least as far back as Suffrage for women, World War II, civil rights, GLBTQ, and immigrant rights. Michaud said they have been active in all of those things. HISTORIC PRESERVATION COMMISSION July 31, 2017 Page 4 of 7 Swaim said she is very pleased that this is making its way along to clearly being preserved. She said the Commission has been urging this since early 2015 if not before. Swaim said the Commission is grateful that the developer and the City have come together to try to preserve this building, and it looks like it will be happening. Swaim said it is also important that this be saved, because downtown churches in any community are often threatened by a congregation that wants a larger space, both interior and exterior. She said this is an example of a community coming together and saving a downtown church, even though the congregation has outgrown it. Swaim said she is glad the building will continue to be a part of the community. The motion carried on a vote of 7-0 (Boyd, Builta, Kuenzli, and Wanner absent). Miklo said this item will come before the Planning and Zoning Commission on Thursday at 7 p.m. I.LaMrll1I:.�vrx Y1110 -A W".mr_lwil 503 Melrose Avenue. Bristow said this is a local and National Register landmark property. She said it is the A.W. Pratt House. Bristow stated that the house is basically Italianate. She showed the original house and a pre - 1907 addition. Bristow said there is a one-story addition on the side, and in the back there is a sun room and exterior staircase leading from an upper porch to the ground. She said the columns have been replaced, but this is not the original porch. Bristow said there was an earlier, smaller porch on the house before the early addition was put on. Bristow stated that this application is to remove two windows in the basement of the early addition. She showed the location of the windows, saying that they have a flat lintel. Bristow said the area is only partially excavated, as it is kind of a crawl space with a dirt floor under the addition. She said there is a full basement under the original part of the house. Bristow said that because of some grading issues that can be partially but not fully changed and the heavy infiltration of water coming in where the windows are, the applicant is requesting to remove those two windows and replace them with brick. She said there is brick on the site that matches other brick on the house, and it would be recessed just slightly so that the location of those windows would always show. Bristow showed a photograph of the flat lintel. She also showed another one and said that it is an example of one of the lintels on the back of the original part of the house that has segmental arches. Bristow said that the two in the addition do not. She said this therefore is not the removal of something that works in the same language as the original house, it will not be very visible, there is matching brick available, there is a water problem, and there is not access to this part of the house from the inside. Bristow said staff finds it acceptable to remove the windows on the front part of the addition and recommends approval. S- L Prepared by: Sylvia Bochner, Planning Intem, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5240 (REZ17-00013) Ordinance No. Ordinance rezoning approximately 0.20 acres of property from Cen6Business Support (CB -5) to Central Business Support with a Histori Preservation Overlay (CB -5 / OHP) zone located at 10 South Gilbert S eet. (REZ17-00013) Whereas, the applicant, Jesse Allen, has requested a rezoning of property Street from Centr Business Support (CB -5) to Central Business Support v Overlay (CB -5 / OHP; and Whereas, the Co rehe district; and Whereas, the Histor designation, has found tha history, integrity of location an approval; and Whereas, the Planning designation, has found that it the historic character of the D Plan encourages the preservation of ited at 10 South Gilbert a Historic Preservation buildings in the Downtown Preservation Commission has reviewed th proposed Historic Landmark it meets the criteria for landmark designate in its significance to Iowa City design, and its distinctive architectural ch racteristics, and has recommended an Zoning Commission has revie ed the proposed Historic Landmark meets he Downtown and Riverfron rossings Master Plan goal of protecting owntoistrict, and has recommqKded approval. Now, therefore, be it ordained by the zoning designation of Central Business Preservation Overlay (CB -5 / OHP) zone: Iowa City Section II. Zoning Map. The Building map of the City of Iowa City, Iowa, to o publication of this ordinance by law. uncil of the City Iowa City, Iowa: Property des abed below is hereby reclassified from its current pport (CB -V zone to Central Business Support with a Historic rigirtak7own) N 110' Lot 4 Blk 44 to is hereby authorized and directed to change the zoning to tis amendment upon the final passage, approval and Section III. Certification And Recording. Uponpass a and approval of the Ordinance, the City Clerk is hereby authorized and directed to certify a copy of this or ance and to record the same, at the office of the County Recorder of Johnson County, Iowa, at the owner's a en Section IV. Repealer. All ordinances and parts of or in Ordinance are hereby repealed. Section V. Severability. If any section, provision or part of t or unconstitutional, su,90 adjudication shall not affect the validity provision or part thereof not adjudged invalid or unconstitutional. Section VI. Effective Date. This Ordinance shall be in publication, as provided by law. all as provided by law. as in conflict with the provisions of this Ordinance shall be adjudged to be invalid the Ordinance as a whole or any section, after its final passage, approval and Passed and approved this day of 2 Cl-( Mayor ' o� Approved by: City Clerk City Attorney's Office N _O V A GC') I U w r M v :: - �. .. °ac. �. lip � e �_ �_.� ,. 3a �. ...y, _ Current interior looking east NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the City Council of Iowa City, Iowa, at 7:00 p.m. on the 1st day of August, 2017, in Emma J. Harvat Hall, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by iho Uty ^er:!t which hearing the Council will consider: ' 1. An ordinance rezoning approximately 21.77 acres from Rural Residential, RR - 1, (4.16 acres) and Interim Development—Single Family Residential, ID -RS (17.61) acres to Single Family Residential, RS -5, zone for property located north of Rohrel Road, west of Lake Shore Drive. (RF217-00009) An ordinance rezoning 1.59 acr Family, RS -8, zone to Low Density Multi - Family, RM -12, zone located west of Taft Avenue and east of Huntington Drive. (RF217-00011/SUB17-00008) Copies of the proposed ordinances and resolutions are on file for public examination In the office of the City Clerk, City Hall, Iowa City, Iowa. Persons wishing to make their views known for Council consideration are encouraged to appear at the above-mentioned time and place. Kellie Fruehling, City Clerk 4•i0'. g��s 08-15-17 5c STAFF REPORT To: Planning and Zoning Commission Item: REZ17-00009 Robret Road — Country Club Estates GENERAL INFORMATION: Prepared by: Bob Miklo Date: June 1. 2017 Applicant: Watts Group Construction Contact: Duane Musser 1917 S. Gilbert Street Iowa City, IA 52240 319-351-8282 d.musser@mmsconsultants.net Requested Action: Rezone three tracts (17.61, 3.11, and 1.05 acres) from Rural Residential (RR -1) and Interim Development Single -Family Residential (ID -RS) to Low -Density Single -Family Residential (RS -5). Purpose: To allow single-family residential development Location: North of Rohret Road, west of Lake Shore Drive Size: 21.77 acres Existing Land Use and Zoning: Agriculture and undeveloped - 17.61 acres ID - RS, 3.11 acres and 1.05 acres RR -1 Surrounding Land Use and Zoning: North: Residential - OPD -5 South: Residential —County AR and R East: Residential - RS -5 West: Agricultural — County A Comprehensive Plan: Neighborhood Open Space District: File Date: Southwest District Plan — single family/duplex residential SW5 Hunters Run May 11, 2017 45 Day Limitation Period: June 25, 2017 2 BACKGROUND INFORMATION Most of the land under consideration for the proposed rezoning (17.61 acres) was annexed into the city in 1994. Approximately 3 acres was annexed in 1972 as part of a larger annexation that was later developed into Southwest Estates and Country Club Estates. When the 17.61 acres adjacent to Rohret Road was annexed in 1994 a proposal to rezone this area to Medium Density Single -Family Residential zone (RS -8) and Low Density Single -Family residential zone (RS -5) was considered. However, because of the lack of sanitary sewer services and the substandard condition of Rohret Road, the newly annexed land was zoned Interim Development Residential (ID -RS). Since 1994, the future alignment of Highway 965 between Highway 6 and Highway 1 was determined and the City extended the growth boundary to include this area. The City committed to serving this area with sanitary sewer extensions and necessary lift stations, in order to allow development within the city. Country Club Estates Parts 1 to 6 were subsequently subdivided and developed as single-family residential lots. The applicant has requested this rezoning to allow development of the next phase of Country Club Estates. The applicant has indicated that they held a Good Neighbor meeting on May 25. A report from that meeting will be available prior to the June 1 Planning and Zoning Commission meeting. ANALYSIS Current zoning: The Rural Residential Zone (RR -1) is intended to provide a rural residential character for those areas in the city that are not projected to have the utilities necessary for urban development in the foreseeable future or for areas that have sensitive environmental features that preclude development at urban densities. The RR -1 zone allows single family dwellings and limited agricultural uses on lots that are a minimum of 40,000 square feet. Septic systems are allowed in RR -1 zones that are not served by City sanitary sewer. The RR -1 zoning designation was applied to this area prior to the installation of a sanitary sewer lift station for County Club Estates, which now makes it possible to provide sanitary sewer service. The purpose of the Interim Development Single -Family Residential Zone (ID -RS) is to provide for areas of managed growth in which agricultural and other non -urban uses of land may continue until such time as the City is able to provide City services and urban development can occur. Agricultural uses are permitted, while other uses including residential uses, are allowed as provisional uses. The Interim Development Zone is the default zoning district, to which all undeveloped areas should be classified until City services are provided. The ID -RS designation indicates that residential uses were anticipated at the time of the annexation, though this designation does not compel that single family use upon development nor foreclose rezoning to a different use. Upon 3 provision of City services, the City or the property owner may initiate rezoning to zones consistent with the Comprehensive Plan, as amended. Proposed zoning: The Low Density Single -Family Residential Zone (RS -5) is primarily intended to provide housing opportunities for individual households. The regulations are intended to create, maintain, and promote livable neighborhoods. The regulations allow for some flexibility of dwelling types to provide housing opportunities for a variety of household types. The zone allows single-family dwellings with a minimum lot size of 8,000 square feet and lot widths of 60 feet. For lots with vehicle access from an alley or rear lane, the minimum lot area is reduced to 6,000 square feet and lot width is reduced to 50 feet. Duplexes are allowed on corner lots with a minimum lot area of 12,000 square feet. This zone also allows for some non-residential uses that contribute to the livability of residential neighborhoods, such as parks, schools, religious institutions, and daycare facilities. Related non-residential uses and structures should be planned and designed to be compatible with the character, scale, and pattern of the residential development. Comprehensive Plan: This property is located within the Weber Subarea of the Southwest District Plan. The Southwest District Plan identifies this land as appropriate for single-family and duplex residential development. The proposed zoning, Low Density Single -Family Residential (RS -5), will allow for a residential development with a maximum density of five dwelling units per acre. Adjacent properties within the city are zoned RS -5. Land to the south is located outside of the city limits and is zoned County Residential (AR, R, and R-10) zones. In staffs opinion the proposed RS -5 zoning is consistent with the Comprehensive Plan and compatible with the neighborhood, provided adequate infrastructure is installed to serve development. Infrastructure: Sanitary sewer service is now available to serve this property as a result of the lift station installed for earlier phases of Country Club Estates. Water service is also available to serve this area, but due to low water pressure, staff recommends that as part of a preliminary plat application, the developer be required to complete a pressure analysis and if necessary install a booster pump to provide adequate water pressure. Rohret Road is a rural cross section with chip seal surface and drainage ditches. When Irving Weber School was built, the City improved Rohret Road to a point approximately 500 feet west of Phoenix Drive. When County Club Estates, Part 7 was developed, the developer extended the improvements of Rohret Road to Lake Shore Drive. Extending this infrastructure west to the new intersection is important to insure it is developed in accordance with the City's adopted design standards. A majority of the 4 traffic generated from this development will be traveling east. Curb and gutter will help control stormwater, and sidewalks will serve pedestrians. As a condition of rezoning the property, the applicant has agreed to improve Rohret Road to the first street intersection that will provide access to the next phase of development (conceptually identified at approximately 200 feet to the west of where the current street improvements end). The applicant agrees to pay 50% of the cost of improving the street to the western city limits. The City and/or future private development to the south will be responsible for the other 50%. Staff does not anticipate a need improve the remainder of Rohret Road in the near future. Any subdivision of land adjacent to Rohret Road will also include installation of a sidewalk along Rohret Road as a public improvement to be installed by the Developer. Subject to these conditions, staff finds the improvements necessary to change the zoning to RS -5 will be provided. STAFF RECOMMENDATION: Staff recommends approval of REZ17-00009, an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres to Low Density Single Family Residential (RS -5) zone for property located north of Rohret Road, west of Lake Shore Drive, subject to a Conditional Zoning Agreement specifying: 1) Upon subdividing any of the property hereby rezoned the Developer shall enter into a subdivider's agreement with the City for the installation of Rohret Road as a public improvement to the first street that will serve the development (a point approximately 200' west of Lake Shore Drive); 2) Prior to the issuance of a building permit, the Developer shall pay 50% of the cost of improving Rohret Road to the western city limits as determined by the City Engineer; 3) As part of a preliminary plat application for any of the property hereby rezoned, the Developer shall complete a water pressure analysis and, if necessary, design and construct the water system to include a booster pump to provide adequate water pressure. ATTACHMENTS: 1. Location Map 2. Aerial Photograph Approved by: , --4 % -rr — John Yapp,'Development Services Coordinator, Department of Neighborhood and Development Services p-59 cz+��g7 5looX oLnT.oT-v -'l" WEZME"TRACT #2 RR1 TO RS5 311 AC 135 499 SF REZONE TRACT #1 ID -RS TO RS5 17.61 AC 70.013 SF I I -01 0 5 4 105AC REZONING EXHIBIT COUNTRY CLUB ESTATES \ SEVENTH ADDITION IOWA CITY, IOWA / \\�: C�%U Vis[: TyMMx LL N.�MtE ftuE . M ,raa w. D-. Ixxao�` .11T.w eazmr�P e -L[ Ue.a S.11M. xroe 1-1s uaa11 Srx1 0 5 4 105AC , d 45, M2 SF :( � Imo", SONE TRACT 03'•, RR1 TO RS5 ° j wor ri . S Sm,am PGM,i OF ,TP 9EGWMDG I SAO 1I v� i i M M s CNR EWJNEERS MRD PLANNERS LANDSLNMORS LANDWEARCNNECTS EWIROWAERAL SPECLALISTS T18. GM1BEM9i. roWR IOWRSINO latalw,emz mmmdoaznn mat Z-, 1— —1 — =.w`DA' Z"'- P: Sw, ,[ma z n y ux: n.x. 'q6 rn s rnr. ,a+: Trsxc[ A.1 xswc,wz o su a R Ax„nea a 5 ar.�� P6=wain a A- p`wT Ana AL ' °cw�a raa 6 it m rn�"""Trrtro i`weww, .R[aPY[ [wanr, in x 1. rtic`�u�ic orM rwT w am[,sTwiv.wa m+. p}p IE,R ..IS, m SNMMSR0.v. Q ]µP M} P P x,E' . ^ „,TM�w REZONING Rw��MP ya w�WS� Tm www w. xNG Y1W Irt,: L.[«rt 5. PP fY M xum w[PrrrE W ,,T w[-w..,x,«, � �P� a[a,[;� S.1. ° EXHIBIT .»o rswaw ,2� E a� W10 ' COUNTRY CLUB ESTATES SEVENTH ADDITION l , Imo", ,0 j D @r g t LEGEND AND NOTES - RMS[ 4AiS[ ,[[[l,xrtrRp �fxW,�[ CMK, x5[rRRO LM.MM Ir EEM[.[ AT ..... [5.. uxz PCA 9wsxxacvexa[n cli� �r..e`w°wHaao a� - xawmx r[m wne PMa.. wuePe xrt . Rr.e Wmm54 M M s CNR EWJNEERS MRD PLANNERS LANDSLNMORS LANDWEARCNNECTS EWIROWAERAL SPECLALISTS T18. GM1BEM9i. roWR IOWRSINO latalw,emz mmmdoaznn mat Z-, 1— —1 — =.w`DA' Z"'- P: Sw, ,[ma z n y ux: n.x. 'q6 rn s rnr. ,a+: Trsxc[ A.1 xswc,wz o su a R Ax„nea a 5 ar.�� P6=wain a A- p`wT Ana AL ' °cw�a raa 6 it m rn�"""Trrtro i`weww, .R[aPY[ [wanr, in x 1. rtic`�u�ic orM rwT w am[,sTwiv.wa m+. p}p IE,R ..IS, m SNMMSR0.v. Q ]µP M} P P x,E' . ^ „,TM�w REZONING Rw��MP ya w�WS� Tm www w. xNG Y1W Irt,: L.[«rt 5. PP fY M xum w[PrrrE W ,,T w[-w..,x,«, � �P� a[a,[;� S.1. ° EXHIBIT .»o rswaw ,2� E a� W10 ' COUNTRY CLUB ESTATES SEVENTH ADDITION l , Imo", j \� LOCATE _ COUNTRY CLUB ESTATES,SEVENTH ADDITION IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. OS71 17 xxx Gnx lae GGx "° 1 . w a»v. C - 1 m 1331532 ,,, , r =^•p, CITY OF IOWA CITY MEMORANDUM Date: June 13, 2017 To: Planning and Zoning Commission From: John Yapp —71Y ..� Re: Country Club Estates and Rohret Road At its June 1 meeting, the Planning and Zoning Commission discussed the staff recommendation that the "Developer shall enter into a subdivider's agreement with the City for the installation of Rohret Road as a public improvement to the first street that will serve the development (a point approximately 200 feet west of Lake Shore Drive);" and that the "Developer shall pay 50% of the cost of improving Rohret Road to the western city limits as determined by the City Engineer." The Commission discussed whether or not to require the improvement of more of Rohret Road than staff recommended. Where property is subdivided and developed without requiring a rezoning, the City requires a developer to pay 12.5% of the cost of upgrading an existing arterial street. The rationale is that the majority of the function of an arterial street is for community traffic, and therefore the public should be responsible for a majority of the cost of improving the street. In this case, however, the need for this street improvement is being created by the rezoning. As you know, the City has the ability to impose conditions on an owner that are greater than the zoning code requirements in order to meet such public needs created by the rezoning, thus staff's recommendation as described above. Staff does not recommend a condition that requires the developer install the infrastructure further than the point described above. Other factors include: • Rohret Road has a relatively low traffic volume, 2,453 vehicles per day near Weber Elementary in 2011 (most recent available traffic count) • There will be no direct driveway access to Rohret Road • The south side of Rohret Road is outside city limits, and unlikely to annex and develop in the foreseeable future due to existing homes and lack of sanitary sewer PRELIMINARY PLAT CLUB ESTATES, SEVENTH ADDITION ■■ IOWA CITY, IOWA fir sa t y u F 1 Ili" � 1 /J / A_W-7 r CdMI1t V ClL9 FS�T4�ES�TEV E MII M�ITION 7 �yI � e: •��� ,1•T ,I I LOCATION MAP PRQ,IHNPA MT Summary Report for Good Neighbor Meeting Project Name: Country Club Estates, Seventh Add Meeting Date and Time: May 25, 2017 at 5:30 Meeting Location: Weber Elementary CITY OF IOWA CITY roject Location: Rohret Road Names of Applicant Representatives attending: Duane Musser Names of City Staff Representatives attending: Bob Miklo & Jason Havel Number of Neighbors Attending: 13 Sign -In Attached? Yes X No General Comments received regarding project (attach additional sheets if necessary) - no multi family being proposed was positive size of lots adj to existing homes was a positive will new home owners be part of the HOA for the swimming pool area? Concerns expressed regarding project (attach additional sheets if necessary) - concerns with existing erosions issues in detention basin not being repaired by original developer existing speed on rohret road was commented on. overcrowding of existing elem school. new city street to Melrose Ave was requested. concerns by county residents to protect existing trees. county residents wanted 2-6 acre lots on north side of Rohret Road. safety for children playing in the street. 80 lots is to dense. Will there be any changes made to the proposal based on this input? If so, describe: none at this time Staff Representative Comments Staff concurs with this summary of meeting. Good Neighbor Meeting Thurs., May 25`h, 2017 @ 5:30pm Rezoning -21.77 acres off of Rohret Road Weber Elementary School 1 �� say �• caw-Psm fief, �.✓T�I S YJ� '� J'Aso'j �41'&L- Lt' -L %�n-pz� Address / 33c��' f'f4woAls (� 31 La %e 1.2 Y1 93 4)i lam% /.g A -e, s3ss o&,'J'w 1�8�LQ-l�e�S� 1742 L4azc de. MINUTES PLANNING AND ZONING COMMISSION JUNE 1, 2017 — 7:00 PM — FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL UNA01Jill01/n1 WA MEMBERS PRESENT: Ann Freerks, Carolyn Dyer Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: STAFF PRESENT: Sara Hektoen, Bob Miklo, John Yapp OTHERS PRESENT: Duane Musser, David Tokuhisa, Steve Long, Margarita Baltazar, Donna Davis, Maria Garcia, Marcel Lotado, Margarita Rodriquez, Juley Flores, Alberto Paris, Ivan Hall, Ginalie Swain, Brian DeCoster, Martha Kirby, Adam Pretorius, Kristin Wildensee, Laura Hawks, Debbie Heiken, Pat Heiken, Tim Conroy, Bob Kirby, Kurt Kimmerling, Terri Miller Chait, Dan McRoberts, Judy Joyce, Ed Cole CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING ITEM (REZ17-00009): Discussion of an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres from Rural Residential, RR -1, (4.16 acres) and Interim Development—Single Family Residential, ID -RS (17.61) acres to Single Family Residential (RS - 5) zone for property located north of Rohret Road, west of Lake Shore Drive. Miklo began the Staff Report showing a zoning map of the area in which the property is located, the surrounding areas within the city are zoned RS -5 Low Density Single Family. There is some Rural Residential, RR -1, zoning also in the neighborhood. There is a property to the south that is in the County, not the city, but it is also zoned residential. The existing Country Club Estates subdivisions were annexed and zoned residential a couple decades ago. Miklo pointed out an area of the annexation that was zoned Interim Development Residential (ID -RS) so it would allow agriculture uses until there was adequate infrastructure to allow development. Miklo said that the proposed zoning is the City's lowest density zone (RS -5) and allows up to five single family housing units per acre, corner lots are allowed to have duplexes and smaller lots are allowed if alleys are put in. Staff finds that this proposed zone does meet the Comprehensive Plan which shows single family and duplexes in this general location. The proposed zoning is similar to surrounding neighborhoods as well. The reason this area hasn't been rezoned and developed in the past is the lack of infrastructure. Sanitary sewer was improved with a lift station installed for Country Club Estates. Water service is also available to serve this area, but due to water pressure, Staff recommends that as part of a preliminary plat Planning and Zoning Commission June 1, 2017— Formal Meeting Page 2 of 24 application, the developer be required to complete a pressure analysis and if necessary install a booster pump to provide adequate water pressure. Miklo discussed the condition of Rohret Road, as seen in the photos it is not currently improved to City standards, so Staff is recommending as a condition of approval that the developer improve the road to the first street that will be developed in the subdivision. Additionally the developer would need to pay the City the cost of developing the rest of the street in the future. The applicant agrees to pay 50% of the cost of improving the street to the western city limits. The City and/or future private development to the south will be responsible for the other 50%. Staff recommends approval of REZ17-00009, an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres to Low Density Single Family Residential (RS -5) zone for property located north of Rohret Road, west of Lake Shore Drive, subject to a Conditional Zoning Agreement specifying: 1) Upon subdividing any of the property hereby rezoned the Developer shall enter into a subdivider's agreement with the City for the installation of Rohret Road as a public improvement to the first street that will serve the development (a point approximately 200' west of Lake Shore Drive); 2) Prior to the issuance of a building permit, the Developer shall pay 50% of the cost of improving Rohret Road to the western city limits as determined by the City Engineer; 3) As part of a preliminary plat application for any of the property hereby rezoned, the Developer shall complete a water pressure analysis and, if necessary, design and construct the water system to include a booster pump to provide adequate water pressure. Freerks commented on her surprise that the report didn't state the road would need to be improved across the whole development because that is something that is typically required. Miklo acknowledged there have been situations where the City has allowed subdivisions on unimproved roads, usually the zoning is already in place when that occurs, and that there is a formula in the Subdivision Code that allows the developer to pay a percentage of the developing of the street. Freerks asked if this area was currently in the streets capital improvement plan and Miklo stated it is not. Freerks stated her concern about the road not being fully developed at the time of the subdivision. Parsons asked about Rohret Road and if that area was all in the City. Miklo stated that it is not, the City line goes to approximately the center of the road and the other section is an easement in the County. Hensch asked if the road improvement is in the five-year plan for the County and Miklo replied that he didn't believe so. Hensch commented on the water pressure issue and presumes that this point is the furthest west Iowa City will grow since there is the water pressure issues. Miklo stated that technically the Iowa City growth area does go further west, as typically growth area is based on water shed areas that flow towards the wastewater treatment plant. Miklo noted that this is a unique situation in that the alignment of Highway 965 is just to the west of this area and to ensure that highway is in the City the City expanded the growth area even though it was outside the watershed. So if that area further to the west is to develop, there will need to be extensive infrastructure improvements. Planning and Zoning Commission June 1, 2017—Formal Meeting Page 3 of 24 Hensch asked about the issue of fire hydrant pressure. Miklo stated that the City is not aware there is a water pressure issue in this area, they are being proactive given the elevation of the property so that is why staff is recommending doing the water presure study. Parsons asked if Slothower Street is connected from Rohret Road to Melrose Avenue. Miklo stated it is not, there is a portion that road that has been abandoned and that would likely be redeveloped into some other road if the area was developed. Parsons noted it would be nice to have access to Melrose Avenue from these developments for people commuting via Highway 218. Signs asked about the OPD -5 area to the north. Miklo stated that the reason for that OPD -5 area is due to the wetlands in the larger subdivision and they were reducing the buffer so they went through sensitive areas rezoning to reduce the buffer. Freerks opened the public hearing Duane Musser (MMS Consultants) stated that Taft Avenue, Herbert Hoover Highway, and American Legion Road are examples of where they have done developments up against County roads and have maintained the ditches until the City came through and did a City improvement project. Freerks commented that often there are issues with those examples. Freerks asked how many homes they plan for this development. Musser stated they have submitted a concept and preliminary plat that shows 80 units, all single-family. Hensch asked if the engineering analysis for the water pressure will include an assurance that there will be adequate water pressure for fire hydrants. Musser confirmed that yes that is one of the main requirements. He noted they completed the same exercise on Church Hills Parts 1, 2 & 3 and had to provide the same information before those plats were accepted. Parsons asked if there are examples elsewhere in the City where there was the need to add the booster pump. Musser is not aware of any in Iowa City, they have done some in other communities. Parsons asked if the cost of the booster pump and the study is upon the developer and Musser confirmed it will be the cost of the developer. David Tokuhisa (3305 Rohret Road SW) said he first wanted to thank Watts and MMS for working with the community to shift the future center line of Rohret Road to the north as to not take out the trees and encroach upon the property to the south which contains existing houses. Tokuhisa wanted these comments documented as they were presented by MMS when they briefed the neighborhood. Tokuhisa also noted the issue of the smaller lot housing, which will be on the edge of Rohret Road, and will be across the street from the largest lots in the area, which falls outside the City guidance for keeping like lots closer to similar sized houses. He stated they did a good job in avoiding putting the postage stamp lots next to the larger lots in the development but they completely forgot to take in account the houses across Rohret Road. The acreages in that part of the County run from 2'/z to 6 acres in size. Tokuhisa suggested that the smaller lot homes be move to be along Slothower Road. Larger lots provide larger space for kids to play and therefore is less of an incentive to go wandering out across the street. Tokuhisa noted that front of these houses will front Rohret Road with an alley down the back and that concerns him, especially with respect to children, as the speeds along Rohret Road can be quite high. Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 4 of 24 Hensch asked what is the speed limit on that portion of Rohret Road. Tokuhisa said the County side is 45 mph and the City side is 35 mph but once the cars clear the school zone it seems to be a free for all. Freerks asked Musser if he could comment on the shifting of the center lane. Musser stated that at the Good Neighbor Meeting they did discuss the shifting. The right-of-way is currently 60 feet wide and Rohret Road in the City limits is 80 feet wide so the developer/applicant has agreed to make up the difference of the 80 completely on the north so if or whenever Rohret Road is improved the County people to the south don't have to dedicate any additional right-of- way and will maintain their current area. There was a lot of concerns about the trees, Musser stated he never promised or guaranteed that the trees would not be disturbed, there are currently no construction plans for that. At that time of construction, he is sure that all that can be done will be done to preserve the trees, the City Engineer has already confirmed that once a sidewalk is put in it will be a wide sidewalk on the north side and there will not be a sidewalk on the south side adjacent to the County homes. Musser noted that they did bring the preliminary plat to the Good Neighbor Meeting so everyone could see what was being proposed. Freerks asked about the homes that will front face Rohret Road and that there will need to be additional setbacks to accommodate the future right-of-way for Rohret Road improvements. Musser confirmed they are taking that into consideration with the setbacks. He noted the setbacks for those homes will be 40 feet and therefore have a larger front yard than the standard 25 foot setback. Signs asked if those homes will have alley entrances. Musser confirmed they would, noting that this is all a concept and preliminary plat all yet to be approved by Staff. Freerks asked Musser to continue to have conversations regarding lots sizes and other issues, those aren't items the Commission is making decisions on this evening but all concerns should be addressed. It can often be an issue when the County abuts the City and things are drastically different. Hensch asked if there were any other issues raised at the Good Neighbor Meeting, the Commission never received a report from that meeting. Miklo noted that the concerns addressed by the neighbors were mostly about earlier phases of the subdivision and some erosion control that needed to be addressed. There were the concerns addressed tonight about the size of the lots on Rohret Road and the improvement of Rohret Road. Musser added there was discussion of speed on the road. There is also a homeowners association for the swimming pool and tennis courts and if this new subdivision will join in. Musser stated there were about 12 or 14 people at the meeting. Freerks closed the public discussion Hensch moved to approve REZ17-00009 an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres to Low Density Single Family Residential (RS -5) zone for property located north of Rohret Road, west of Lake Shore Drive, subject to a Conditional Zoning Agreement specifying: 1) Upon subdividing any of the property hereby rezoned the Developer shall enter into a subdivider's agreement with the City for the installation of Rohret Road as a public improvement to the first street that will serve the development (a point approximately 200' west of Lake Shore Drive); 2) Prior to the issuance of a building permit, the Developer shall pay 50% of the cost Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 5 of 24 of improving Rohret Road to the western city limits as determined by the City Engineer; 3) As part of a preliminary plat application for any of the property hereby rezoned, the Developer shall complete a water pressure analysis and, if necessary, design and construct the water system to include a booster pump to provide adequate water pressure. Theobald seconded the motion. Hensch agreed with Freerks on the concern that Rohret Road would not be completely developed with this project. Freerks asked about Commission input to capital improvements and perhaps this is a time to review the proposed capital improvements and add suggestions to present to Council. Signs agreed that it is a concern, potentially a middle ground would be to have the street paved fully through the final street connection. Freerks agreed with that idea. Theobald also agrees with the concerns regarding the street improvements and adding 80 additional homes to the area. Hensch asked if anyone was aware of the current traffic count on Rohret Road. Miklo does not have those numbers but could get them to the Commission by the next meeting. Parsons also stated a concern about approving this large of a development without improving the roads to accommodate all the traffic. Martin questioned the reason for deferring, noting that even if a conversation of adding road improvements to the Capital Plan doesn't necessary deal with the situation at present. Freerks stated she feels that this plan to build 80 homes and not improve the road is not in the best interest of the community. If the Commission defers, perhaps that can lead to a negotiation to at least extend the road improvements to the end of the final street of the proposed subdivision. Signs suggested deferring this item. Hensch withdrew the motion, in favor of deferring. Signs moved to defer REZ17-00009 until the next meeting. Theobald seconded the motion. Signs asked to see the preliminary plat and concept at the next meeting as well. Hensch also requested that the Good Neighbor Meeting minutes be distributed to the Commission. A vote was taken and the motion carried 6-1 (Martin dissenting). COMPREHENSIVE PLAN ITEM (CPA16-00005): A public hearing on an application for a Comprehensive Plan amendment to amend the North MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION JUNE 15, 2017 — 7:00 PM — FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Ann Freerks, Carolyn Dyer Mike Hensch, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: Phoebe Martin, STAFF PRESENT: Sara Hektoen, John Yapp OTHERS PRESENT: Adam Hahn, Steve Long, Brian Boelk, Judy Joyce, Ivan Hall, Kurt Kimmerling, Jeffrey Maxwell, Laura Hawks RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 (Martin absent) the Commission recommends to approve REZ17-00009 an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres to Low Density Single Family Residential (RS -5) zone for property located north of Rohret Road, west of Lake Shore Drive, subject to a Conditional Zoning Agreement specifying: 1) Upon subdividing any of the property hereby rezoned the Developer shall enter into a subdivider's agreement with the City for the installation of Rohret Road as a public improvement to the first street that will serve the development (a point approximately 200' west of Lake Shore Drive); 2) Prior to the issuance of a building permit, the Developer shall pay 50% of the cost of improving Rohret Road to the western city limits as determined by the City Engineer; 3) As part of a preliminary plat application for any of the property hereby rezoned, the Developer shall complete a water pressure analysis and, if necessary, design and construct the water system to include a booster pump to provide adequate water pressure. By a vote of 6-0 (Martin absent) the Commission recommends adding Rohret Road improvements to the Capital Improvements Plan. CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING ITEM (REZ17-00009)• Discussion of an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres from Rural Residential, RR -1, (4.16 acres) and Interim Development—Single Family Residential, ID -RS (17.61) acres to Single Family Residential (RS - 5) zone for property located north of Rohret Road, west of Lake Shore Drive. Planning and Zoning Commission June 15, 2017—Formal Meeting Page 2 of 9 Yapp began by showing the location of the proposed rezoning on the far west side of Iowa City. Yapp said at the last meeting where this item was discussed the Commission questioned the improvements to Rohret Road and the Staff recommendation that Rohret Road be required to be improved to the first access point of the proposed development which would be approximately 200 feet to the west. Additionally the developer would be required to pay for 50% of the cost of improving the remainder of Rohret Road to the City limits. Yapp explained the rationale is that the properties on the south side of Rohret Road are unincorporated Johnson County and unlikely to be annexed in the foreseeable future. Rohret Road has a relatively low traffic volume, in 2011 there were 2400 vehicles per day and it has probably increased slightly since then due to residential development, but not significantly. Yapp also noted there will be no direct driveway access to Rohret Road. He explained that in other situations where there is an unimproved street that development is occurring off of the Subdivision Code allows the City to require the developer pay 12.5% of the cost of upgrading the street. In this case because it is a rezoning Staff is recommending a 50% contribution. Freerks stated that is similar to what the City has done in the past and Yapp confirmed it is what similar to what was required in the past for other developments. Freerks opened the public hearing. Adam Hahn (Watts Group) discussed the water pressure concerns that was also discussed at the last Commission meeting. In 2016 the Water Department conducted a hydrant test in that area and it reported the hydrants are at 36-37 pounds. Yapp noted that the water report will require more analysis. Hahn agreed and also noted that they feel they have contributed to Rohret Road as they have shifted the center line so that they will not affect the neighbors to the south when Rohret Road is widened. Yapp explained the water pressure issue, the flow tests ran on existing hydrants showed that water in the existing part of Country Club Estates is adequate. The further analysis that needs to be done is modeling the water usage of the new development and estimating if the pressure is still adequate. Staff believes it will be but needs to complete all the analysis before signing off. Hensch asked if the water pressure is not sufficient is it then contingent upon the developer to install or rectify the issues. Yapp confirmed. Freerks noted there are three Staff recommendations in the Report and asked if Staff still recommends all three. Yapp replied that Staff does. Freerks closed the public hearing. Hensch moved to approve REZ17-00009 an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres to Low Density Single Family Residential (RS -5) zone for property located north of Rohret Road, west of Lake Shore Drive, subject to a Conditional Zoning Agreement specifying: 1) Upon subdividing any of the property hereby rezoned the Developer shall enter into a subdivider's agreement with the City for the installation of Rohret Road as a public improvement to the first street that will serve the development (a point approximately 200' west of Lake Shore Drive); Planning and Zoning Commission June 15, 2017 — Formal Meeting Page 3 of 9 2) Prior to the issuance of a building permit, the Developer shall pay 50% of the cost of improving Rohret Road to the western city limits as determined by the City Engineer; 3) As part of a preliminary plat application for any of the property hereby rezoned, the Developer shall complete a water pressure analysis and, if necessary, design and construct the water system to include a booster pump to provide adequate water pressure. Parsons seconded the motion Freerks noted she is not against the development but thinks the standard of the road is important and agrees it is not the developers place to have to pay for 100% of the upgrade but does believe Rohret Road needs to be on the Capital Improvements Plan. Herbert Hoover Highway and Taft Avenue are both on the Capital Improvements Plan, they are unfunded, but at least on the Plan. She is interested in recommending to City Council that Rohret Road be added to the Capital Improvements Plan. She added that the improvements to Rohret Road might be more crucial as the smaller homes in the development will have their front yards facing Rohret Road. A vote was taken and the motion passed 6-0. Theobald moved to recommend adding Rohret Road improvements to the Capital Improvements Plan. Parsons seconded the motion. A vote was taken and the motion passed 6-0. COMPREHENSIVE PLAN ITEM (CPA16-00005): A public hearing on an application for a Comprehensive Plan amendment to amend the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. Theobald disclosed that she is part of a group that kayaks with Steve Long (from HBK Engineering) but feels she can be impartial and she and Long have not had any conversations about this item. Yapp began the Staff report showing an outline of the area proposed for the Comprehensive Plan Amendment and also the proposed land use map. He noted at the Commissions work session on June 7 they asked for additional information on this item. The applicant is ready to report the answers to the information requests however Staff has not had a chance to review the information in any detail. Yapp also noted the Commission received correspondence from the Idyllwild neighborhood but again Staff has not had time to fully review and react to that as well. Staff has no additional presentation for the Commission at this meeting but invites the Applicant the opportunity to review their materials. Freerks noted it is unlikely the Commission will act on this item this evening as they need to Late Handouts Distributed Prepared by: Sylvia Bochner, Planning Intern, 410 E. Washington, Iowa City, IA P019) 356-5240 (REZ17-00009) Conditional Zoning Agreement This agreement is made between the City of Iowa City Iowa, a municipal corporation (hereinafter "City"), S&J Development LLP (hereinafter "Owner V, and Watts Group Construction (hereinafter "Applicant"). Whereas, Owner is the legal title holder of approximatel�21.77 acres of property located north of Rohret Road and west of Lake Shore Drive; and Whereas, the Owner has requested the rezoning of saio property from Rural Residential, RR -1 (4.16 acres) and Interim Development Single-Familysidential, ID -RS (17.61 acres) to Low -Density Single -Family Residential, RS -5; and Whereas, the Planning nd Zoning Commission h determined that, with appropriate conditions regarding improvem nts to Rohret Road a d a water pressure analysis, the requested zoning is consistent wit the Comprehensive PI n; and Whereas, the applicant has\tadequate ed a water ressure study that demonstrates to the satisfaction of the City Engineer twa r pressure exists to serve residential development of this property; and Whereas, Iowa Code §414.7) prov' es that the City of Iowa City may impose reasonable conditions on granting aing re uest, over and above existing regulations, in order to satisfy public needs caused by the requ sted change; and Whereas, the Owner acknowledgo that certain conditions and restrictions are reasonable to ensure the development of aoperty is consistent with the Comprehensive Plan, including necessary improvements n Rohret Road, and adequate water pressure for residential development ; and Whereas, the Owner agrees to develop this conditions of a Conditional Zoning Agreement. Now, therefore, in consideration of the mutual follows: 1. S&J Development LLP is the legal title holder of the in accordance with the terms and ined herein, the parties agree as legally described as: (Rezone from ID -RS to RS -5) BEGINNING AT THE NORTHWEST CORNER OF TH NORTHWEST ONE-QUARTER OF THE NORTHEAST ONE-QUARTER OF SECTIO 24, TOWNSHIP 79 NORTH, RANGE 7 WEST OF THE FIFTH PRINCIPAL MERIDIA JOHNSON COUNTY, IOWA; THENCE S89048'18"E, ALONG THE NORTH LINE O SAID NORTHWEST ONE- QUARTER OF THE NORTHEAST ONE-QUARTER, 634.15 FEET; THENCE S21°52'26"E, 158.18 FEET; THENCE NORTHEASTERLY, 318.76 FEET, ALONG AN ARC OF A 1720.00 FOOT RADIUS CURVE, CONCAVE N THWESTERLY, WHOSE 318.30 FOOT CHORD BEARS N62049'01"E, TO A POINT .ON SAID NORTH LINE; THENCE S89047'31"E, ALONG SAID NORTH LINE, 346.07 FEET, TO THE pptlatlrNagtnez17-00009 wmim.n.1 zoning agreement doc NORTHEAST CORNER THEREOF; THENCE S89°47'31"E, ALONG THE NORTH LINE OF THE NORTHEAST ONE-QUARTER OF THE NORTHEAST ONE-QUARTER OF SAID SECTION 24, A DISTANCE OF 78.00 FEET, TO A POINT ON THE SOUTHERLY LINE OF COUNTRY CLUB ESTATES, THIRD ADDITION, IOWA CITY, IOWA, IN ACCORDANCE WITH THE PLAT THEREOF RECORDED IN PLAT BOOK 54, AT PAGE 221, IN THE RECORDS OF THE JOHNSON COUNTY RECORDER'S OFFICE; THENCE S29033'01"E, ALONG SAID S l3�Y LINE, 1THE FEET, LI THE SOUTHERN MOST CORNER THERE AND A PO TON THE CENTERLINE OF ROHRET ROAD SW: THENCE S5 °56'46"W. ALONG SAID CENTERLINE, 111.34 FEET; THENCE S59°43'58"W, S59°44'45"W, ALONG SAID CE LINE OF SLOTHOWER ROAI 973.05 FEET, TO SAID POIN ACRES, MORE OR LESS, ANI OF RECORD. (Rezone from RR -1 to RS -5) BEGINNING AT THE SOL OF THE SOUTHEAST C RANGE 7 WEST OF THE tWNG SAID CENT ERLINE, 653.90 F THENCE N00016'1 OF BEGINNING. IS SUBJECT TO EF THW ST CORNER OF VE -QUARTER OF SE( FIFTH PRINCIPAL MEF THENCE N01015'57"E, ALONG THE WEST LI I QUARTER OF THE SOUTHEAST ONE -Q AF SOUTHWEST CORNER OF COUNTRY CLUB ES CITY, IOWA, IN ACCORDANCE WITH THE T VE, 926.42 FEET; THENCE TO A POINT ON THE EAST ALONG SAID EAST LINE, TRACT CONTAINS 17.61 ENTS AND RESTRICTIONS AE SOUTHWEST ONE-QUARTER ON 13, TOWNSHIP 79 NORTH, 0AN, JOHNSON COUNTY, IOWA; OF SAID SOUTHWEST ONE - TER, 139.85 FEET, TO THE ATES, THIRD ADDITION, IOWA THEREOF RECORDED IN PLAT BOOK 54, AT PAGE 221, IN THE REC RDS OF THE JOHNSON COUNTY RECORDER'S OFFICE; THENCE S55°09'0 'E, ALONG THE SOUTHERLY LINE OF SAID COUNTRY CLUB ESTATES, THIRD ADDITION; THENCE NORTHEASTERLY, 15.40 FEET, ALONG SAID SOUTHERLY LINE, AND AN ARC OF A 180.00 FOOT RADIUS CURVE, CONCAVE SOUTH `,STERLY, WHOSE 15.40 FOOT CHORD BEARS N37018'02"E; THENCE N50',n' 3"W, ALONG SAID SOUTHERLY LINE, 124.04 FEET; THENCE N40°13'58"E, ALO SAID SOUTHERLY LINE, 108.48 FEET; THENCE N78000'56"E, ALONG SAJD SOUTHERLY LINE, 223.03 FEET; THENCE N71°00'01"E, ALONG SAID SOUTF�ERLY LIN , 117.53 FEET; THENCE N64°30'09"E, ALONG SAID SOUTHERLY LINE,✓57.24 FEE ; THENCE S22017'21"E, 135.16 FEET; THENCE S12036'51"E, 60.83 FEET; THENCE S 1-52-26"E, 150.82 FEET, TO A POINT ON THE SOUTH LINE OF SAID SOUTHWEST E -QUARTER OF THE SOUTHEAST ONE-QUARTER OF SECTION 13; THENCE 9°48'18"W, ALONG SAID SOUTH LINE, 634.15 FEET, TO SAID POINT OF BEGINN G. SAID TRACT CONTAINS 3.11 ACRES, MORE OR LESS, AND IS SUBJECT TO SEMENTS AND RESTRICTIONS OF RECORD. (Rezone from RR -1 to RS -5) BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST ONE-QUARTER OF THE SOUTHEAST ONE-QUARTER OF SECTIO 13, TOWNSHIP 79 NORTH, RANGE 7 WEST OF THE FIFTH PRINCIPAL MERIDIA , JOHNSON COUNTY, IOWA; THENCE N89047'31"W, ALONG THE SOUTH LINE OF SAID SOUTHWEST ONE- QUARTER OF THE SOUTHEAST ONE-QUARTER, 346.07 FEET; THENCE NORTHEASTERLY, 343.58 FEET, ALONG AN ARC OF A 1720.00 FOOT RADIUS CURVE, CONCAVE NORTHWESTERLY, WHOSE 343.01 FOOT CHORD BEARS N51°47'07"E, TO A POINT ON THE SOUTHERLY LINE OF COUNTRY CLUB ESTATES, THIRD ADDITION, IN ACCORDANCE WITH THE PLAT THEREOF ppdadMe9t/rnl7-00009 conditional inning agreement.doc 2 RECORDED IN PLAT BOOK 54, AT PAGE 221, IN THE RECORDS OF THE JOHNSON COUNTY RECORDER'S OFFICE; THENCE S47°44'46"E, ALONG SAID SOUTHERLY LINE, 93.04 FEET; THENCE S29°33'01"E, ALONG SAID SOUTHERLY LINE, 173.77 FEET, TO A POINT ON THE SOUTH LINE OF THE SOUTHEAST ONE- QUARTER OF THE SOUTHEAST ONE-QUARTER OF SAID SECTION 13; THENCE N89047'31"W, ALONG THE SOUTH LINE OF SAID SOUTHEAST ONE-QUARTER OF THE SOUTHEAST ONE-QUARTER, 78.00 FEET, TO SAID POINT OF BEGINNING. SAID TRACT CONTAINS 1.05 ACRES, MORE OR LESS, AND IS SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. 2. The Owner acknowledges that the City wishes to e of the Comprehensive Plan and the Southwest acknowledge that Iowa Code §414.5 (2015) provi impose reasonable conditions on granting a rezc existing regulations, in order to satisfy public needs 3. In consideration of the City's rezoning the sut that development of the subjectroperty will zoning chapter, as well as the following conditi a. Upon subdividing any of the ti(of into a subdivider's agreement v0i(F public improvement to the first y approximately 200' west of Lake £ b. Prior to the issuance of a building of improving Rohret Road to the Engineer; / conformance to the principles rict plan. Further, the parties that the City of Iowa City may request, over and above the ed by the requested change. -rty, Owner and Applicant agree to all other requirements of the ereby rezoned, the Developer shall enter ,ity for the installation of Rohret Road as a that will serve the development (a point Drive); iit, the Developer shall pay 50% of the cost tern city limits as determined by the City 4. The Owner and Applicant, and Cit acknowled that the conditions contained herein are reasonable conditions to imp eon the land nder Iowa Code §414.5 (2017), and that said conditions satisfy pu is needs that a\ithe sed by the requested zoning change. 5. The Owner and Applicant a d City acknowledge thevent the subject property is transferred, sold, redevel ped, or subdivided, all lopment will conform with the terms of this Conditional oning Agreement. 6. The parties acknowledge that this Conditional Zoning Agreement shall be deemed to be a covenant running with the land and with title to the land, and shall remain in full force and effect as a covenant with title to the land, unless or until released of record by the City of Iowa City. The parties further acknowledge that this agreement shall inure to the benefit of and bind all successors, representatives, and assigns of the parties. The Owner and Applicant acknowledge that nothing in this Conditional Zoning Agreement shall be construed to relieve the Owner or Applicant from complying with all other applicable local, state, and federal regulations. ppdadadagihez17-09999 conditional zoning agreement.doe 8. The parties agree that this Conditional Zoning Agreement shall be incorporated by reference into the ordinance rezoning the subject property, and that upon adoption and publication of the ordinance, this agreement shall be recorded in the Johnson County Recorder's Office at the Applicant's expense. Dated this day of City of Iowa City Jim Throgmorton, Mayor Attest: Kellie Fruehling, City Clerk Approved City Attorney's Office City Of Iowa City Acknowledgement: STATE OF IOWA ) ) ss: JOHNSON COUNTY ) 20 This instrument was acknowledged before/ me on Throgmorton and Kellie Fruehling as Mayor and City Clerk, (Stamp or Seal) Title (and Rank) Corporate Acknowledgement: STATE OF IOWA ) ) ss: JOHNSON COUNTY ) ppdadnVagVru17-00009mnditiona1=ning agreementAm 4 20_ by Jim of the City of Iowa City. the State of Iowa This instrument was acknowledged before me on as S&J Development LLP Acknowledgment: State of _ County of This record was acknowledged before by (Na was executed). Watts Group Construction State of _ County of This record was acknowledged by was executed). 20_ by Of Inc. Notary Public in and for said County and State (Stamp or Sea[) Title (and Rank) of individual(s) a (type of au ority, such as officer or trustee) of (name o party on behalf of whom record in and for the State of Iowa Sea]) Title expires: tore me ony (Name(s) of individual(s) as (type of authority (name of party as officer or trustee) of alf of whom record Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) ppdadMagtfre 17-00009 condi9onal zoning agreement.doc 5 My commission expires: ppdadnVagV,ez77-00009 conditional zoning agmement.doc 6 Prepared by: Sylvia Bochner, Planning Intern, 410 E. Washington, Iowa City, IA 52240 (319) 356-5240 (REZ17-00009) Conditional Zoning Agreement This agree nt Is made between the City of Iowa City, Iowa, a mum pal corporation (hereinafter " ), S&J Development LLP (hereinafter "Owner"), and Watts roup Construction (hereinafter "Ap licant"). Whereas, OkVner is the legal title holder of approximately 21.7j/acres of property located north of Rohret Roa and west of Lake Shore Drive; and Whereas, the O er has requested the rezoning of sai property from Rural Residential, RR -1 (4.16 acres) and In rim Development Single -Family esidential, ID -RS (17.61 acres) to Low -Density Single -Family esidential, RS -5; and Whereas, the Planning nd Zoning Commissi has determined that, with appropriate conditions regarding improvem nts to Rohret R d and a water pressure analysis, the requested zoning is consistent wit the Comprehe Ive Plan; and Whereas, Iowa Code §414.5\2017) py6vides that the City of Iowa City may impose reasonable conditions on granting a re onin request, over and above existing regulations, in order to satisfy public needs caused by t r quested change; and Whereas, the Owner reasonable to ensure the dev Plan, including necessary iml residential development ; and Whereas, the Owner ag conditions of a Conditional Zonii Now, therefore, in follows: s that certain conditions and restrictions are m property is consistent with the Comprehensive on hret Road, and adequate water pressure for 3s to develop this Agreement. of the mutual 1. S&J Developmegf LLP is the legal title holder of the in accordance with the terms and herein, the parties agree as legally described as: (Rezone from -RS to RS -5) BEGINNING T THE NORTHWEST CORNER OF THE\HNSON EST ONE-QUARTER OF THEN RTHEAST ONE-QUARTER OF SECTIOWNSHIP 79 NORTH, RANGE 7 EST OF THE FIFTH PRINCIPAL MERIDIASON COUNTY, IOWA; THENCE S89°48'18"E, ALONG THE NORTH LINE NORTHWEST ONE - QUART R OF THE NORTHEAST ONE-QUARTE.15 FEET; THENCE S21°5 6'E, 158.18 FEET; THENCE NORTHEASTER76 FEET, ALONG AN ARC F A1720.00 FOOT RADIUS CURVE, CONCAVESTERLY, WHOSE 318. FOOT CHORD BEARS N62°49'01"E, TO A PAID NORTH LINE; TH NCES89°47'31"E, ALONG SAID NORTH LI.07 FEET, TO THE NORTHEAST CORNER THEREOF; THENCE S89°47'3NG E NORTH LINE OF THE NORTHEAST ONE-QUARTER OF THE NORTHEAST ONE-QUARTER OF SAID SECTION 24, A DISTANCE OF 78.00 FEET, TO A POINT ON THE SOUTHERLY LINE OF COUNTRY CLUB ESTATES, THIRD ADDITION, IOWA CITY, IOWA, IN ppdadMsgVwl'7-OM mn tti zoning apr a M.dx ACCORDANCE WITH THE PLAT THEREOF RECORDED IN PLAT BOOK 54, AT PAGE 221, IN THE RECORDS OF THE JOHNSON COUNTY RECORDER'S OFFICE; THENCE S29033'01"E, ALONG SAID SOUTHERLY LINE, 133.10 FEET, TO THE SOUTHERN MOST CORNER THEREOF, AND A POINT ON THE CENTERLINE OF ROHRET ROAD SW; THENCE S59°56'46"W, ALONG SAID CENTERLINE, 111.34 FEET; THENCE S59°43'58"W, ALONG SAID CENTERLINE, 926.42 FEET; THENCE S59°44'45"W, ALONG SAID CENTERLINE, 653.90 FEET, T A POINT ON THE EAST LINE OF SLOTHOWER ROAD; THENCE N00°16'13"W ALONG SAID EAST LINE, 973.05 FEET, TO SAID POINT OF BEGINNING. ID TRACT CONTAINS 17.61 ACREP„ MORE OR LESS, AND IS SUBJECT TOE EMENTS AND RESTRICTIONS OF REC D. (Rezone fro R-1 to RS -5) BEGINNING A THE SOUTHWEST COR R OF THE SOUTHWEST ONE-QUARTER OF THE SOLT AST ONE -QUARTE OF SECTION 13, TOWNSHIP 79 NORTH, RANGE 7 WEST THE FIFTH PRIN IPAL MERIDIAN, JOHNSON COUNTY, IOWA; THENCE N01°15'5 "E, ALONG T WEST LINE OF SAID SOUTHWEST ONE- QUARTER OFTH 'OUTHE T ONE-QUARTER, 139.85 FEET, TO THE SOUTHWEST CORNS OF CO NTRY CLUB ESTATES, THIRD ADDITION, IOWA CITY, IOWA, IN ACCO AN WITH THE PLAT THEREOF RECORDED IN PLAT BOOK 54, AT PAGE 2 1, IN THE RECORDS OF THE JOHNSON COUNTY RECORDER'S OFFICE; T NCE S55°09'02"E, ALONG THE SOUTHERLY LINE OF SAID COUNTRY CLUB E TES, THIRD ADDITION; THENCE NORTHEASTERLY, 15.40 FEET, ALONG S D S UTHERLY LINE, AND AN ARC OF A 180.00 FOOT RADIUS CURVE, CO CAVE OUTHEASTERLY, WHOSE 15.40 FOOT CHORD BEARS N37018'02"E• THENCE 50°14'53"W, ALONG SAID SOUTHERLY LINE, 124.04 FEET; THEN E N40°13'58' , ALONG SAID SOUTHERLY LINE, 108.48 FEET; THENCE N78°00'5 "E, ALONG SA SOUTHERLY LINE, 223.03 FEET; THENCE N71°00'01"E, AL G SAID SOUTHE LY LINE, 117.53 FEET; THENCE N64°30'09"E, ALONG SAID S UTHERLY LINE, 57. FEET; THENCE S22°17'21"E, 135.16 FEET; THENCE S12° '51"E, 60.83 FEET; THE CE S21 °52'26"E, 150.82 FEET, TOA POINT ON THE SOU LINE OF SAID SOUTH ST ONE-QUARTER OF THE SOUTHEAST ONE -QUART R OF SECTION 13; THEN E N89°48'18"W, ALONG SAID SOUTH LINE, 634.1 FEET, TO SAID POINT OF BE INNING. SAID TRACT CONTAINS 3.11 ACRES, M RE OR LESS, AND IS SUBJECT O EASEMENTS AND RESTRICTIONS OF RECO D. (Rezon from RR -1 to RS -5) BEGIN ING AT THE SOUTHEAST CORNER OFT E SOUTHWEST ONE-QUARTER OFT E SOUTHEAST ONE-QUARTER OF SECTI 13, TOWNSHIP 79 NORTH, RAN E 7 WEST OF THE FIFTH PRINCIPAL MERIDIA , JOHNSON COUNTY, IOWA; TH CE N89°47'31"W, ALONG THE SOUTH LINE SAID SOUTHWEST ONE- QU RTER OF THE SOUTHEAST ONE-QUARTER, 346.07 FEET; THENCE N RTHEASTERLY, 343.58 FEET, ALONG AN ARC OF 1720.00 FOOT RADIUS RVE, CONCAVE NORTHWESTERLY, WHOSE 343.0 FOOT CHORD BEARS 51°47'07"E, TO A POINT ON THE SOUTHERLY LIN OF COUNTRY CLUB ESTATES, THIRD ADDITION, IN ACCORDANCE WITH HE PLAT THEREOF RECORDED IN PLAT BOOK 54, AT PAGE 221, IN THE RECORDS OF THE JOHNSON COUNTY RECORDER'S OFFICE; THENCE S47° '46"E, ALONG SAID SOUTHERLY LINE, 93.04 FEET; THENCE S29°33'01"E, ALONG AID SOUTHERLY LINE, 173.77 FEET, TO A POINT ON THE SOUTH LINE OF THE UTHEAST ONE- ppdad°dagtl=17-M9 m dtmal tuning egn:° M.d°° 2 QUARTER OF THE SOUTHEAST ONE-QUARTER OF SAID SECTION 13; THENCE N89047'31"W, ALONG THE SOUTH LINE OF SAID SOUTHEAST ONE-QUARTER OF THE SOUTHEAST ONE-QUARTER, 78.00 FEET, TO SAID POINT OF BEGINNING. SAID TRACT CONTAINS 1.05 ACRES, MORE OR LESS, AND IS SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. 2. The Owner acknowledges that the City wishes to ensure con ance to the principles of the Comprehensive Plan and the Southwest district Ian. Further, the parties ack wledge that Iowa Code §414.5 (2017) provides t the City of Iowa City may impos reasonable conditions on granting a rezoni request, over and above the existing r ulations, in order to satisfy public needs used by the requested change. 3. In considerati of the City's rezoning the/sutb'ctroperty, Owner and Applicant agree that developme of the subject propertyorm to all other requirements of the zoning chapter, as ell as the following co a. Upon subdivid g any of the pr erty hereby rezoned, the Developer shall enter into a subdivide agreement ith the City for the installation of Rohret Road as a public improveme t to the t street that will serve the development (a point approximately 200' to of ake Shore Drive); b. Prior to the issuance wilding permit, the Developer shall pay 50% of the cost of improving Rohret R ad to the western city limits as determined by the City Engineer; c. As part of a prelir ry pla application for any of the property hereby rezoned, the Developer shall cc plete a ater pressure analysis and, if necessary, design and construct the wa r system to 'nclude a booster pump to provide adequate water pressure. 4. The Owner and A plicant, and City ackno ledge that the conditions contained herein are reasonable c nditions to impose on the 1@nd under Iowa Code §414.5 (2017), and that said/sold, ns satisfy public needs th are caused by the requested zoning change. 5. The Ownpplicant and City acknowledge th in the event the subject property is transferreredeveloped, or subdivided, all re velopment will conform with the terms of titional Zoning Agreement. 6. The pa es acknowledge that this Conditional Zoning Agre ment shall be deemed to be a cove ant running with the land and with title to the land, a d shall remain in full force and a ect as a covenant with title to the land, unless or untilXtbenefit record by the City f Iowa City. Th parties further acknowledge that this agreement shall inurto of and bind al successors, representatives, and assigns of the parties. 7. he Owner and Applicant acknowledge that nothing in'tional Zoning Agreement shall be construed to relieve the Owner or Applicant from corn ing with all other applicable local, state, and federal regulations. ppdedm/agVm17-0DD09 conditional inning agreement.doo 8. The parties agree that this Conditional Zoning Agreement shall be incorporated by reference into the ordinance rezoning the subject property, and that upon adoption and publication of the ordinance, this agreement shall be recorded in the Johnson County Recorder's Office at the Applicant's expense. Dated this day of , 20_ City of Iowa City Jim Throgmortoi, Mayor By, Attest: Kellie Fruehling, Approved by: City Attorney's Office ��a7 City Of Iowa City Acknowl STATE OF IOWA ) ss: JOHNSON COUNTY ) This instrument Throgmorton acknowledged before Fruehling as Mayor and Corpor to Acknowledgement: STAT OF IOWA ) ) ss: JOHNSON COUNTY ) Notary M on , 20_ by Jim Clerk, respectively, of the City of Iowa City. (Stamp or Sealy Title (and Rank) ppd8dnV8gVW17 00009 oondi4onal zoning agream t 6M 4 and for the State of Iowa This instrument was acknowledged before me on as of Notary Public in and for said (Stamp or Seal) / Title (and Rank) SW Development State of County of This record was acknowledged efore me on by (Name(s),C was executed) Watts Group State of County of This record was was Title My( Acknowledgment: before me of _ (Name(s) 20_ by . Inc. and State nwouags)as (type of authority, such as officer or trustee) of _ (name of party on behalf of whom record Public in and for the State of Iowa or Seal) nd Rank) expires: nviouags) as (type of authority, _ (name of party on as officer or trustee) of Alf of whom record Notary Public in and for the State of (Stamp or Seal) Title (and Rank) ppeaem/agt/=17-00009 mnMonal mNng agreemenUm 5 ppda0MagVrezl 9-00003 c dibonal zoning agree nt dm Pt _I - `RRI OPOS R r K m P,r - l + R AD U I r ;t 0+:}NSPy PNOENIXp s,E�tNi-. . o Rss r1V1� k PM ,kR' �,, ' p� — :9 w N n _ 1- .7 .- RRt -GSL K M (P RRt 10"�B PAS7O DRI •--S• OPp aPoS)..ti TUOSON.?L� RRt ,� p \Mt 41 �-1 PHOENIX PL 1; DPos .P wtt' Rte.`( ly,gDOFF-T �N,l�; O M1 ,1\- ' _'_- 11 fm *4 '� • ,R85 OPD5 .*� Mos RRt raa• r3r `P KESSLER ISO DR SW_ _ M application submitted by Watts Group Construction to rezone three tracts (17.61 acres, 3.11 acres, and 1.05 acres) from Rural Residential (RR -1) and Interim Development Single -Family Residential (ID -RS) to Low -Density Single -Family Residential (RS -5). it I TION Gr. of lovd:a, Gn Prepared By: Sylvia Bcwhn Date Prepared: ,� yc Daae % c�c ley •i •i ^A 'Oif ly)�•• A C OQ �\�RUEo°Paos E C C -RW�,,�y fi •4 if. RRt RFtt RR1 avos ' OPD5 RR _ ..OP05 DORS �do i� meg® _ �— �� J J oumm o REZONE TRACT' RR1 TO RS5 )IIK IgMII REZONING EX AIRIT COUNTRY CLUB ISEVENTH � � ADDITITIONN \Z.. IOWA CITY, IOWA LEGEND I r � TR , I TRACT M3 •• TO RSS ,•.' •awio r+w.e I �c3 M M s ucAawas Wovuuv. U[Q1R N6N1f.'3 BMpIBRA!IFGiI� i REZONING EXHIBIT CCUNIRYCLlu-S . Sg � �•.:. COITRV CLUB ESTA�9EVENIN IOWA I 1 w Ji OU110H TUP oeory 211512 � � I •J'�r+' LEGEND ANO NO -I REZONE TRACT of ID -R3 TO RSS nNAt mwa 40 �Ivp �c3 M M s ucAawas Wovuuv. U[Q1R N6N1f.'3 BMpIBRA!IFGiI� i REZONING EXHIBIT CCUNIRYCLlu-S . Sg � �•.:. COITRV CLUB ESTA�9EVENIN IOWA I 1 w Ji OU110H TUP oeory 211512 LEGEND ANO NO -I �c3 M M s ucAawas Wovuuv. U[Q1R N6N1f.'3 BMpIBRA!IFGiI� i REZONING EXHIBIT CCUNIRYCLlu-S . Sg � �•.:. COITRV CLUB ESTA�9EVENIN IOWA I 1 w Ji OU110H TUP oeory 211512 a i J Staff Recommendation Staff recommends approval of REZ17-00009, an application submitted by Watts Group for a rezoning of 21.77 acres to Low Density Single Family Residential (RS -5) subject to a Conditional Zoning Agreement: 1. The Developer shall enter into a subdivider's agreement with the City for installation of Rohret Road as a public improvement to the first street that will serve the development 2. Prior to issuance of a building permit, the Developer shall pay 50% of the cost of improving Rohret Road to the western City limits as determined by the City Engineer The Planning and Zoning Commission recommended approval by a vote of 6-0. * The Planning and Zoning Commission, in a separate vote, recommended to the ON Council that the remainder of Rohret Road be added to the Capital Improvements Program IL p Th . .......... . ; J�;t � m C TY 10 TY Date: July 14, 2017 To: Planning and Zoning Commission From: John Yapp Re: North District Comprehensive Plan amendment — Proposed goal related to Dubuque Street frontage At the July 6 Planning and Zoning Commission meeting, the Commission asked staff to develop language related to the goal of preserving trees and vegetation along the Dubuque Street frontage of the applicant's property. As requested, staff met with the applicant's representatives in developing this language: Goal: A buffer of trees and vegetation should be preserved between the Dubuque Street right of way and any development. Woodlands in between Knollwood Lane homes and commercial development should be preserved to provide a distance and visual buffer. For properties fronting on Dubuque Street, the percentage of preserved woodlands should exceed minimum code requirements. The applicant will have a conceptual graphic available at the July 20 Planning and Zoning Commission meeting illustrating how they intend to meet this goal. Below is staffs recommendation with the new goal added in: STAFF RECOMMENDATION: Staff recommends approval of CPA16-00005 an addendum to the North District Plan, to: A. Adopt the land use map dated April 12, 2017 B. Adopt the Sensitive Areas Inventory dated April 5, 2017 C. Adopt the following goals: a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b. Housing Goal: Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. c. Commercial and Institutional Uses Goal: To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque St must adhere to strict design guidelines imposed through a Conditional Zoning July 14, 2017 Page 2 Agreement (CZA). Such design guidelines will address building fagade and materials, sign placement, setbacks from the street, screening and tree preservation. d. Commercial and Institutional uses goal: A buffer of existing trees and vegetation should be preserved between the Dubuque Street right of way and any development. Woodlands in between Knollwood Lane homes and commercial development should be preserved to provide a distance and visual buffer. For properties fronting on Dubuque Street, the percentage of preserved woodlands should exceed minimum code requirements. e. Transportation Goal: Upon redevelopment of property west of Dubuque St and south of Interstate 80, access to Dubuque Street for south -bound traffic north of Foster Road may be allowed provided that the access point/ intersection is designed to accommodate anticipated traffic volumes from the developing area west of Dubuque St, south of Interstate 80. Stormwater management: At its June 6 meeting, the Commission also asked for potential language to forward to the City Council (separate from the Comprehensive Plan amendment) related to encouraging cooperation on stormwater management issues. Staff recommends the following: The Planning and Commission recommends cooperation between Dubuque Street LLC (and successors), Idyllwild, the City, and other property owners in the Idyllwild watershed to address and resolve stormwater issues. Date: June 30, 2017 CITY OF IOWA CITY MEMORANDUM To: Planning and Zoning Commission From: John Yapp Re: June 15 submittal from HBK Engineering re: North District Comprehensive Plan amendment At the June 15 Planning and Zoning Commission meeting, HBK Engineering submitted additional information to the Commission related to the North District Comprehensive Plan amendment application (see attached). This submittal was in response to questions the Commission had at previous meetings. The Commission asked for staff analysis/response to the submittal — Staff responses are in the same order as the HBK submittal. 1. Staff concurs with HBK's response regarding Low Income Housing Tax Credits. 2. Staff concurs that as shown on the applicant's concept plan, the gas pumps are shown on the north side of the marketplace, with the marketplace and a wooded buffer in between the gas pumps and the Knollwood Land homes. HBK has noted the gas pumps would be approximately 300 feet away from the nearest residence, and the concept plan reflects a wooded buffer to the south of the proposed marketplace. Staff notes, however, that the concept plan is just a concept plan, and that a specific site design would need to be identified during a rezoning process. Staff has identified two questions for the Commission at the Comprehensive Plan stage related to the proposed gas station / marketplace: a. Is Highway/Neighborhood Commercial land use appropriate north of Knollwood Lane, south of the proposed new intersection with Dubuque St? b. If Highway/Neighborhood Commercial land use might be appropriate, what types of policies/goals should be incorporated into a Comprehensive Plan amendment to address concerns with proximity to Knollwood Lane residences? Staff suggests that goals might include a wooded buffer, addressing negative externalities such as outdoor speakers and lighting, ensuring headlights are screened, etc. 3. Regarding the wetlands determination, HBK reported at the June 15 Commission meeting that the Corps of Engineers had informally determined the majority of the wetlands on the property would be considered jurisdictional. HBK has submitted copies of Wetland Delineation and Threatened & Endangered Species Surveys (2014 and 2016) (attached). As HBK has noted in their submittal, once proposed impacts are known and any mitigation options are proposed, a permit application will need to be submitted to the Corps of Engineers. Staff adds that the wetlands will also be subject the Iowa City Sensitive Areas Ordinance, and any proposed disturbance to wetlands would need to be approved as part of a Sensitive Areas Rezoning. 4. Regarding stormwater management, HBK submitted a watershed map showing the number of acres in the 'Idyllwild' watershed compared to the area within the watershed controlled by North Dubuque LLC. While this map is general, staff concurs with what it is depicting. HBK also submitted examples of the type of stormwater management the development team would like to pursue (wet swales, bioretention), and HBK verbally June 30, 2017 Page 2 noted they would also be pursuing under -parking -lot detention in addition to traditional stormwater detention. While HBK did not submit a graphic combining the sensitive areas map with a stormwater management plan, they did submit an exhibit titled 'Comprehensive Plan Drainage Area Exhibit' which shows different areas of the development, and identifies the estimated storage volume of stormwater (in cubic feet) per area given the concept plan. Staff is aware that members of the North Dubuque LLC team have met with Idyllwild representatives. Staff can also confirm that the Stormwater Diversion project referenced in materials submitted by Idyllwild representatives is a funded project, and is expected to be designed this year (2017), and is expected to be constructed in 2018. 5. Regarding woodland preservation along Dubuque Street, the applicants have submitted copies of Wetland Delineation and Threatened & Endangered Species Surveys (2014 and 2016). These surveys include a general investigation of the woodlands. Staff recommended a Comprehensive Plan goal "To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque St must adhere to strict design guidelines imposed through a Conditional Zoning Agreement (CZA). Such design guidelines will address building fagade and materials, sign placement, setbacks from the street, screening and tree preservation." A question for the Commission is whether or not this goal is adequate. Staff notes that Comprehensive Plan goals are not regulatory in and of themselves, but they do provide guidance for subsequent rezoning applications — it is through conditional zoning agreements that the City may impose regulations above and beyond City Code to address public needs (often as identified in a Comprehensive Plan) created by the rezoning request. 6. Regarding stormwater working together with natural areas, HBK identified some of the strategies they intend to pursue. Design of stormwater management systems would typically be done when more detailed development plans are being generated. Any conditions for stormwater management above and beyond Code requirements would typically be done at the rezoning stage. Regarding the types of design standards to be incorporated into a conditional zoning agreement, the applicant has provided examples of landscaping and building material standards. Staff concurs that these are examples of the type of design standards which would be incorporated into a CZA, although staff contemplates more specificity in some standards. In addition, staff contemplates standards that address other design -related concerns such as lighting and signage. 8. Regarding the proposed new intersection with Dubuque Street, the amount of grading required and the potential impact on natural features, the HBK notes that fill and a culvert will be required in the ravine along Laura Drive. HBK also notes correctly that approximately 80 feet of right of way will be necessary for the intersection, including travel lanes, turn lanes, sidewalk, and utilities. HBK states that North Dubuque LLC will consider the use of retaining walls to limit disturbance. June 30, 2017 Page 3 STAFF RECOMMENDATION (repeated from June 1 2017 staff report): Staff recommends approval of CPA16-00005 an addendum to the North District Plan, to: A. Adopt the land use map dated April 12, 2017 B. Adopt the Sensitive Areas Inventory dated April 5, 2017 C. Adopt the following goals: a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b. Housing Goal: Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. c. Commercial and Institutional Uses Goal: To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque St must adhere to strict design guidelines imposed through a Conditional Zoning Agreement (CZA). Such design guidelines will address building fagade and materials, sign placement, setbacks from the street, screening and tree preservation. d. Transportation Goal: Upon redevelopment of property west of Dubuque St and south of Interstate 80, access to Dubuque Street for south -bound traffic north of Foster Road may be allowed provided that the access point/ intersection is designed to accommodate anticipated traffic volumes from the developing area west of Dubuque St, south of Interstate 80. UTILITY INFRASTRUCTURE SOLUTIONS hbk ENGINEERING DATE: June 15, 2017 TO: Planning & Zoning Commission FROM: Steve Long, HBK Engineering RE: Planning & Zoning Commission Questions from June 7, 2017 Meeting Planning & Zoning Commission members raised questions during the discussion about the Comprehensive Plan amendment for the Forest View development. The questions are below and the responses from North Dubuque, LLC, Earthview Environmental and HBK Engineering are included after each question. 1. Have the Low Income Housing Tax Credits (LIHTC) been secured? If not able to secure LIHTC funds then is there a backup plan? The LIHTC funds have not been secured. In order to secure the funds, the zoning must be in place and a letter of support from the City is needed that shows that the proposed use is consistent with the City's planning documents. The 4% LIHTC tax credit is automatic and has no practical limit to the award. The funds are not the competitive type that is most often used in Iowa where only about 1/3 of the applicants get an award each year. 2. Can the developers swap the location of the marketplace and the hotel along Dubuque Street? The proposed concept envisions the marketplace to be screened from the view of the residences to the south by nestling it into the terrain as low as possible and then using the natural terrain and existing trees to screen it from view. The south wall of the market will be constructed of natural materials and will have no windows. It will act as a privacy wall for sound and light, in addition to the large 120' to 150' natural setback from the properties to the south. City Code states that the nearest gas pump be placed 150' from the property line, if a residential zone is adjacent. The nearest gas pump will be approximately 300' from the property line. If the hotel was located where the marketplace is now proposed it may be more intrusive because the hotel will be higher than the marketplace. 3. When will the wetlands determination come back from USACOE? Earthview Environmental presented the wetlands delineation to the Corps of Engineers in March 2017 and they agreed with the delineation. The Corps informally let them know that they will take jurisdiction over all of the wetland areas with the exception of the small wetland to the northwest. They have asked the Corps of Engineers to finalize the determination. The process should take approximately 30 days. CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITY INFRASTRUCTURE SOLUTIONS hbk ENGINEERING Once the proposed impacts are known and they have gone through the process of avoiding, minimizing and mitigating options, a permit will be submitted to the Corps of Engineers. 4. Is there a way to combine the sensitive areas map with the stormwater management plan? Yes; however, the stormwater management plan is conceptual at this time because final uses have not been determined. The plan will be finalized once the comprehensive plan and rezoning process has been completed. City staff will work with the developers, Earthview Environmental and HBK Engineering to ensure that all City Codes are met and that the goal of low -impact development be achieved. See the attached drawing dated June 15, 2017 that shows the watershed from the Idyllwild study and the number of acres owned by North Dubuque, LLC that is within the watershed vs the number of acres that will be preserved. 5. Commission members would like more information about woodland preservation along Dubuque Street. Specifically, have any trees been surveyed? Earthview Environmental surveyed the wooded areas and characterized the vegetation species. They did not survey every tree as they are waiting to determine how much of the area will be impacted and preserved; this process will occur once the rezoning process has been completed and the subdivision process has begun. See the attached Wetland Delineation and Threatened & Endangered Species Survey dated February 2014 and the Wetland Delineation and Threatened & Endangered Species Survey dated July 2016. 6. Can stormwater control work together with maintaining natural areas? Earthview Environmental and HBK Engineering are working together to develop a stormwater management plan that is the least invasive, including using a variety of BMPs such as bioswales and staged retention areas. Underground detention within areas shown as parking lots on the concept plan will also be used to keep as much water as possible on each individual lot and lessen the disturbance of natural areas. Earthview Environmental and HBK Engineering would be happy to take Commission members on a tour of local projects to highlight innovative practices that maintain natural areas or utilize stormwater management practices within required and depicted parking areas. CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITY hbk INFRASTRUCTURESOLUTIONS ENGINEERING Wet swales with drop structures in Coralville. EVAPOTZANS IPIRATION RUNOFFi� , Y '"'' �? t•.y.. -.! t U FF RUNOFF FROM Ka STREET DRAINAGE PIPE INFILTRATION Bioretention cell schematic. CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITY hbk INFRASTRUCTURESOLUTIONS ENGINEERING 7. Any thoughts about design standards to be incorporated in the CZA? The development team and HBK Engineering have been reviewing and discussing design standards for nearly a year. The Forest View development will have uniform design guidelines that apply to every lot and every structure. The guidelines will be incorporated in to the CZA and will include landscaping standards, building material standards, and building articulation and fenestration standards. Below are examples of language that may be used in the CZA for landscaping and building material standards: Landscaping Standards i. Stormwater facilities shall be designed as an integral part of the landscaping plan. ii. Building and parking area placement and provision of open space shall take into account and respond sensitively to the topography and environmental features on the site to the extent possible and as required according to the approved sensitive areas development plan. iii. Parking areas, loading ramps, utility areas, and similar vehicular use areas shall be effectively screened from public view. Screening shall be accomplished through the design incorporation of landscaping such as planting screens using both deciduous and evergreen tree and shrub species, the combination of which have year-round effectiveness; topography such as the natural or manmade grade differences; structural additions such as permanent walls; or other equally permanent and effective screening innovations. Any one or combination of screening methods may be used providing, however, the net result shall be complementary to the central landscape theme as well as effectively accomplish the concealment of the area in question. b. Building Material Standards Building facades shall be predominantly constructed of high quality exterior building materials, including window systems, brick, masonry, stone, stucco, colored and burnished concrete masonry units, architectural pre -cast panels, and architectural metal panels. Concrete panels with a veneer of brick or masonry may be approved provided the material gives the appearance of one or more of the high quality building materials listed above. Predominately is defined as at least 75 percent of the exterior of the entire building, but not necessarily of each building wall. Use of high quality building materials should be concentrated along building CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CIN, IA I CEDAR RAPIDS, IA UTILITY INFRASTRUCTURE SOLUTIONS hbk ENGINEERING walls that are visible from public streets and public areas or that contain public entrances. ii. Other lower quality or less durable exterior building materials, such as smooth -faced concrete block, unadorned tilt -up concrete panels, and EIFS do not qualify as quality building materials and should be limited. In no case shall EIFS be used within the first 8 feet above grade. Lower quality metal siding, such as that used for metal pole buildings, is not allowed. iii. Material and color changes should generally occur at a change of plane and at an inside corner. Material or color changes at the outside corners of structures that give the impression of veneer or artificiality of the material are not allowed. 8. Please discuss the road that intersects with Dubuque St and the amount of grading required and the impact on the natural features. Conceptual design of the new Forest View Road indicates that fill will be required in the ravine along Laura Drive for the construction of Forest View Drive. Options such as an open bottom culvert, retaining walls and steeper embankment slopes are being considered in order to reduce the impacts on the wetland. The extents of the impact cannot be determined at this time because final design will not begin until after the rezoning process has been completed. The intersection with Dubuque Street will require that an area approximately 80' wide for City ROW purposes will be graded to allow for the intersection, including turn lanes, sidewalks, utilities and sight distance requirements. North Dubuque, LLC will consider the use of retaining walls to limit the disturbance to the maximum extent practicable. CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA i IOWA CITY, IA I CEDAR RAPIDS, IA r i La 3 1 1 r i sxwoorvrao � _ . CPr - , i 1 N Project Boundary _ Wetlands o 125 250 son tWatershed Area from ItlyAwiW Study Watershed North of Foster Road: 78.08 Ac 1bIC Project Area within Watershed: 37 Ac (47%) GRAPHIC SCALE Preservation wRhin Watershed Preservation within Watershed: 11 Ac (14%) -^�-� Existing 7reeline Proposed Improvements are Conceptual hbk ENGINEERING t II June 15.21''.-' Wetland Delineation and Threatened & Endangered Species Survey Cole Property Wetland Delineation Iowa City, Iowa February, 2014 Wetland Delineation and Threatened & Endangered Species Survey Cole Property Wetland Delineation Iowa City, Iowa Prepared for Shive-Hattery Group, Inc. February, 2014 EVE PROJECT #: ShiveCR-003 Prepared by: Chant Eicke Senior Environmental Scientist EarthView Environmental, Inc. 310 Second St. Coralville, Iowa 52241 Phone: 319-358-2542 Fax: 319-358-2562 Email: Chant@earthviewenvironmetal.com Table of Contents 1.0 Executive Summary......................................................................................................................................................................3 2.0 Wetlands...........................................................................................................................................................................................3 2.1 Methodology...............................................................................................................................................................................3 2.2 Existing Wetlands.....................................................................................................................................................................3 2.3 Wetland Determinations.......................................................................................................................................................7 2.4 Wetland Functions and 3.0 Threatened and Endangered Species ............... 3.1 Methodology.......................................................... 3.2 Summary Description of Woodland Areas 12 13 13 13 3.3 Federal Listed Threatened or Endangered Species.................................................................................................14 3.4 State Listed Threatened or Endangered......................................................................................................................14 4.0 Wetland Regulatory Review 5.0 Conclusions ................................. 6.0 References.. 14 16 17 Appendix A: Soil Map — Johnson County Soil Survey..........................................................................................................18 Appendix B: USGS 7.5 Minute Quad Map — Iowa City West..............................................................................................19 Appendix C: Site Photos 20 Appendix D: State -Listed Threatened & Endangered Species ( Iowa DNR Natural Areas Inventory 2014) 27 Appendix E: DNR Environmental Review Letter..................................................................................................................28 Appendix F: Wetland Delineation Data Sheets......................................................................................................................29 1.0 Executive Summary EarthView Environmental Inc. (EVE) was contracted by Shive-Hattery Group, Inc. to complete a wetland delineation and preliminary threatened/endangered species survey within multiple contiguous parcels comprising 60 acres within Iowa City, Johnson County, Iowa (Figure 1). The site is located off of Laura Drive in Iowa City; township 79N, range 06W in sections 3 and 4. EVE delineated approximately 1.25 acres of forested floodplain and side -hill seep wetlands. Federal listed endangered Indiana bat (Myotis sodalis) habitat is present in large portions of the project area. Based on current regulations and policies, the U.S. Army Corps of Engineers (USACE) shall determine which of these wetland areas are jurisdictional (regulated). Impacts to jurisdictional wetlands and other waters of the U.S. may need to be mitigated (replaced). Neither impacts, nor mitigation of wetlands or T & E are discussed in this report. I Figure 1: Project Lorati017 2.0 Wetlands 2.1 Methodology Field analysis was completed on 10/29/2013 and 10/30/2013 using the routine onsite determination method defined in the U.S. Army Corps of Engineers Wetland Delineation Manual (Environmental Laboratory, 1987) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Midwest Region (USACE, 2010). Delineation data points and boundaries were recorded across the site using a Trimble Geo-XH GPS unit. 2.2 Existing Wetlands A total of seven (7) wetlands were O Feel 0 750 1,500 3,000 ':, 0.a NE ro.r.. aA E Iks TaL 5P••Awry S, Country Terrell Club Mill Pak >°MV CM o' f Part 0 o identified throughout the project area. JPPW Most of these wetlands are groundwater- city fed through seeps occurring primarily in at drainageway areas with shallow bedrock. �` projeclpne Vegetation is moderate to low quality. Allh wetlands shown were delineated outside e the growing season, in late October. While "•, EVE is confident in the boundaries and 1 wetland types, potential vegetation I R, 1 diversity and habitat may be present that were not evident at the time of delineation. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 3 EarthView Environmental, Inc. February, 2014 1i E Figure 2: Project Boundary and Delineated Wetlands D Feet 200 400 000 Y , 0 Meters 50 100 150 Nr� 1 80 on. RAMP cuRV HnM000 OR ,-- Qfi3 , ! � E3"7 Qk 7 i Legend .:� V 1� Project Extent +" � � ,�. • -. S � 0.0 Q .> Potential T&E Habitat Wetlands Wetlands Beyond Project Limits 0 Alanderwerff - EarthView Environmental, Inc. 1128.120.1 stream channels 2011 Air Photo CV0 esy: Johnson ✓etland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa arthView Environmental, Inc. Page 4 February, 2014 I Figure 3: West Project Boundaries and Delineated Wetlands Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 5 EarthView Environmental, Inc. February, 2014 Figure 1: East Project Boundaries and Delineated Wetlands — qY� SIO 200 400 600 Meters CPS 10 50 100 150 SW RAMP CURV. 4 ; a +yTiIN lab ��. j opt a— !, � s GSL OG�GOG t `� I,'� • ',. °t� PIR /i fir_ o yJ�CS 4F ,rLegend Project Extent`\ 0� \� Om O Delineation Data Points Stream Channel 7 Wetlands -0.68 acre Contours 2R''•.-".% r.:)�� ti : ii r `♦ i Potential TBE Habitat- 7.33.. r ;'t���� �`• �1 � inside project \ outside project \� r FOSTER RD Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 6 EarthView Environmental, Inc. February, 2014 2.3 Wetland Determinations Wetland C-1: Forested Seep 0.33 acre Data Point C-1 Photos 1-3 (Appendix C) Location: Located in a narrow valley just to the east of Laura Drive, before the road curves to the west. High levels of saturation throughout the wetland, with areas of reduced soils within an inch of the soil surface, particularly along the northwestern portions of the wetland. High soil reduction, sulfur odor and hints at remnant -quality plant diversity in the northern parts of the wetland indicated that this was once a fairly high quality wetland. Dominant Vegetation: Reed canary grass is the dominant vegetation throughout the seep, although the presence of sensitive fern (Onoclea sensibilis) and bonelet (Eupotorium perfoliatum) suggest high quality vegetation may have been present at an earlier time and that other higher quality species may be present during the growing season. Vegetation becomes noticeably less diverse at the southern end of the wetland where a storm drain outlet is located. Some of the dominant trees and shrubs are growing from higher spots due to disturbance or adjacent slope areas, which may explain some of the drier status indicators. Herbaceous Stratum: • Reed Canary Grass (Phalaris arundinaceo) FACW • Creeping Charlie (Glechoma hederacea) FACU • Water pepper (Polygonum hydropiper) OBL Shrub Stratum: • Catalpa (Catalpa bignonioides) FACU • Gray dogwood (Cornusfoemino racemosa) FACW Tree Stratum: • Red elm (Ulmus rubra) FAC • Black walnut (/uglans nigra) FACU • Cottonwood (Populus deltoides) FAC Hydric Soil Indicator: F3: Depleted Matrix Hydrology: Till / bedrock was encountered at a depth of about 4 feet in the wetland areas. The slopes to the west bisects the bedrock/till (with sand), noted at a much shallower depth, which appears to be the source for the seepage. Water was noted coming out of the banks within the sand layer. The valley drains to a ditch leading to the Iowa River. Primary indicators include Al: Surface Water, A2: High Water Table, A3: Saturated in Upper 12", 139: Water -Stained Leaves, C3: Oxidized Rhizospheres, and Secondary indicator D2: Geomorphic Position. Adjacent Uplands: (Data Point CU) For the most part, wetland boundaries occur near the toe of steep side -slopes. Adjacent uplands are mostly oak -hickory -cherry dominated hardwood forests. Adjacent woodlands are dominated by native gooseberry (Ribes cynosboti), blackberry (Rubus allegheniensis), many tree saplings, and/or invasive bush honeysuckle (Lonicera japonica). At this time in the season, clustered black snake root (Saniculo odorato) was the dominant herb in most areas. Uplands do not support hydrophytic vegetation, wetland soil indicators or wetland hydrology indicators in any areas due to steep slopes and well drained soils. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 7 EarthView Environmental, Inc. February, 2014 Wetland C-2: Forested Seep 0.05 acre Data Point C-2 Photos 4 & 5 (Appendix C) Location: This seep is located in the remains of a valley that was filled for roadway construction to the northeast. A gas pipeline is located in the valley and crosses through the wetland area. The surface is very disturbed and evidence of massive soil disturbance is present in the forms of humps and mounds throughout parts of the valley Floor. Most of the area is saturated at the surface with iron staining in many areas. Dominant Vegetation: While forested, all trees that overhang the wetland are upland trees that are growing from the sides of the valley, consisting of white oak, cottonwoods, walnuts and catalpas. Vegetation is low quality as would be expected in a site with evidence of recent disturbance. Herbaceous Stratum: • Reed Canary Grass (Phalaris arundinacea) FACW Shrub Stratum: • Green ash (Fraxinus pennsylvanica lanceolata) FACW Hydric Soil Indicator: F3: Depleted Matrix Hydrology: The watershed for this wetland is very small and no stormwater outlets are evident in this area, indicating that the primary source of hydrology is from groundwater. This is consistent with how saturated the site is considering the previous months of drought. Primary indicators include Al: Surface Water, A2: High Water Table, A3: Saturated in Upper 12", C4: Presence of Reduced Iron; Secondary indicators D2: Geomorphic Position, and D5: FAC -Neutral Test. Adjacent Uplands: (Data Point CU) For the most part, wetland boundaries occur near the toe of steep side -slopes. Adjacent uplands are mostly oak -hickory -cherry dominated hardwood forests. Adjacent woodlands are dominated by native gooseberry (Ribes cynosbad), blackberry (Rubus allegheniensis), many tree saplings, and/or invasive bush honeysuckle (Lonicera japonica). At this time in the season, clustered black snake root (Sanicula odorata) was the dominant herb in most areas. Uplands do not support hydrophytic vegetation, wetland soil indicators or wetland hydrology indicators in any areas due to steep slopes and well drained soils. Wetland C-3: Floodplain Forest 0.3 acre Data Point C-3 Photo 15 (Appendix C) Location: To the south of the stormwater outlet into Wetland C-1, the narrow valley wetland becomes surface water dependent with a clear shift in vegetation. Downslope, and to the south, the wetland becomes drier as the stream channel that starts at the storm outlet becomes gradually more channelized. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 8 EarthView Environmental, Inc. February, 2014 Dominant Vegetation: Vegetation is of marginal quality and diversity and has likely become less hydrophytic in dominance due to two successive drought years. Herbaceous Stratum: • Creeping Charlie (Glechoma hederacea) FACU • Smooth goldenrod (Solidagogigantea) FACW Shrub Stratum: • Red elm (Ulmus rubra) FAC Tree Stratum: • Box elder (Acer negundo) FAC Hvdric Soil Indicator: F6: Redox Dark Surface Hydrology: Slightly channelized stream becomes more deeply incised to the south, drawing down wetland hydrology. Primary indicators include A2: High Water Table; and 139: Water -Stained Leaves; and Secondary indicators B10: Drainage Patterns, and D2: Geomorphic Position. Adjacent Uplands: (Data Point CU) For the most part, wetland boundaries occur near the toe of steep side -slopes. Adjacent uplands are mostly oak -hickory -cherry dominated hardwood forests. Adjacent woodlands are dominated by native gooseberry (Ribes cynosbatz), blackberry (Rubus allegheniensis), many tree saplings, and/or invasive bush honeysuckle (Lonicera japonica). At this time in the season, clustered black snake root (Sanicula odorata) was the dominant herb in most areas. Uplands do not support hydrophytic vegetation, wetland soil indicators or wetland hydrology indicators in any areas due to steep slopes and well drained soils. Wetland C-4: Forested Seep 0.27 acre Data Point C-4 Photos 6 & 7 (Appendix C) Location: This wetland is a forested seep located in a narrow valley at the base of several drainageways. Parts of the wetland have been filled through sediment flows from a large head -cut occurring outside and to the east of the project boundary. The filled portions of what was originally part of this wetland are separated out and make up wetland C-5. Dominant Vegetation: Problematic vegetation in this area; no herbaceous vegetation was observed in the wetland area near the data point. This is likely due to multiple factors including the late timing of delineation and consistent high levels of saturation combined with heavy shade. The area is forested, but the canopy originates form sugar maples and white oaks growing well outside the wetland on the hillsides. To further clarify, the trees are on the uplands, but their canopy extends into the wetlands. Hydric Soil Indicator: F3: Depleted Matrix and F6: Redox Dark Surface Hydrology: Topographically, this wetland has a landscape position such that surface flow contributes to the wetland hydrology during rain run-off events. The hydrology is influenced by seeps as indicated by: • High levels of saturation and standing water present at the time of delineation in spite of the two previous seasons of drought. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 9 EarthView Environmental, Inc. February, 2014 Total normal rainfall for Iowa City for the 5 previous months is 20.65 inches. Actual recorded rainfall for this period was 11.82 inches; therefore, itis evident that surface water does not play a large role in maintaining the observed level of saturation in the wetland. The observed geologic feature of shallow bedrock outcropping of chert in the valley near data point C-7 indicates a likelihood of shallow groundwater flows in the area. Primary indicators for wetland hydrology include A2: High Water Table, A3: Saturated in Upper 12", B3: Drift Deposits, and secondary indicators B10: Drainage Patterns, and D2: Geomorphic Position. Adjacent Uplands: (Data Point CU -2) Wetland boundaries generally occur at the toe of steep side -slopes. Oak -hickory dominated mature woodlands are present throughout the western portion of the project area, with a high presence of sugar maple (Acersacchorum) in woodlands near the wetland areas. Maple saplings make up a dominant portion of the shrub stratum along with invasive honeysuckle in areas near the forest edges. Due to the late season timing of the delineation, herbaceous cover was very sparse, dominated by creeping Charlie (Glechoma hederoceo) and Virginia wild rye (Elymus virginicus). Poison ivy (Toxicodendron radicans negundo) is a dominant vine in some areas. No soil or hydrology indicators met. Wetland C-5: Partially Filled Wet Prairie Seep 0.27 acre Data Point C-5, C-6 Photos 8-11 (Appendix C) Location: Contiguous with Wetland C-4, located primarily in a broader valley portion at the confluence of multiple drainageways. The wetland extends both to the east and to the south beyond the boundaries of the project area. Dominant Vegetation: Opportunistic species dominate the vegetation in this wetland, undoubtedly due to the disturbance of sediment influx. Adjacent wetland areas have much richer species diversity. Herbaceous Stratum: • Reed Canary Grass (Phalaris arundinacea) FACW • Water Pepper (Polygonum hydropiper) OBL Shrub Stratum: • Gray dogwood (Cornusfoemina racemosa) FACW Tree Stratum: • Elm (Ulmus americana) FACW Hydric Soil Indicator: F3: Depleted Matrix The soils are disturbed throughout this wetland area. Sedimentation from a severe head -cut occurring outside the project boundary is causing active filling of this wetland along with wetlands outside the project boundary. At data point C-5, approximately 19 inches of fill has occurred in this seep wetland. At the sedimentation boundary, organic debris (wood) is present, relict from the original surface. To the south, at data point C-6, only a few inches of sedimentation had occurred at the date of delineation. Wetland Delineation — Cole Property Wetland Delineation, Iowa City, Iowa Page 10 EarthView Environmental, Inc. February, 2014 Hvdroloev: Secondary indicators B10: Drainage Patterns, D2: Geomorphic Position, and DS: FAC - Neutral test indicate wetland hydrology in the upper reaches of this wetland, whereas lower reaches also include primary indicators A3: Saturated in Upper 12" and C3: Oxidized Rhizospheres. This wetland area is also topographically contiguous with Wetland C-4, which has had no sedimentation. Adjacent Uplands: (Data Point CU -2) Wetland boundaries generally occur at the toe of side -slopes and are estimated with professional judgment using topography and dominance of reed canary grass as indicators in areas where heavy sedimentation obscures original boundaries. Oak -hickory dominated mature woodlands are present throughout the western portion of the project area, with a high presence of sugar maple (Acersacchorum) in woodlands near the wetland areas. Maple saplings make up a dominant portion of the shrub stratum along with invasive honeysuckle in areas near the forest edges. Due to the late season timing of the delineation, herbaceous cover was very sparse, dominated by creeping Charlie (Glechoma hederacea) and Virginia wild rye (Elymus virginicus). Poison ivy (Toxicodendron radicans negundo) is a dominant vine in some areas. No soil or hydrology indicators met. Wetland C-7: Forested Seep 0.02 acre Data Point C-7 Photo 13 (Appendix C) Location: Within a long and very narrow valley, a portion of the valley floor drainage slope is gradual enough for wetland indicators to develop. Dominant Vegetation: Problematic vegetation due to late timing of delineation combined with continuous saturation in an area of heavy shade. No vegetation apparent and heavy layer of decomposing leaf litter makes it difficult to determine residual vegetation during the growing season. Upland trees provide heavy shade over the wetland, including sugar maple, white oak and basswood. Hydric Soil Indicator: 173: Depleted Matrix Hydrology: Like Wetland C-4, the preponderance of continuous saturation indicates a groundwater fed wetland hydrology possibly supplemented by periodic surface water, though the continuous drainage slope indicates that surface water plays a minimal part Primary indicators include Al: Surface water, A3: Saturated in Upper 12", 131: Water Marks, 133: Drift Deposits, 138: Sparsely Vegetated Concave Surface and secondary indicators include B10: Drainage Patterns and D2: Geomorphic Position. Adjacent Uplands: (Data Point CU -2) Wetland boundaries generally occur at the toe of very steep side -slopes and where drainage slope steepens and hydric soil and hydrology indicators are lost. Oak -hickory dominated mature woodlands are present throughout the western portion of the project area, with a high presence of sugar maple (Acer saccharum) in woodlands near the wetland areas. Maple saplings make up a dominant portion of the shrub stratum along with invasive honeysuckle in areas near the forest edges. Due to the late season timing of the delineation, herbaceous cover was very sparse, dominated by creeping Charlie (Glechoma hederacea) and Virginia wild rye (Elymus virginicus). Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 11 EarthView Environmental, Inc. February, 2014 Poison ivy (Toxicodendron radicans negundo) is a dominant vine in some areas. No soil or hydrology indicators met. Wetland C-8: Flatwoods Wetland 0.01 acre Data Point C-8 Photo 14 (Appendix C) Location: Centrally located in the western portion of the project area, this wetland is a small closed depression located within a larger drainageway connecting to Wetland C-4. Dominant Vegetation: Most of the area is bare ground, likely due to the late timing of delineation. Forest canopy overhangs from surrounding upland areas. Herbaceous Stratum: • Clearweed (Pilea pumila) FACW • Water pepper (Polygonum hydropiper) 0131, • Virginia waterleaf (Hydrophyllum virginianum) FAC Hydric Soil Indicator: F3: Depleted Matrix Hydrology: Primary indicators include 138: Sparsely Vegetated Concave Surface, 139: Water -Stained Leaves and secondary indicators D2: Geomorphic Position and D5: FAC -Neutral Test. Adjacent Uplands: (Data Point CU -2) The immediately surrounding uplands are dominated by multi -flora rose (Rosa multiflora). Oak - hickory dominated mature woodlands are present throughout the western portion of the project area. Maple saplings make up a dominant portion of the shrub stratum along with invasive honeysuckle in areas near the forest edges. Due to the late season timing of the delineation, herbaceous cover was very sparse, dominated by creeping Charlie (Glechoma hederacea) and Virginia wild rye (Elymus virginicus). Poison ivy (Toxicodendron radicans negundo) is a dominant vine in some areas. No soil or hydrology indicators met. 2.4 Wetland Functions and Values Due to the presence of reed canary grass and the dominance of other moderate to low quality vegetation, the wetlands delineated are considered moderate to low quality wetlands (MnRAM, 2010). However, the predominance of a groundwater fed wetland hydrology and the nature and rarity of such wetlands in the area, these wetlands often receive special consideration. Appropriate functions and values for these wetlands is difficult to assess given the late timing of delineation (outside the growing season) and elevated potential for rare species given the rare nature of the wetland hydrology. The presence of sensitive fern also indicates an elevated potential for rare species. The following functions can be assumed to be present in all the delineated wetlands: • Flood/stormwater attenuation • Downstream water quality • Wildlife habitat For the groundwater fed wetlands (C-1, C-2, C-4, C-5, C-7), the function of vegetation diversity & integrity receive special consideration due to the nature of this type of wetland. To adequately Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 12 EarthView Environmental, Inc. February, 2014 assess the functions and value of these areas, detailed vegetation surveys would need to be conducted at multiple times during the growing season 3.0 Threatened and Endangered Species 3.1 Methodology Site surveys were conducted on October 29th and 30th of 2013. All project areas were walked or driven to identify locations of elevated diversity, remnant, or mature habitat. The non -wooded project areas were quickly identified as highly -developed, containing a mobile -home neighborhood, recreational facilities, and some stock -pile areas, with minimal possibility of rare species presence. Almost all woodlands within the project boundaries were identified as having potential for rare species due to their maturity and lack of evidence of recent disturbance. A general description of each woodland area and the predominant characteristics follows below. Many of the wetlands identified during field investigations are seeps: groundwater -fed. This type of wetland is uncommon in this part of Johnson County, and there is likelihood of rare species occurring in the seep wetland. Descriptions of wetland areas can be found in Section 2.3, above, and the delineation data sheets in Appendix F. Due to the timing of the delineation, a thorough investigation of herbaceous vegetation was not possible for this report. 3.2 Summary Description of Woodland Areas The forested upland areas on the east and west sides of the project area are distinct from one another and are each described in summary below. The eastern woodlands (identified as Potential T&E Habitat in Figure 4) are dominated by mature maples and black cherry trees (Prunus serotina) toward the center with some walnut Uuglons nigra), locust (Robinio pseudoacacia), sycamore (Platanus occidentalis), hackberry (Celtis occidentalis) and elm (Ulmus sp.) present. Many mature and large white oak (Quercus alba) and red oak (Quercus rubra) trees are present and are the dominant canopy along the north, northwestern, and western edges of this woodland. Mature shag bark hickories (Carya ovata) are present, scattered throughout, with a predominance of young hickories and sugar maples (Acersoccharum) along the eastern and southeastern edge of the woodland. Likely in part due to the late seasonality; the understory is fairly sparse throughout most of the woodlands, with some gooseberry (Ribes sp.), bush honeysuckle (Lonicera japonica), coral berry (Symphoricarpos orbiculotus) and tree saplings present. Observed herbaceous vegetation includes clustered black snake root (Sonicula odorata), Joe pye weed (Eutrochium purpureum), and wild ginger (Asarum canadense). Several standing dead and live trees in this woodland have large open cavities in the trees (Photo 19, Appendix Q. Woodlands on the western part of the project area (identified as Potential T&E Habitat in Figure 3) are very mature throughout with a large number of mature white oak trees (Photo 20, Appendix C), mature shag bark hickory trees (Photo 18), and many standing snags (Photo 19). The southeastern portion of the woodland is dominated by large white oaks and many sugar maples with the understory ranging from dense sugar maple saplings to almost barren. This lack of noted understory diversity is due to the thick white oak canopy and the late seasonal timing of field investigations. Large shagbark hickory, basswood (Tylia americana), and cherry trees are the dominant species of the canopy throughout the north, northwest, west and southwest portions of the woodland. Understory in these areas consists mostly of multiflora rose (Rosa multiflora), beggars lice (Hockelio virginiana), and poison ivy (Toxicodendron radicans), with a high component Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 13 EarthView Environmental, Inc. February, 2014 of invasive honeysuckle and invasive barberry towards the edges of the woodland. A large amount of windfall, or possibly machine -pushed -down trees are present along the westernmost edge, where some tree clearing appears to have occurred over the past decade, evident on historical aerial photography. The northeastern corner of this woodland appears to have been logged or otherwise disturbed; this area is dominated by early successional tree and shrub species not seen in any other parts of the western woodland areas. 3.3 Federal Listed Threatened or Endangered Species EVE accessed and reviewed the U.S. Fish and Wildlife Service (USFWS) Threated and Endangered Species Website (U.S. Fish and Wildlife Service, 2013). Seven federally -listed endangered, threatened, candidate or proposed species are known to occur in Johnson County, Iowa including Myotis sodalis, Myotisseptentrionalis, Sistrurus catenatus, Lampsilis higginsii, Lespedeza leptostachya, Platanthera leucophaea, and Plotonthero praeclara (U.S. Fish and Wildlife Service, 2013). Of these species, habitat for the endangered Indiana Bat (Myotissodalis) and proposed endangered northern long-eared bat (Myotis septentrionolis) is present in all of the woodlands within the project boundaries. These woodland areas are labeled 'Potential ME Habitat" in Figures 2, 3, & 4. Foraging and roosting habitat for both of these bat species includes cracks and crevices in living or dead trees. In both woodland areas, there are many mature shagbark hickory trees (Photo 19, Appendix C, known roosting habitat specifically for Myotis sodalis), along with many large white oaks with creviced bark, and standing dead snags which all represent potential maternity habitat for both species. The protected bald eagle (Haliaeetus leucocephalus) could be present in this area due to proximity with the Iowa River; however, no nests were noted or are currently known to be present in the project area. 3.4 State Listed Threatened or Endangered EVE accessed the Iowa Department of Natural Resources (IDNR)Natural Areas Inventory website on 1/25/2014; thirty-one (31) state -listed threatened or endangered species are known to occur in Johnson County. Of these, habitat is potentially present for six (6) species, however, no individuals were identified by EVE or are otherwise known to exist within the project area. See Appendix D for a comprehensive list of species preliminary analysis of potential presence of species or habitat. Preliminary research was first completed in October, 2013 to determine potential for threatened or endangered species in the project vicinity. Notification of proposed activities was sent to the IDNR on 10/22/2013, with correspondence received on 10/30/2013 (Appendix E). After determining potential species of interest, field analysis of on-site land habitat was completed by EVE on the dates of 10/29/2013 and 10/30/2013. 4.0 Wetland Regulatory Review The USACE regulates the discharge of dredged or fill materials into all regulated waters of the United States, including wetlands, as outlined in Section 404 of the Clean Water Act (USAEWES Environmental Laboratory, 1987). If your project includes impacting wetlands, it will require permits from the USACE and the IDNR prior to beginning work. If the planned development Wetland Delineation — Cole PropertyWetland Delineation, Iowa City, Iowa Page 14 EarthView Environmental, Inc. February, 2014 proposes to impact jurisdictional wetlands, wetland mitigation may be required. The process involves researching options to determine if wetlands can be avoided and/or minimized (alternatives analysis). For mitigation, a wetland scientist works with the engineer to determine if mitigation can be completed onsite, offsite or if wetland banking credits are available. Once a site has been chosen, a wetland mitigation plan is developed and submitted to the USACE with the joint Permit Application (Section 404). Depending on the amount of wetland impacts, a permit can take anywhere from 45 to 120 days once the plan is submitted to the Corps and the Iowa Department of Natural Resources. In general, there are two types of permits as described below: Nationwide Permits: A nationwide permit is generally the simplest form of the 404 permits. A wetland fill of 1/2 acre or less is permitted under a Nationwide Permit. This permit also requires preconstruction notification to the Corps for impacts of as little as 1/10 of an acre. Generally, this permit takes 30 to 45 days to obtain. Individual Permits: An individual permit requires a full public interest review. A Public Notice is distributed to all known interested persons. After evaluating comments and information is received, a final decision on the application is made. The permit decision is generally based on the outcome of a public interest balancing process in which the benefits of the project are balanced against the detriments. In addition, an alternative analysis is required to demonstrate that options were considered for all practicable alternatives to first avoid and then minimize wetland impacts. A permit will be granted unless the proposal is found to be contrary to the public interest. Processing time usually takes 90 to 120 days unless a public hearing is required or other issues arise. According to the wetland mitigation rules, administered by the EPA and the USACE, permit applicants must demonstrate to the regulatory agency that reasonable efforts, to avoid and minimize impacts to wetlands, have been made in the design and construction plans. Having taken the first two steps, applicants then must provide a plan for compensation, usually through mitigation, for unavoidable impacts. Note: purchasing credits from a wetland bank is the preferred method, however other methods, such as on-site mitigation (permittee responsible) are allowed. Guidelines from the Rock Island Corps of Engineers are suggesting the following mitigation ratios: 1. For Emergent Wetlands with low/moderate quality (defined as being Farmed Wetland or wetland dominated by alien, invasive species such as Reed Canary Grass (Phalaris arundinacea) or Purple Loose Strife (Lythrum salicaria)); and for open water, the Standard Minimum Mitigation Ratio shall be 1.5 : 1. 2. For Emergent Wetlands with high quality (defined as wetlands dominated by native wet prairie species, sedge meadows, etc.), the Standard Minimum Mitigation Ratio shall be 2.5: 1. 3. For Forested Wetlands (defined as having greater than 50% aerial cover of trees in recent aerial photos), the Standard Minimum Mitigation Ratio shall be 2.5: 1. It was decided that this ratio should increase in the case of a prime forest (oak savannah, mature hardwood forest, etc.). 4. For difficult/impossible to create wetlands such as bogs, fens, and seeps, it was determined the Standard Minimum Mitigation Ratio shall be 10: 1 Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 15 EarthView Environmental, Inc. February, 2014 5.0 Conclusions EarthView Environmental delineated 1.25 acres of wetlands within the project boundaries, including 0.67 acre of forested seep wetlands, 0.27 acre non -forested seep wetlands, 0.01 acre flatwoods wetlands and 0.3 acre forest Floodplain wetlands. The U.S. Army Corps of Engineers may determine that all, or parts of, the 1.25 acres of wetland areas are jurisdictional and therefore regulated. Before any construction activities begin in these wetland areas, consultation with the U.S. Army Corps of Engineers and the Iowa Department of Natural Resources is strongly recommended. The woodlands present in the project area are of a maturity and quality to be considered remnant (pre -settlement woodland). Because the woodlands have not been significantly disturbed, based on 1930 to present aerial photography, native species, diversity and size, these areas have a moderate to high potential for the presence of threatened or endangered species. Before any construction activities begin in the woodland areas identified as "Potential ME Habitat" in this report, consultation with the Iowa Department of Natural Resources and the U.S. Fish & Wildlife Service is strongly recommended. Since the field survey was completed outside the growing season, it is the recommendation of EarthView Environmental that both the mature forested upland areas and groundwater -fed wetlands be inventoried for protected species during the growing season when such species may be observed. This report has been prepared for the exclusive use of our client, and for specific application to the project discussed. To the best of my knowledge the above statements, attachments, including those labeled and identified as enclosures, and all conclusions are true, accurate, and based on current environmental principles and science. No warranties, either expressed or implied, are intended or made. In the event that changes in the nature, design or location of the project as shown are planned, the conclusions and recommendations contained on this form shall not be considered valid unless EarthView Environmental, Inc. reviews the changes and either verifies or modifies the conclusions of thisform in writing. This report has been prepared by. UawO-E4— Chant Eicke Senior Environmental Scientist EarthView Environmental, Inc. Date Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 16 EarthView Environmental, Inc. February, 2014 6.0 References Iowa Department of Natural Resources, Threatened and Endangered Species List Accessed July 2013. jyaps://nroerams.iowadnr.eQy/noturalareasinventorvJesJRepDisdnctSpeciesByCounty.aspx?Coun ID=96. MnRAM, 2010. Minnesota Routine Assessment Method (MnRAM) for Evaluating Wetland Function, Version 3.4. Minnesota Board of Water & Soil Resources. USAEWES Environmental Laboratory, 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y- 87-1. U. S. Army Corps of Engineers (USACE), 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Midwest Region. ERDC/EL TR -08-27. Vicksburg, MS: U.S. Army Engineer Research and Development Center. U.S. Fish and Wildlife Service, Federally Threatened, Endangered, Proposed and Candidate Species. Accessed December 2013. http://www.fws.s!ov/midwest/endangered/lists/iowa Mhtml Wetland Delineation — Cole Property Wetland Delineation, Iowa City, Iowa Page 17 EarthView Environmental, Inc. February, 2014 Appendix A: Soil Map - Johnson County Soil Survey O Feet 103D3 163C2 7636 J 200 400 600 O Meters J 50 100 150 t&IM 163E Lenend Texture SMS OProject Extent Digital Soils Map 163E3 ,T i Wetlands Hydric Soil Key 163B Potential T&E Habitat F—] Hydnc 163B I.,. rvwwt Inclusions 163C2 National Wetland Inventory SIL R. FAYETTE Not Hydnc 163D2 SOIL NAME Texture SMS FAYETTE SILL 163E3 FAYETTE SIL 163B FAYETTE SIL 163B FAYETTE SIL 163C2 FAYETTE SIL 163C2 FAYETTE SIL 163D2 FAYETTE SIL 163D2 FAYETTE SICL 163D3 FAYETTE SICL 163D3 FAYETTE SIL 163E FAYETTE SI —LI 163F 1638 153F N A 163F 520 793 v / // 1 1 wifon tel, Inc. / 1 1315 SOIL NAME Texture SMS FAYETTE SIL 1636 FAYETTE SIL 1636 LAWLER 32-40" TO S&G L 226 ARENZVILLE SIL 320 LAWSON SIL 484 COPPOCK SIL 520 NODAWAY-ARENZVILLE SIL SIL 729B BERTRAND SIL 793 ROWLEY SIL 826 PERKS -SPILL COMPLEX SL 1315 Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 18 EarthView Environmental, Inc. February, 2014 Appendix B: USGS 7.5 Minute Quad Map - Iowa City West Le-gend QProject Extent Oragt.. 'yt4r ,, •. _� i'j ..� fir. ■ r, r i..fv-&r�Wir:_a'�;aNr�'ti{�.:1111 Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 19 EarthView Environmental, Inc. February, 2014 Appendix C: Site Photos Photo 1: Forested Seep C-1 Data Point C-1 10/23/2013 Photo 2: Forested Seep C-1 10/23/2013 Sensitive Fern. Photo 3: Forested Seep C-1 10/23/2013 Stormwater outlet into the southwestern part of Wetland C-1. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 20 EarthView Environmental, Inc. February, 2014 Photo 4: Forested Seep C-2 Data Point C-2 10/23/2013 Taken looking down the gas pipeline corridor, to the west. Photo 5: Forested Seep C-2 Data Point C-2 10/23/2013 Iron Staining within the gas pipeline corridor. Photo 6: Forested Seep C-4 Data Point C-4 10-28-2013 Looking up the draw, out of the wetland area to the north. White line shows approximate boundary of wetland. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 21 EarthView Environmental, Inc. February, 2014 /- `TMJ'- � �•� 5 X Photo 7: Forested Seep C-4 Data Point C-4 10-28-2013 Looking down the draw, to the south. Photo 8: Wet Prairie Seep C -S Data Point C-5 & C-6 10/28/2013 Taken looking up the drainage, to the north. Photo 9: Wet Prairie Seep C-5 Data Point C-5 10-28-2013 Soil probe shows recent fill above depleted matrix with organic (wood) debris at the boundary. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 22 EarthView Environmental, Inc. February, 2014 Photo 10: Head Cut 10/28/2013 20 -foot deep head cut causing active sedimentation into Wetland C-4 & C-5. Photo 11: Boundary of Sediment Fill 10-28-2013 Wetland C-4 to the left has much richer diversity than contiguous area with sediment deposition (Wetland C-5). Photo 12: Bedrock/Chert Outcrop 10/28/2013 Located in the drainage between Wetland C-7 and C-4. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 23 EarthView Environmental, Inc. February, 2014 N *a"^* , ' Photo 13: Forested Seep C-7 ~'.` Data Point C-7 Aft - k _ f r,�: I•jef 10 -28-2013 F - -f- Looking up the draw, to the west Photo 14: Flatwoods Wetland C-8 Data Point C-8 10/28/2013 White line shows approximate boundary of this closed depression wetland. Photo 15: Floodplain Forest C-3 Data Point C-3 10-23-2013 Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 24 EarthView Environmental, Inc. February, 2014 Photo 16: Upland CU Data Point CU 10/23/2013 Eastern woodland area. Photo 17: Upland CU -2 Data Point CU -2 10-28-2013 Western woodland area. Photo 18: Indiana Bat Habitat 10-28-2013 One of many shagbark hickory trees with peeling bark. Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 25 EarthView Environmental, Inc. February, 2014 Photo 19: Barn Owl Habitat 10/23/2013 Large opening in a dead tree in the eastern woodland area. Photo 20: Remnant Woodlands 10-28-2013 All large trees in this photo are white oaks ranging from approximately 18 to 36 inches dbh. Wedand Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 26 EarthView Environmental, Inc. February, 2014 Appendix D: State -Listed Threatened & Endangered Species ZU14 Common Scientific Name Class I Eagle Haliaeetus BIRDS E leucocephalus T n Owl Tyto alba BIRDS them Harrier Circus cyaneus BIRDS :kled Madtom Noturus nocturnus FISH ngethroat Darter Etheostoma FISH C) spectabile Not likely to be present: lack of habitat terfly Mussel Ellipsarialineolata FRESHWATER Not likely to be present due to lack of undisturbed moist MUSSELS aper mussel Strophitus FRESHWATER Not likely to be present: lack of habitat undulates MUSSELS Pocketbook Potamilus capax FRESHWATER ;sel T MUSSELS pn's-eye Pearly Lampsilishigginsii FRESHWATER sel T MUSSELS olgrip mussel Tritogonia FRESHWATER Not likely to be present: lack of habitat verrucosa MUSSELS pie Wartyback Cyclonaias FRESHWATER ;sle tuberculate MUSSELS nd Pigtoe mussel Pleurobema FRESHWATER sintoxia MUSSELS ?pnosemussel Plethobasus FRESHWATER cyphyus MUSSELS ow Sandshell Lampsilis teres FRESHWATER MUSSELS sus Skipper Problema byssus INSECTS ana Bat Myods sodalis MAMMALS tted Skunk Spilogale putorius MAMMALS :ern Prairie Platanthera PLANTS (DICOTS) ged Orchid leucophaea Green Orchid Platanthera flava PLANTS (DICOTS) asap Monotropa PLANTS (DICOTS) hypopithys : Milkwort Polygala incarnata PLANTS (DICOTS) button Aster Aster dumosus PLANTS (DICOTS) :leaf Meadowrue Thalictrum PLANTS (DICOTS) revolutum Ply Milkweed Asclepias PLANTS (DICOTS) lanuginosa I Ladies' -tresses Spiranthes ovalis PLANTS (MONOCOTS) Ny Lady's Slipper Cypripedlum PLANTS reginae (MONOCOTS) der Ladies'- Spiranthes lacera PLANTS ses (MONOCOTS) -leaved Panic Dichanthelium PLANTS ;s linearifolium (MONOCOTS) ind Pine Lycopodium PLANTS clavatum (PTERIODOPHYTES) Fern Gymnocarpium PLANTS dryopteris (PTERIODOPHYTES) .ding's Turtle Emydoidea REPTILES blandingii mon Musk Turtle Sternotherus REPTILES odoratus sasau¢a Sistrurus catenatus REPTILES Box Turtle Terrapene ornata REPTILES State Federal Is habitat or species likely or known to be present in Status Status projectsite? S Protected May be present, though no known nests are in the project area. E May be present: living and dead trees with large cavities present in eastern woodland areas. (Photo 19, Appendix C) E Not likely to be present: lack of habitat. E Not likely to be present: lack of habitat. T Not likely to be present: lack of habitat. T No habitat T No habitat E No habitat E E No habitat E No habitat T No habitat. E E No habitat. E C No habitat. E No habitat. T Not likely to be present: lack of habitat. E May be present. Woodland habitat present. (Photo 10, Al C) E Not likely to be present: lack of habitat E T Not likely to be present: lack of habitat E Not likely to be present due to lack of undisturbed moist prairies, sedge meadows or other remnant wetland T May be present Woodland habitat potential. T Not likely to be present: lack of habitat E Not likely to be present: lack of habitat E Not likely to be present: lack of habitat T Not likely to be present: lack of habitat. T May be present. Woodland habitat potential. T May be present Forested wetland habitat potential. T May be present Woodland habitat potential. T Not likely to be present: lack of habitat E May be present Woodland habitat potential. T Not likely to be present: lack of habitat T Not likely to be present: lack of habitat T No habitat E Not likely to be present: lack of habitat. T No habitat Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 27 EarthView Environmental, Inc. February, 2014 Appendix E: DNR Environmental Review Letter Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 28 EarthView Environmental, Inc. February, 2014 "v"STATE OF IOWA Fields of Opportunities TERRY E. BRANSrAD, GOVERNOR DEPARTMENT OF NATURAL RESOURCES KIM REYNOLDS, LT. GOVERNOR CHUCK GIPP, DIRECTOR October 30, 2013 Earthview Environmental, Inc. Attn: Judith Joyce 310 Second Street Coralville, IA 52241 RE: Environmental Review for Natural Resources Cole and Am Parcel Development Iowa City Johnson County Section 3&4, Township 79N, Range 6W Dear Ms. Joyce, Thank you for inviting Department comment on the impact of this project Although Johnson County is not included in Iowa's Guidelines for Protection of Indiana Bat Summer Habitat, the Indiana bat (Myotis sodalis), a state- and federally -endangered species, has the potential to inhabit this area of the state and may occur in the area of this project. If you have not already done so, you are encouraged to contact the U.S. Fish and Wildlife Service regarding this project. The Rock Island Field Office may be reached at (309) 757-5800 or 1511 47th Ave. Moline, IL, 61265-7022. The Department has searched for records of rare species and significant natural communities in the project area and found no site-specific records that would be impacted by this project However, these records and data are not the result of thorough field surveys. If listed species or rare communities are found during the planning or construction phases, additional studies and/or mitigation may be required. If the construction plans change, the Department should be contacted for another review. This letter is a record of review for protected species, rare natural communities, state lands and waters in the project area, including review by personnel representing state parks, preserves, recreation areas, fisheries and wildlife but does not include comment from the Environmental Services Division of this Department This letter does not constitute a permit. Other permits may be required from the Department or other state or federal agencies before work begins on this project. If you have questions about this letter or require further information, please contact me at (515) 281- 8967. 502 EAST 9th STREET / DES MOINES, IOWA 50319-0034 PHONE 515-281-5918 FAX 515-281-6794 www.lowadnr.gov Conservation and Recreation Division Enclosure ��:Km�� y=�S�Nu CC: U.S. Fish and Wildlife Service, Rock Island Field Office, 1511 47h Ave., Moline, IL 61265-7022 (w/o enclosure) Additional Information The Iowa Department of Natural Resources Is available to Identify qualified professionals who conduct habitat surveys and bat surveys. Please contact the US Fish and Wildlife Service for Information about the most current federal guidelines for the Indiana bat. These guidelines may be revised based on the availability of new research or management Information or to clarify particular points In the guidelines. US Fish and Wildlife Service Rock Island Field Office 1511 47L Ave. Moline, It 61265-7022 Phone: (309) 757-5800 Iowa Department of Natural Resources Daryl Howell Wallace State Office Building 502 E 91h Street Des Moines, IA 50319-0034 Phone: (515) 281-8524 Fax: 1515) 281-6794 Daryl.Howell@dnr.lowa.gov GUIDELINES for PROTECTION of INDIANA BAT SUMMER HABITAT Re,l d]Wr These guidelines were prepared to provide Information about the Indiana bat and Its summer habitat requirements In Iowa and to prevent Inadvertent harm to the species through various human activities. This update of the guidelines Is In response to changes In the US Fish and Wildlife Service requirements for protecting this endangered species. The changes Include: • No cut dates changed to April 15through September 15 • No roost trees per acre requirement • Use US Fish and Wildlife Service guidelines for mist net surveys The Indiana bat Is a federal (50 CFR Part 17) and state (Code of Iowa, Chapter 4818) listed endangered species that occurs In southern Iowa from May through August. Female Indiana bats (Myotls sodaI15) have their young beneath loose or peeling tree bark. Most nursery colonles have been found on the trunk or large branches beneath the bark of standing dead trees.The nursery colonies are lobated along streams and rivers or In upland forest areas. Trees that retain sheets or plates of bark that provide space beneath the bark when dead, such as red oak, post oak, and cottonwood, are potential roost trees. Live trees such as shagbark and shellbark hickory are also occasionally used as roosts. Indiana bats have also been captured on the edge of urban areas. It Is likely that the bats would use areas on the edge of urban areas only If there Is suitable habitat such as a greenbelt or a large park with a natural forest component. Tills would exclude city parks that are maintained as mowed areas. Ih, diana Bat Summer Habitat, in Iowa Survey Methods for Indiana Bat Summer Habitat Step 1: Determine If there Is 15% or greater forest cover and permanent water In a 1/2 mile radius of the project site. If not, then there Is no need to continue survey efforts. If these requirements are met go to Step Z. Step 2: Conduct a survey of the project area that will be cleared or cut to determine If suitable roost trees are present. This will include both upland and floodplain forests. Areas that are too large for complete counts may be sampled using techniques such as point -quarter, tenth -hectare quadrats or other acceptable forest sampling techniques. The Information to be collected during sampling Includes the following: Standing trees 9 inches or greater dbh (alive or dead), shagbark and shelibark hickory (dead), all other species listed above that have 10% or greater loose or peeling bark on the trunks and main limbs. The amount of loose or peeling bark Is based on visual estimation. I 1., 1, If clearing and grubbing activities will not begin until after April ON /f', Ivtisl IMdNA01 ;:t Art10 IfFt(AtON - ., , _ 'IiEaAP. ars MINI} 15, the survey should extend 50 yards beyond the area to be a - cleared. This buffer will reduce the potential for harm to nNEddttl Nd)bi I. IVANF4 ,tstnNndsr aw! `nAN, AuntN roosting bats near the edge of the area to be disturbed. IF,n•.i, r e ' a If a survey of the habitat within the project area finds that Affected Data IDNR suitable summer habitat for the Indiana Bat, as defined above, Is present then there are two options available: Appanoos , Clarke, Davis, ecatur, Des Moines, Henry, Iowa, Jasper, Jefferson, Keokuk, Lee, Louisa, Lucas, Madison, Mahaska, Marlon, M nroe, Muscatinel Poweshlek, Ringgold, Union, Van Buren, Wapello, Warren, Washington, and Wayne. The U.S. Fish and Wildlife rvlce considers all counties south of Interstate B0, Including those portions of Dallas, Polk, Jasper, Poweshlek Iowa, Johnson, Muscatine, and Scott counties south of Interstate 90, as being within the potential range of the species In Iowa. Habitat In Iowa, re ords for the Indlna bat have occurred In areas of 1594 or I ireater forest cov m and near permanent water. Tree spec) s that have been Identified as roost trees from studies In ther states are s ragbark and shellbark hickory that may ie alive or dead and dead, bitternut hickory, American ?Im, slippery el , eastern cottonwood, silver maple, wh to oak, red oak, ost oak, and shingle oak with slabs or of; les of loose bark. Suitable summer habitat In Iowa Is considered to have the following within a one-half mile radius of a location: • Forest cover of 15% or greater • Permanent water • One or more of the listed tree species 9Inches diameter breast height (dbh) or greater • The potential roost trees ranked as moderate or high for peeling or loose bark option 1: Conduct a mist net survey of the project area for Indiana bats. The US Fish and Wildlife Service has guidelines for conducting misNnet surveys. You may request a copy of the "Mist Netting Guidelines" from the Rock Island Field office at the address listed on the back of this document. Submit results to the Rock Island Field Office and the Iowa Department of Natural Re- sources. If Indiana bats are found during the survey then no removal of trees will be allowed between April 15 and September 15. opti0rt 2:' Conduct tree clearing and cutting between September 16 and April 14 or remove all potential roost trees identified during the habitat survey between these dates. Appendix F: Wetland Delineation Data Sheets Wetland Delineation - Cole Property Wetland Delineation, Iowa City, Iowa Page 29 EarthView Environmental, Inc. February, 2014 Wetland Determination Data Form - Midwest Region Project/Site: ShiveCR-003 Cole Property Wetland Delineation City/County: Johnson Date: 10/24/2013 Applicant/Owner: Shive-Hatlery State: IA Sample Point: C-1 Investigator(s): EarthView Environmental Inc. (C.Eicke, R. Starner) Section, Township, Range: Section 3, Township 79N, Range 06W Landform (hillslope, terrace, etc.):valley, drainageway Local relief (concave, convex, none): concave Slope (%) 0-2% Latitude(dd): 41.6836000825 Longitude(dd): -91.5392834615 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: 163G Fayette silt loam Are climatic / hydrologic conditions on the site typical for this time of year? Yes © No ❑ (If no, explain in Remarks.) Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? [/] No Are Vegetation ❑ Soil ❑ or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? ❑ Is the Sampled Area wetland EV] Wetland Type: Hydric Soil present? within a Wetland?forested (seep) Wetland Hydrology present? 0 Non -Wetland ❑ Remarks: Data point taken in a noted "drier" portion of the wetland. For adjacent uplands, see data point "CU". Vegetation Tree Stratum 1 Ulmus rubra 2 IJuglans nigra 3 Populus deltoides 4 Quercus velutina 5 CATALPA BIGNO Plot size'. 301t radius zoo = Total Cow, 'Indicators of hydric soil and wetland hydrology Vine Stratum: Pmt size. son 'amus Common Name JLE[Hydrophytic must be present, unless disturbed or problematic. 2 Vegetation Yes RI Remarks: (Include photo numbers here or on a separate sheet) o = Total Cover Present? No ❑ In the southern portion of this seep wetland (where the data point was taken) vegetation is less hydrophytic, whereas northern portions of the seep have much wetter vegetation, including noted sensitive fern (Onoclea sensibilis) and bonelet (Eupatorium perfoliatum). US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Absolute Dominant 135 =Total Cover Common Name % Cover Species? Status Dominance Test worksheet: FACU Total % Cover Multiply by: ippery elm 50 YES FAC Number of Dominant Species 1 OBL species: 60 x1 60 NO 3 Acer sacchadnum Silver maple 2 FACW That Are OBL, FACW, OR FAC: 5 (A) it 30 YES FACU 2 NO J 30 YES FAC Total Number of Dominant Herbaceous Stratum: Plot size. 511 radius Common Name UPL species: 15 x 5 75 1 PHALARIS ARUNDINACEA Reed canary grass 100YES YES Species Across All Strata: 8 (B) Creeping Charlie, ground iv 15 NO UPL 60 YES 4 Pilea pumila Clearweetl 40 NO Percent of Dominant Species ~ atalpa 10 NO (FACU That Are OBL, FACW, or FAC: 63% (AIB) zoo = Total Cow, 'Indicators of hydric soil and wetland hydrology Vine Stratum: Pmt size. son 'amus Common Name JLE[Hydrophytic must be present, unless disturbed or problematic. 2 Vegetation Yes RI Remarks: (Include photo numbers here or on a separate sheet) o = Total Cover Present? No ❑ In the southern portion of this seep wetland (where the data point was taken) vegetation is less hydrophytic, whereas northern portions of the seep have much wetter vegetation, including noted sensitive fern (Onoclea sensibilis) and bonelet (Eupatorium perfoliatum). US Army Corps of Engineers EarthView Environmental Inc. Midwest Region 135 =Total Cover Sapling/Shrub Stratum: Plot size. 15n radius Common Name Prevelance Index worksheet: 1 CATALPA BIGNONIOIDES Common catalpa 5 YES FACU Total % Cover Multiply by: 'Cornus foemina racemosa Gray dogwood 5t YES of: FACW 2 1 OBL species: 60 x1 60 NO 3 Acer sacchadnum Silver maple 2 FACW FACW species: 151 x 2 302 NO 4 Fraxinus pennsylvarl lanceolata Green ash 2 FACW FACW FAC species: 80 x 3 240 FACU species: 125 x 4 500 5, (Sambucus canadensis Elderberry, common elder 2 NO 16 =Total Cover Herbaceous Stratum: Plot size. 511 radius Common Name UPL species: 15 x 5 75 1 PHALARIS ARUNDINACEA Reed canary grass 100YES YES FACW Column Totals: 431 (A) 1177 (B FACU OBL Prevalence Index = B/A = 2.73 2 GLECHOMA HEDERACEA Creeping Charlie, ground iv 80 3 ,Polygonum hydropiper Water pepper 60 YES 4 Pilea pumila Clearweetl 40 NO FACW ~ Hydrophytic Vegetation Indicators: 5. 0_- Dominance Test is >50% Prevalence Index is 253.01 6. 0 7. 0__ ❑ Morphological Adaptations' (Provide 8. 0 1 supporting data in Remarks or on a separate sheet) 9.' E] Problematic Hydrophytic Vegetation' (Explain) 10. 0 I zoo = Total Cow, 'Indicators of hydric soil and wetland hydrology Vine Stratum: Pmt size. son 'amus Common Name JLE[Hydrophytic must be present, unless disturbed or problematic. 2 Vegetation Yes RI Remarks: (Include photo numbers here or on a separate sheet) o = Total Cover Present? No ❑ In the southern portion of this seep wetland (where the data point was taken) vegetation is less hydrophytic, whereas northern portions of the seep have much wetter vegetation, including noted sensitive fern (Onoclea sensibilis) and bonelet (Eupatorium perfoliatum). US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils I Sample Point: Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc' Texture Remarks: 0-2 5YR 416 sil mottles smeared with soil, giving red tint. 2-12 10YR 511 5YR 6/6 PL C-1 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 'Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑Histosol (Al) F-] Sandy Gleyed Matrix (S4) Indicators for Problematic Hydric Soils' ❑Histic Epipedon (A2) E] Sandy Redox (S5) F-1 Coast Prairie Redox (At 6) E] Black Histic (A3) ❑Stripped Matrix (86) []Iron -Manganese Masses (F12) ❑Hydrogen Sulfide (A4) E] Loamy Mucky Mineral (F1) ❑Other (Explain in Remarks) ❑Stratified Layers (A5) ❑Loamy Gleyed Matrix (F2) ❑2 cm Muck (A10) 0 Depleted Matrix (F3) ❑Depleted Below Dark Surface (At 1) ❑ Redox Dark Surface (F6) 'Indicators of hydrophytic vegetation ❑Thick Dark Surface (Al2) [_]Depleted Dark Surface (F7) and wetland hydrology must be present, ❑Sandy Mucky Mineral (Si) F-1 Redox Depressions (F8) unless disturbed or problematic. 05 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Yes Type: Depth (inches): Hydric Soil Present? No ❑ Soil Remarks: Wetter portions of the seep are highly reduced to within a few inches of the surface, with a hydrogen sulfide smell (A4). Till at around 4-fcot depth. Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondary Indicators (minimum of two required) W]Surface Water (At) 0 Water -Stained Leaves (139) ❑Surface Soil Cracks (136) ❑6 High Water Table (A2) ❑Aquatic Fauna (1313) ❑ Drainage Patterns (B10) RSaluraled in Upper 12" (A3) ❑True Aquatic Plants (814) E] Dry -Season Water Table (C2) ❑Water Marks (B1) R)Hydrogen Sulfide Odor (Cl) E] Crayfish Burrows (C8) ❑Sediment Deposits (132) Oxidized Rhizospheres on Living Roots (C3) []Saturation Visible on Aerial Imagery (C9) ❑Drift Deposits (133) ElPresence of Reduced Iron (C4) []Stunted or Stressed Plants (D1) ❑Algal Mat or Crust (B4) ❑Recent Iron Reduction in Tilled Soils (C6) RIGeomorphic Position (D2) ❑Iron Deposits (B5) ❑Thin Muck Surface (C7) ❑FAC -Neutral Test (D5) El Inundation Visible on Aerial Imagery (137 F1 Gauge or Well Data (D9) L] Sparsely Vegetated Concave Surface (B8) ❑Other (Explain in Remarks) Field Observations: Surface Water Present Yes J❑ No ❑ Depth (inches) 0-3 Water Table Present? Yes J❑ No ❑ Depth (inches): 0 Wetland Hydrology Present? Yes Saturation Present? Yes WNo LJ Depth (inches): 0 No El (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks: Majority of wetland hydrology is due to seepage through a porous sandy loam layer above an impervious till layer varying In depth on side slopes. In the wetland, till is encountered at around a 4 -foot depth. Surface saturation is present in the majority of the wetland, specifically the northern parts, and likely remains saturated during all seasons. Iron staining on water surface in many areas. US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Wetland Determination Data Form - Midwest Region Project/Site: ShiveCR-003 Cole Property Wetland Delineation City/County: Johnson Date: 10/24/2013 Applicant/Owner: Shive-Hattery State: Iowa Sample Point. C-2 Investigator(s): EarthView Environmental Inc. (C.Eicke, R. Starner) Section, Township, Range: Section 3, Township 79N, Range 06W Landform (hillslope, terrace, etc.):drainage Local relief (concave, convex, none): concave Slope (%) 0-2% Latitude(dd): 41.6847134435 Longitude(dd): -91.5394629408 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: 163G Fayette silt loam Are climatic / hydrologic conditions on the site typical for this time of year? Are Vegetation 7] Soil R] or Hydrology ❑ significantly disturbed? Are Vegetation ❑ Soil F] or Hydrology ❑ naturally problematic? Yes J No ❑ (If no, explain in Remarks.) Are "Normal Circumstances" present? R] No ❑ (If needed, explain any answers In Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? W Wetland I] Wetland Type: Hydric Soil present? Is the Sampled Area forested (seep) ❑ within a Wetland? Non -Wetland ❑ Remarks: Wetland Hydrology present? W Groundwater fed, this wetland area has a gas pipeline beneath and shows signs of significant surface disturbance. This area was separated from other seep wetland areas due to the disturbance. Connected to wetland C-1 via culvert & drainageway. For adjacent uplands, see data point "CU". Vegetation Absolute Dominant Tree Stratum: Pmt size sort radius Common Name % Cover Species? Status Dominance Test worksheet: Quercus alba White oak 0 = Total Cover FACU FAC FACU s FACU Populus deltoides iJuglans nigra CATALPA BIGNONIOIDES Cottonwood Black walnut Common catalpa 0 0 00 11 1 Fraxinus pennsylvanica lanceolata Green ash 5 YES 2 RHAMNUS CATHARTICA Common buckthorn 1 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Number of Dominant Species That Are OBL, FACW, OR FAC: 2 (A) Total Number of Dominant Species Across All Strata: 2 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 100% (A/B) Prevalence Index worksheet: Reed canary grass n = Total Cover Sapling/Shrub Stratum: Plot size 15ft radius Common Name Total % Cover of: Multiply 1 Fraxinus pennsylvanica lanceolata Green ash 5 YES 2 RHAMNUS CATHARTICA Common buckthorn 1 1 NO 3. 270 0 x 3 4. FACU species: 25 0 100 5. x 5 0 Teucrium canadense American germander a = Total Cover Herbaceous Stratum: Pmt size sn radius Common Name 10 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Number of Dominant Species That Are OBL, FACW, OR FAC: 2 (A) Total Number of Dominant Species Across All Strata: 2 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 100% (A/B) Prevalence Index worksheet: Reed canary grass 100 ' FACW FACW Column Totals: 176 (A) 388 FACW Bidens frondosa Total % Cover of: Multiply by: FAC - OBL species: 15 x 1 15 FACW species: 135 x 2 270 FAC species: 1 x 3 3 FACU species: 25 x 4 100 UPL species: 0 x 5 0 PHALARIS ARUNDINACEA Reed canary grass 100 ' YES FACW Column Totals: 176 (A) 388 FACW Bidens frondosa Beggar -ticks 15 NO FACU - Prevalence Index = B/A = 2.20 Solidago canadensis Tall goldenrod 15 NO (Polygonum hydropiper Water pepper 15 OBL _ Hydrophytic Vegetation Indicators: Teucrium canadense American germander 10 FACW o � Dominance Testis >50% FACU Prevalence Index is 53.0' GLECHOMA HEDERACFA Creeping Charlie, ground iv 10 NNO Solidago gigantea Smooth goltlenrod 5 FACW❑Morphological Adaptations' (Provide 0 I_ supporting data in Remarks or on a l separate sheet) 0 ❑ Problematic Hydrophytic Vegetation' (Expl -- --0 -- B )in) 170 = Total Cover 'Indicators of hydric soil and wetland hydrology Vine Stratum: Plat she. dolt mews Common Namemust be present, unless disturbed or problematic. 2. f ±E'E]� HydrophyticVegetation Yes IL7 Remarks: (Include photo numbers here or on a separate sheet) I e -Total Cofer Present? No ❑ Trees listed above are growing from upland areas overhanging the wetland. Therefore no cover % is given so as not to be calculated in dominance or prevalence tests. White oak - 40%, cottonwood - 10%, walnut - 2%, catalpa - 2%. US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils Sample Point: Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type. Loc' Texture Remarks: 0-12 10YR 511 10YR 6/6 10 C M I thin sand lenses every few inches 5YR 5/8 10 C M 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑Hislosol (A1) []Sandy Gleyed Matrix (S4) Indicators for Problematic. Hydric Soils' ❑Histic Epipedon (A2) ❑Sandy Redox (S5) ❑Coast Prairie Redox (A16) Black Histic (A3) []Stripped Matrix (S6) ❑Iron -Manganese Masses (1712) ❑ Hydrogen Sulfide (A4) ❑ Loamy Mucky Mineral (F1) ❑Other (Explain in Remarks) [-]Stratified Layers (A5) E] Loamy Gleyed Matrix (F2) ❑Oxidized Rhizospheres on Living Roots (C3) ❑2 cm Muck (At 0) R] Depleted Matrix (F3) ❑Algal Mat or Crust (B4) ❑ Depleted Below Dark Surface (At t) ❑ Redox Dark Surface (F6) 'Indicators of hydrophytic vegetation F-1 Thick Dark Surface (At 2) F-1 Depleted Dark Surface (F7) and wetland hydrology must be present, ❑Sandy Mucky Mineral (S7) ❑Redox Depressions (178) unless disturbed or problematic. ❑5 cm Mucky Peat or Peat (S3) C-2 Restrictive Layer (if observed): Yes /I Type: Depth (inches): Hydric Soil Present? No ❑ r ry ui vrvyy Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) O Surface Water (A1) ❑ Water -Stained Leaves (139) O High Water Table (A2) ❑Aquatic Fauna (B13) Z Saturated In Upper 12" (A3) ❑True Aquatic Plants (1314) ❑ Water Marks (131) ❑ Hydrogen Sulfide Odor (Cl) ❑Sediment Deposits (B2) ❑Oxidized Rhizospheres on Living Roots (C3) []Drift Deposits (133)Presence of Reduced Iron (C4) ❑Algal Mat or Crust (B4) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑Iron Deposits (135) ❑Thin Muck Surface (C7) F1 Inundation Visible on Aerial Imagery (87 ❑Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (138) ❑Other (Explain in Remarks) Secondary Indicators (minimum of two required) ❑ Surface Soil Cracks (136) ❑ Drainage Patterns (B10) ❑ Dry -Season Water Table (C2) ❑ Crayfish Burrows (CB) El Saturation Visible on Aerial Imagery (C9) ❑Stunted or Stressed Plants (D1) O Geomorphic Position (D2) Q FAC -Neutral Test (D5) Field Observations: Surface Water Present Yes No ❑ Depth (inches) 1 Water Table Present? Yes No ❑ Depth (inches): 0 Wetland Hydrology Present? Saturation Present? Yes W No ❑ Depth (inches): 0 (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks: Yes ,r❑ No ❑ US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Wetland Determination Data Form - Midwest Region Project/Site: ShiveCR-003 Cole Property Wetland Delineation City/County: Johnson Date: 10/24/2013 Applicant/Omer.. Shive-Hattery State: Iowa Sample Point: C-3 Investigator(s): EarthView Environmental Inc. (C.Eicke, R. Stamer) Section, Township, Range: Section 3, Township 79N, Range 06W Landform (hillslope, terrace, etc.):drainageway Local relief (concave, convex, none): concave Slope (%) 0-2% Lalitude(dd): 41.6827204852 Longitude(dd): -91.5385388569 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: 163G Fayette silt loam Are climatic / hydrologic conditions on the site typical for this time of year? Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are Vegetation. ❑ Soil ❑ or Hydrology ❑ naturally problematic? Yes No ❑ (If no, explain in Remarks.) Are "Normal Circumstances" present? R] No ❑ (if needed, explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? 0 Is the Sampled Area Wetland © wetland Type: Hydric Soil present? 0 within a Wetland? Non -Wetland ❑ floodplain forest Remarks: Wetland Hydrology present? 0 Wetland indicatores diminish steadily toward the south, as the drainage area becomes more of a channelized stream. For adjacent uplands, see data point "CU". Vegetation Tree Stratum: 1. 2. 3. 4. 5. Absolute Dominant Piot size, 301t radius Common Name %Cover Species? Status Dominance Testworksheet: Acer negundo Box elder 40 1 YES FAC SaplinglShrub Stratum: Plot size. 0 0 -0- Prevalence Index worksheet: 1 ,Ulmus rubra Red elm, slippery elm 0 0 YES FAC Number of Dominant Species That Are OBL, FACW, OR FAC: 3 (A) Total Number of Dominant Species Across All Strata: 4 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 75% (AB) - 01 separate s eeI - — 0— ❑ Problematic Hydrophytic Vegetation' (Explain) 10: 72 =Total Cover 'Indicators of hydric soil and wetland hydrology Vine Stratum: Plot sza. oat roams Common Name _ must be present, unless disturbed or problematic. 1 Parthenocissus quinquefolia Virginia creeper 0 FACU 2. 1 1 Hydrophytic Vegetation Yes D Remarks: (Include photo numbers here or on a separate sheet) 0 = Total Cover Present? No ❑ End of two dry growing seasons probably helped to make hydorphytic vegetation marginal in this wetland. US Army Corps of Engineers EarthView Environmental Inc. Midwest Region 40 =Total Cover SaplinglShrub Stratum: Plot size. 15ftradius Common Name Prevalence Index worksheet: 1 ,Ulmus rubra Red elm, slippery elm 10 YES FAC --+ Total % Cover of. Multiply by: 2 ROSA MULTIFLORA Mulliflora rose 2 NO FACU - - - - - --- --- ---- - -- -- -� 1 OBL species: 5 x 1 5 0- — 1 - FACW species: 27 x 2 54 0 5. 0 FAC species: 50 x3 150 J FACU species: 42 x 4 168 12 =Total Cover Herbaceous Stratum: Plot sae: sn radius Common Name UPL species 0 x 5 0 . LECHOMA HEDERACEA Creeping Charlie, ground iv 40 YES FAC -U- i 1. Column Totals: 124 (A) 377 (B 2 Solidago gigantea Smooth goldenrod 15 YES FACW 3: Elymus virginicus Virginia wild rye 5 NO FACW Prevalence Index = B/A= 3.04 4 PHALARIS ARUNDINACEA Reed canary grass 5 NO FACW Hydrophytic Vegetation Indicators: Water pepper NO 6 Polygonum hydropiper 5 OBC FACW ❑d Dominance Testis>50% ❑ Prevalence Index is s3.0' 6 'Pilea pumila Clearweed 2 NO _ _ _ _ _ _ _ _ 0 _ _ __ 7 _ _ _ __ ❑ Morphological Adaptations' (Provide _ 0 6 � supporting data in Remarks or on a h - 01 separate s eeI - — 0— ❑ Problematic Hydrophytic Vegetation' (Explain) 10: 72 =Total Cover 'Indicators of hydric soil and wetland hydrology Vine Stratum: Plot sza. oat roams Common Name _ must be present, unless disturbed or problematic. 1 Parthenocissus quinquefolia Virginia creeper 0 FACU 2. 1 1 Hydrophytic Vegetation Yes D Remarks: (Include photo numbers here or on a separate sheet) 0 = Total Cover Present? No ❑ End of two dry growing seasons probably helped to make hydorphytic vegetation marginal in this wetland. US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils I Sample Point C_3 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix (inches) Color (moist) 0-4 10YR 3/2 4-12 10YR 5/4 Redox Features Calor (moist) % Type' 5YR 416 15 C 5YR 416 15 Loc' Texture Remarks: M sil M sil 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 'Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑Histosol (Al) F] Sandy Gleyed Matrix (S4) Indicators for Problematic Hydric Soils' ❑ Histic Epipedon (A2) ❑ Sandy Redox (S5) ❑ Coast Prairie Redox (Al 6) ❑Black Histic (A3) ❑Stripped Matrix (S6) Iron -Manganese Masses (F12) [_]Hydrogen Sulfide (A4) [-]Loamy Mucky Mineral (Ft) ❑Other (Explain in Remarks) ❑Stratified Layers (A5) F-] Loamy Gleyed Matrix (F2) ❑2 cm Muck (A10) ❑Depleted Matrix (F3) ❑ Depleted Below Dark Surface (All) 0 Redox Dark Surface (F6) 'Indicators of hydrophytic vegetation []Thick Dark Surface (Al2) ❑Depleted Dark Surface (F7) and wetland hydrology must be present, ❑Sandy Mucky Mineral (S1) F-] Redox Depressions (F8) unless disturbed or problematic. ❑5 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Yes❑ Type: Depth (inches): Hydric Soil Present? No ❑ Soil Remarks: Soils barely meet F6 toward the southern portion of the wetland. Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondary Indicators (minimum of two required) Surface Water (A1) OWater-Stained Leaves (139) ❑Surface Soil Cracks (B6) ❑vr High Water Table (A2) ❑Aquatic Fauna (1313) Drainage Patterns (810) ❑ Saturated in Upper 12" (A3) ❑True Aquatic Plants (1314) ❑ Dry -Season Water Table (C2) ❑ Water Marks (131) F-1 Hydrogen Sulfide Odor (Cl) ❑Crayfish Burrows (C8) ❑Sediment Deposits (132) ❑Oxidized Rhizospheres on Living Roots (C3) [-]Saturation Visible on Aerial Imagery (C9) ❑Drift Deposits (133) ❑Presence of Reduced Iron (C4) ❑Stunted or Stressed Plants (D1) []Algal Mat or Crust (B4) ❑ Recent Iron Reduction in Tilled Soils (C6) W Geomorphic Position (D2) ❑Iron Deposits (B5) F-] Thin Muck Surface (C7) FAC -Neutral Test (D5) ❑Inundation Visible on Aerial Imagery (87 F7 Gauge or Well Data (D9) E Sparsely Vegetated Concave Surface (B8) ❑ Other (Explain in Remarks) Field Observations: Surface Water Present Yes ❑ No 0 Depth (inches) ❑ Water Table Present? Yes ❑ No RJ Depth (inches): Wetland Hydrology Present? Yes Saturation Present? Yes ❑ No ❑� Depth (inches): No ❑ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks:. Slightly channelized stream becomes more distinct as wetland indicators diminish. Stream channel continues to the south beyond wetland boundaries, connectinginto stormwaler management features. US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Wetland Determination Data Form - Midwest Region Project/Site: ShiveCR-003 Cole Property Wetland Delineation City/County: Johnson Date: 10/29/2013 Applicant/Owner: Shive-Hattery State: Iowa Sample. Point: C-4 Investigator(s): EarthView Environmental Inc. (C.Eicke) Section, Township, Range: Section 4, Township 79N, Range 06W Landform (hillslope, terrace, etc.):drainageway Local relief (concave, convex, none): concave Slope (%) 0-2% Latitude(dd)r 41.6833901818 Longitudedd): -91.5460461132 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: 163G Fayette silt loam Are climatic / hydrologic conditions on the sitetypical for this time of year? Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are Vegetation G Soil ❑ or Hydrology ❑ naturally problematic? Yes 0 No ❑ (If no, explain in Remarks.) Are "Normal Circumstances" present? 0 No ❑ (if needed, explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? ❑ Is the Sampled Area Wetland r❑ wetland Type: Hydric Soil present? W within a Wetland?Non-Wetland ❑ forested (seep) Remarks: Wetland Hydrology present? 0 Heavily shaded area with very little herbaceous vegetation. The drainageway likely has surface saturation during most parts of the year due to wetland hydrology dominated by side -hill seepage. For adjacent uplands, see data point "CiLl Vegetation Tree Stratum: 1. 2. 3. 4. 5. Plot size'. 30ft radius Absolute Dominant Sugar maple White oak Common Name %Cover Species? Status Dominance Test worksheet: FACU 0 FACW species: FACU Number of Dominant Species 0 FAC species: 0 x 3 That Are OBL, FACW, OR FAC: Acer saccharum Quercus alba Sugar maple White oak 0 0 0 0 FACU 0 FACW species: 0 x 2 0 FAC species: 0 Sapling/Shrub Stratum 1. 2. 3. 4. 5. 0 =Total Cover Plot size. 151t radius Common Name Herbaceous Stratum 1. 2. 3. 4. 5. 6. 7. 8. 9. 10 Plot size. 5it radius 0 =Total Cover Common Name 0 0 0 0 0 0 0 0 0 0 Total Number of Dominant Species Across All Strata: Percent of Dominant Species That Are OBL, FACW, or FAC: Prevelance Index worksheet: 0 (A) 1=01 0% (A/B) Total % Cover of: Multiply by: OBL species: 0 X 0 FACW species: 0 x 2 0 FAC species: 0 x 3 0 FACU species: 0 x 4 0 UPL species: 0 x 5 0 Column Totals: 0 (A) 0 (B Prevalence Index = B/A = NA Hydrophytic Vegetation Indicators: ❑. Dominance Test is >50% ❑. Prevalence Index is 53.01 ❑' Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑r/ Problematic Hydrophytic Vegetation' (Explain) o =Total Cover 'Indicators of hydric soil and wetland hydrology Vine Stratum: Plot size Son radius Common Name must be present, unless disturbed or problematic. 1. 0 2. J L Hydrophytic Vegetation Yes ❑ Remarks: (Include photo numbers here or on a separate sheet) o =Total Cover Present? No ❑� Problematic vegetation. All trees growing from adjacent uplands and make up 80% absolute cover, each. No indication of vegetation at this data point in the wetland; no vegetative debris or roots, likely due to heavy shade combined with constant saturation. Vegetation is present in areas to the south. US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils Sample Point: Profile Description: (Describe to the depth needed to document. the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc' Texture Remarks: 0-4 10YR 3/2 7.5 Y518 10 C M I very moist 4-12 1OYR 4/1 5YR 4/6 15 C M I saturated at 6" 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 21-ocation: PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑Histosol (A1) ❑ Histic Epipedon (A2) L] Black Histic (A3) ❑Hydrogen Sulfide (A4) ❑Stratified Layers (A5) ❑2 cm Muck (A10) ❑ Depleted Below Dark Surface (At 1) ❑Thick Dark Surface (A72) ❑Sandy Mucky Mineral (S7) ❑5 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): F] Sandy Gleyed Matrix (S4) ❑Sandy Redox (S5) ❑Stripped Matrix (S6) []Loamy Mucky Mineral (Fl) ❑ Loamy Gleyed Matrix (F2) 0 Depleted Matrix (F3) ORedox Dark Surface (F6) ❑ Depleted Dark Surface (F7) ❑ Redox Depressions (F8) Type: Depth (inches): Soil Remarks: Indicators for Problematic Hydric Soils' ❑Coast Prairie Redox (A16) ❑Iron -Manganese Masses (1`12) ❑Other (Explain in Remarks) 'Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic. Hydric Soil Present? IWO Yes❑ No ❑ Soils farthur up the drainageway are too bright (matrix 10YR 4/3). Same on opposite draw. Chert outcropping noted in the drainageway to the southeast, indicating shallow bedrock. Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondary Indicators (minimum of two required) F-1 Surface Water (A1) ❑Water -Stained Leaves (Bg) ❑Surface Soil Cracks (B6) [/]High Water Table (A2) ❑Aquatic Fauna (B13) J❑ Drainage Patterns (B10) WISaturated in Upper 12" (A3) ❑True Aquatic Plants (B14) ❑ Dry -Season Water Table (C2) ❑Water Marks (B1) F-1 Hydrogen Sulfide Odor (Cl) [-]Crayfish Burrows (C8) ❑Sediment Deposits (B2) ❑Oxidized Rhizospheres on Living Roots (C3) ❑Saturation Visible on Aerial Imagery (C9) ❑r' Drift Deposits (B3) ❑Presence of Reduced Iron (C4) ❑Stunted or Stressed Plants (D1) ❑Algal Mat or Crust (134) ❑Recent Iron Reduction in Tilled Soils (C6) Geomorphic Position (D2) F-] Iron Deposits (B5) ❑Thin Muck Surface (C7) ❑FAC -Neutral Test 05) ❑Inundation Visible on Aerial Imagery (B7 Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (B8) ❑Other (Explain in Remarks) Field Observations: Surface Water Present Yes ❑ No W1 Depth (inches) Water Table Present? Yes ❑ No Z Depth (inches): Wetland Hydrology Present? Yes J❑ Saturation Present? Yes No ❑Depth (inches): 6 No El (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available Hydrology Remarks; Normal rainfall in Iowa City, IA, for the 5 months preceeding, is 20.65 and actual rainfall has totaled 11.82 inches. Saturation at 6" within this drainageway, even with the low amount of actual rainfall, indicates that the wetland areas receive wetland hydrology predominantly through groundwater seepage, supplemented by surfacewater flow. This data point was taken in the upper (drier) reaches of the wetland drainageway. US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Wetland Determination Data Form - Midwest Region Project/Site: ShiveCR-003 Cole Property Wetland Delineation City/County: Johnson Date: 10/29/2013 Applicant/Owner: Shive-Hattery State: Iowa Sample Point:' C-5- Investigator(s): EarthView Environmental Inc. (C.Eicke) Section, Township, Range: Section 4, Township 79N, Range 06W Landform (hillslope, terrace, etc.): drainageway Local relief (concave, convex, none): concave Slope (%) 0-2% Lalitude(dd): 41.6827945096 Longitude(dd): -91.5455981337 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: 163G Fayette sill loam Are climatic / hydrologic conditions on the site typical for this time of year? Yes ❑vr No ❑ (If no, explain in Remarks.) Are Vegetation ❑ Soil W] or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? 0 No ❑ Are Vegetation .❑ Soil ❑ or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? Hydric soil resent? ❑ Is the Sampled Area Wetland W1wetlantl Type: y p EDwithin a Wetland? Non -Wetland ❑ wet prairie (seep) Remarks: Wetland Hydrology present? R Valley being actively filled by sediment from a 20 -foot deep headcut located approximately 100' up the drainageway. For adjacent uplands, see data point "CU -2" Vegetation Tree Stratum: 1. 2. 3. 4. 5. Absolute Dominant Plot size: 30t radius Common Name %Cover Species? Status SaplinglShrub Stratum 1. 2. 3. 4. 5. 0 =Total Cover Plot size: 1 5f ratlius Common Name Herbaceous Stratum: Plot size: 5n radius Common Name 1 PHALARIS ARUNDINACEA Reed canary grass 2 Polygonum hydropiper Water pepper 3. GLECHOMA HEDERACEA Creeping Charlie, ground iv 4 iScirpus atrovirens Dark green bulrush 6. 7. 8. 9. 10 o = Total Cover 100 1 YES 60 YES 10 NO 2 NO Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, OR FAC: 2 (A) J Total Number of Dominant a Species Across All Strata: 2 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 100% (A/B) Prevelance Index worksheet: Total % Cover of: Multiply by: 0 0 0 0 62 x1 62 SaplinglShrub Stratum 1. 2. 3. 4. 5. 0 =Total Cover Plot size: 1 5f ratlius Common Name Herbaceous Stratum: Plot size: 5n radius Common Name 1 PHALARIS ARUNDINACEA Reed canary grass 2 Polygonum hydropiper Water pepper 3. GLECHOMA HEDERACEA Creeping Charlie, ground iv 4 iScirpus atrovirens Dark green bulrush 6. 7. 8. 9. 10 o = Total Cover 100 1 YES 60 YES 10 NO 2 NO Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, OR FAC: 2 (A) J Total Number of Dominant a Species Across All Strata: 2 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 100% (A/B) Prevelance Index worksheet: Total % Cover of: Multiply by: DBL species: 62 x1 62 FACW species: 100 x 2 200 FAC species: 0 x 3 0 FACU species: 10 x 4 40 UPL species: 0 x 5 0 1 Column Totals: 172 (A) 302 (B Prevalence Index = B/A = 1.76 Hydrophytic Vegetation Indicators: 0 I]. Dominance Test is >50% 0 I] Prevalence Index is 53.0' ❑, Morphological Adaptations' (Provide 0 supporting data in Remarks or on a 0 —� separate. sheet) 0 ❑ Problematic Hydrophytic Vegetation' (Explain) 172 =Total Cover 'Indicators of hydric soil and wetland hydrology Vine Stratum: Plot size: oat roams Common Name_ must be present, unless disturbed or problematic. 2. _ Lqo�'EIH Hydrophytic Vegetation Yes S6 Remarks: (Include photo numbers here or on a separate sheet) o = Tote lCover Present? No ❑ This wetland is continguous with adjacent forested seep areas with higher quality wetland vegetation, however active filling has allowed for establishment of invasive Phalaris arundinacea. US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils I Sample Point: Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) C-5 Depth Matrix Redox Features Restrictive Layer (if observed): Yes ❑ (inches) Color (moist) % Color (moist) % Type' Loc' Texture Remarks: 0-5 2.5Y 4/3 7.5YR 4/6 25 C M sit recent sedimentation 5-19 2.5Y 4/3 7.5YR 4/6 35 C M sit recent sedimentation: organic debris intermixed 19-26+ 10YR 4/1 7.5YR 4/6 20 C M sil organic (wood) debris at the boundary of the layer. 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 'Location: PL=Pore Lining,. M=Matrix Hydric Soil Indicators: ❑Histosol (Al) ❑ Histic Epipedon (A2) [—]Black Histic.(A3) Hydrogen Sulfide (A4) []Stratified Layers (A5) ❑2 cm Muck (At 0) ❑ Depleted Below Dark Surface (At 1) ❑Thick Dark Surface (Al2) []Sandy Mucky Mineral (S1) ❑5cm Mucky Peat or Peat (S3) Sandy Gleyed Matrix (S4) Sandy Redox (S5) ❑Stripped Matrix (S6) E] Loamy Mucky Mineral (F1) EJ Loamy Gleyed Matrix (F2) ❑Depleted Matrix (F3) ❑ Redox Dark Surface (F6) [:]Depleted Dark Surface (F7) ❑ Redox Depressions (F8) Indicators for Problematic Hydric Soils' ❑Coast Prairie Redox (A16) ❑Iron -Manganese Masses ( JlOther (Explain in Remarks)) 'Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic. Restrictive Layer (if observed): Yes ❑ Type: Depth (inches): Hydric Soil Present? y No ❑� Soil Remarks: Fill over reduced soils. Recent and ongoing fill has not allowed for hydric indicators to develop in the upper 19 inches of the soil profile. Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondary Indicators (minimum of two required) ❑Surface Water (At) ❑ Water -Stained Leaves (B9) ❑ Surface Soil Cracks (B6) E] High Water Table (A2) ❑Aquatic Fauna (B13) G Drainage Patterns (B10) ❑Saturated in Upper 12" (A3) []True Aquatic Plants (B14) ❑ Dry -Season Water Table (C2) ❑ Water Marks (B7) Hydrogen Sulfide Odor (Cl) ❑Crayfish Burrows (C8) ❑Sediment Deposits (B2) [-]Oxidized Rhizospheres on Living Roots (C3) ❑Saturation Visible on Aerial Imagery (C9) F] Drift Deposits (B3) ❑Presence of Reduced Iron (C4) ❑,Stunted or Stressed Plants (D1) ❑Algal Mat or Crust (134) ❑Recent Iron Reduction in Tilled Soils (C6) 7Geomorphic Position (D2) ❑ Iron Deposits (135) E]Thin Muck Surface (C7) V❑ FAC -Neutral Test (D5) [-]Inundation Visible on Aerial Imagery (B7 ❑Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (B8) E] Other (Explain in Remarks) Field Observations: Surface. Water Present Yes ❑ No d❑ Depth (inches) Water Table Present? Yes ❑ No J❑ Depth (inches): Wetland Hydrology Present? Yes 0 Saturation Present? Yes ❑ No Sa Depth (inches): No ❑ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks: This area is contiguous with adjacent wetlands meeting hydric soil and primary wetland hydrology indicators. US Army Corps of Engineers EarthVtew Environmental Inc. Midwest Region Wetland Determination Data Form - Midwest Region Project/Site: ShiveCR-003 Cole Property Wetland Delineation City/County: Johnson Date: 10/29/2013 Applicant/Owner: Shive-Hattery State: Iowa Sample Point: C-6 Investigator(s): EarthView Environmental Inc. (C.Eicke) Section, Township, Range: Section 4, Township 79N, Range 06W Landform (hillslope, terrace, etc.): drainageway Local relief (concave, convex, none): concave Slope (%) 0-2% Latitude(dd): 41.6825206359 Longitude(dd): -91.5456869815 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: 163G Fayette silt loam Are climatic / hydrologic conditions on the site typical for this time of year? Yes 7 No ❑ (If no, explain in Remarks.) Are Vegetation ❑ Soil L� or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? R] No ❑ Are Vegetation ❑ Soil ❑ or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? Welland T Hydric Soil present? Is the Sampled Area wetland Wvpe: H y within a Wetland? Non -Wetland ❑ wet prairie (seep) Remarks: Wetland Hydrology present? G Fill from upstream headcut still present in the upper few inches at this location. Dominance of invasive Phalaris arundinacea most liky due to this disturbance. For adjacent uplands, see data point Vegetation Multiply by: I OBL species: 17 x 1 17 1 FACW species: 125 x 2 250 Absolute Dominant x 3 0 Tree Stratum: Plot size 3011 radius Common Name %Cover Species? Status Dominance Test worksheet: UPL species: i Ulmus americana x 5 American elm 20 YES FACW Number of Dominant Species 0 That Are OBL, FACW, OR FAC: 3 (A) 2. 3' 0 Total Number of Dominant . Species Across All Strata: 3 (B) q. 0 Percent of Dominant Species 5. 0 I That Are OBL, FACW, or FAC: 100% (A/B) Sapling/Shrub Stratum: Pmtaiza i Cornus foemina racemosa t 2. 3. 4. 5. Herbaceous Stratum: Plot size 1 PHALARIS ARUNDINACEA p Scirpus atrovirens 3 Eupatorium perfcliatum 4. 5. 6. 7. 8. 9. 10 2e =Total Cover I sa radius Common Name 5 YES 0 0 0 0 5 =Total Cover 511 radius Common Name Reed canary grass 100 YES Dark green bulrush 15 NO Boneset 2 NO 0 0 0 0 0 0 0 Prevelance Index worksheet: Total %Cover of: Multiply by: I OBL species: 17 x 1 17 1 FACW species: 125 x 2 250 1 FAC species: 0 x 3 0 FACU species: 0 x 4 0 UPL species: 0 x 5 0 Column Totals: 142 (A) 267 (B Prevalence Index = B/A = 1.88 Hydrophytic Vegetation Indicators: S6 Dominance Test is >50% G Prevalence Index is s3.0' ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ Problematic Hydrophytic Vegetation' (Explain) 117 =Total Cour 'Indicators of hydric soil and wetland hydrology Vine Stratum: Pmt size: amt roams Common Name must be present, unless disturbed or problematic. 0 2 L70 L:� J Hydrophytic Vegetation Yes Remarks: (Include photo numbers here or on a separate sheet) o = Total Cover Present? No ❑ US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc' Texture Remarks: 0-2 2.5Y 5/4 sil saturated 2-7 2.5Y 4/1 7.5 Y5/8 20 C M sit saturated 7-20 2.5Y 4/1 sil saturated Sample Point: C_6 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. °Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑Histosol (At) Sandy Gleyed Matrix (S4) ❑ Histic Epipedon (A2) ❑ Sandy Redox (S5) F-1 Black Histic (A3) []Stripped Matrix (S6) []Hydrogen Sulfide (A4) [-]Loamy Mucky Mineral (F1) ❑Stratified Layers (A5) F-1 Loamy Gleyed Matrix (F2) ❑2 cm Muck (A10) Depleted Matrix (F3) ❑ Depleted Below Dark Surface (At 1) ❑ Redox Dark Surface (F6) ❑Thick Dark Surface (Al2) ❑Depleted Dark Surface (F7) F-] Sandy Mucky Mineral (S1) [-]Redox Depressions (F8) ❑ 5 cm Mucky Peat or Peat (S3) F] Iron Deposits (135) Indicators for Problematic Hydric Soils' ❑Coast Prairie Redox (A16) ❑ Iron -Manganese Masses (F12) ❑Other (Explain in Remarks) 'Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic. Restrictive Layer (if observed): Yes 21 Type: Depth (inches): Hydric Soil Present? No ❑ Fill seen at point C5 still present in the upper 2 inches. Secondary Indicators (minimum of two required) F7 Surface Soil Cracks (B6) Drainage Patterns (B10) ❑ Dry -Season Water Table (C2) []Crayfish Burrows (C8) F-1 Saturation Visible on Aerial Imagery (C9) ❑Stunted or Stressed Plants (D1) 7Geomorphic Position (D2) 0 FAC -Neutral Test (D5) Field Observations: Surface Water Present Yes ❑ No W] Depth (inches) Water Table Present? Yes ❑ No r/❑ Depth (inches): Wetland Hydrology Present? Saturation Present? Yes ❑6 No ❑ Depth (inches): 0 (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks: Yes W-1 No ❑ US Army Corps of Engineers EanhView Environmental Inc. Midwest Region Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) ❑ Surface Water (Al) ❑ Water -Stained Leaves (B9) ❑High Water Table (A2) ❑Aquatic Fauna (B13) F/—,Saturated in Upper 12" (A3) ❑True Aquatic Plants (B14) ❑Water Marks (B1) L] Hydrogen Sulfide Odor (Cl) ❑Sediment Deposits (82) GOxidized Rhizospheres on Living Roots (C3) ❑Drift Deposits (B3) FPresence of Reduced Iron (C4) ❑Algal Mat or Crust (134) [_]Recent Iron Reduction in Tilled Soils (C6) F] Iron Deposits (135) ❑Thin Muck Surface (C7) ❑Inundation Visible on Aerial Imagery (B7 ❑Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (138) E] Other (Explain in Remarks) Secondary Indicators (minimum of two required) F7 Surface Soil Cracks (B6) Drainage Patterns (B10) ❑ Dry -Season Water Table (C2) []Crayfish Burrows (C8) F-1 Saturation Visible on Aerial Imagery (C9) ❑Stunted or Stressed Plants (D1) 7Geomorphic Position (D2) 0 FAC -Neutral Test (D5) Field Observations: Surface Water Present Yes ❑ No W] Depth (inches) Water Table Present? Yes ❑ No r/❑ Depth (inches): Wetland Hydrology Present? Saturation Present? Yes ❑6 No ❑ Depth (inches): 0 (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks: Yes W-1 No ❑ US Army Corps of Engineers EanhView Environmental Inc. Midwest Region Wetland Determination Data Form - Midwest Region Project/Site: ShiveCR-003 Cole Property Wetland Delineation City/County: Johnson Date: 11/22/2013 Applicant/Omer: Shive-Hattery State: Iowa Sample Point: C-7 Investigator(s): EarthView Environmental Inc. (C.Eicke) Section, Township, Range: Section 4, Township 79N, Range 06W Landform (hillslope, terrace, etc.): drainage Local relief (concave, convex, none): concave Slope (%) 5-9% Lalitude(dd): 41.6829463797 Longitude(dd): -91.5471579122 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: 163C2 Fayette silt loam Are climatic / hydrologic conditions on the site typical for this time of year? Yes Jj No ❑ (If no, explain in Remarks.) Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? ❑W No ❑ Are Vegetation E,/] Soil ❑ or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? F, Is the Sampled Area Wetland '] Welland Type: Hydric Soil present? rforested see `' within a Wetland? Non -wetland D (seep) Wetland Hydrology present? yJ Remarks: Connected to wetland C-4 via drainageway channel. For adjacent uplands, see data point "CU -2". Vegetation Absolute Dominant Tree Stratum: Plot sae sort radius Common Name %Cover Species? Status Dominance Test worksheet: 1 ,Acer saccharum Sugar maple 0 FACU Number of Dominant Species That Are OBL, FACW, OR FAC: 0 (A) 2 Quercus alba White oak 0 FACU 3 Tilia americana Basswood, American linden 0 FACU Total Number of Dominant Species Across All Strata: 0 (B) 4. 0 Percent of Dominant Species 5. 0 I That Are OBL, FACW, or FAC: 0% (A/B) Sapling/Shrub Stratum: Pim size 15nradws Common Name 1. 2. 3. 4. 5. Herbaceous Stratum 1. 0 Column Totals[ 0 0 0 0 Prevalence Index = B/A 0 0 0 0 0 Plot size. 5n radius Common Name e = Total Cover e =Total Cover Prevelance Index worksheet: Total % Cover of: OBL species: 0 FACW species: 0 FAC species: 0 FACU species: 0 UPL species: 0 2. 3. 4. 5. 6. 7. 8. 9. 10 Multiply by x1 0 x2 0 x3 0 x4 0 x5 0 (A) 0 (B = Hydrophytic Vegetation Indicators: F--) Dominance Test is >50% ❑ Prevalence Index is 53.01 E] Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) E/] Problematic Hydrophytic Vegetation' (Explain) e =Total Cover 'Indicators of hydric soil and wetland hydrology Vine Stratum: Plot she. sort roams Common Name must be present, unless disturbed or problematic. L 0 2. ��~ L _[---Jl Hydrophytic Vegetation Yes El Remarks: (Include photo numbers here Cron a separate sheet) o =Total Cover Present? No /I Bare ground likely due to continuous saturation combined with heavy shade. Trees growing from adjacent hill slopes, hanging over, therefore not counted in wetland vegetation. Dominance for these species is as follows: sugar maple - 80%, white oak - 60%, basswood - 5%. US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils Sample Point: Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc' Texture Remarks: 0-12 10YR 5/1 sil saturated. Lots of organic debris. 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. Hydric Soil Indicators: ❑Histosol (A1) ❑Histic Epipedon (A2) ❑ Black Histic (A3) ❑Hydrogen Sulfide (A4) ❑Stratified Layers (A5) ❑2 cm Muck (At 0) F] Depleted Below Dark Surface (All) ❑Thick Dark Surface (At 2) ❑Sandy Mucky Mineral (S1) ❑ 5 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Type: Soil Remarks: Cl Sandy Gleyed Matrix (S4) L] Sandy Redox (S5) []Stripped Matrix (S6) ❑Loamy Mucky Mineral (Fl) ❑ Loamy Gleyed Matrix (F2) ,,/] Depleted Matrix (F3) Redox Dark Surface (F6) ❑ Depleted Dark Surface (F7) ❑Redox Depressions (F8) Depth (inches): 2Location: PL=Pore Lining, M=Matrix Indicators for Problematic Hydric Soils3 ❑Coast Prairie Redox (A16) ❑Iron -Manganese Masses (F12) ❑0ther (Explain in Remarks) 3Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic. Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) r/]Surface Water (Al) ❑ Water -Stained Leaves (139) ❑High Water Table (A2) ❑Aquatic Fauna (B13) ,,Saturated in Upper 12" (A3) ❑True Aquatic Plants (1314) 57 Water Marks (131) ❑Hydrogen Sulfide Odor (Cl) ❑Sediment Deposits (132) F-1 Oxidized Rhaospheres on Living Roots (C3) qj Drift Deposits (133) ❑ Presence of Reduced Iron (C4) Algal Mat or Crust (134) ❑Recent Iron Reduction in Tilled Soils (C6) ❑Iron Deposits (135) ❑Thin Muck Surface (C7) ❑ Inundation Visible on Aerial Imagery (87 ❑Gauge or Well Data (D9) JSparsely Vegetated Concave Surface (138) ❑Other (Explain in Remarks) Field Observations: Surface Water Present Yes RJ No ❑ Depth (inches) 0 Hydric Soil Present? C-7 Yes J No ❑ SecondaryIndicators (minimum of two required) []Surface Soil Cracks (136) W, Drainage Patterns (610) ❑ Dry -Season Water Table (C2) ❑ Crayfish Burrows (C8) ❑ Saturation Visible on Aerial Imagery (C9) [-]Stunted or Stressed Plants (D1) �yJGeomorphic Position (D2) ❑ FAC -Neutral Test (D5) Water Table Present? Yes LJ No ❑ Depth (inches): 0 Wetland Hydrology Present? Saturation Present? Yes ❑J No ❑ Depth (inches): 0 (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks: Yes YJ No ❑ US Army Corps of Engineers EarihView Environmental Inc. Midwest Region Wetland Determination Data Form - Midwest Region Project/Site: ShiveCR-003 Cole Property Wetland Delineation City/County: Johnson Date: 10/29/2013 Applicant/Owner: Shive-Hattery State: Iowa Sample Point: C -8J 1 Investigator(s): Earthl Environmental Inc. (C.Eicke) Section, Township, Range: Section 4, Township 79N, Range 06W Landform (hillslope, terrace, etc.): depression Local relief (concave, convex, none): concave Slope l Latitude(dd): 41.6830195384 Longitude(dd): -91.5470421446 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: 163C2 Fayette silt loam Are climatic / hydrologic conditions on the site typical for this time of year? Yes rLV] No ❑ (If no, explain in Remarks.) Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? I❑y No ❑ Are Vegetation ❑ Soil ❑ or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? ❑ Is the Sampled Area Wetland ❑D wetland Type: Hydric Soil present? 0 within a Wetland?flatwoods wetland Wetland Hydrology present? � Non -Wetland ❑ Remarks: Small depression within a larger drainageway. Hydric soil in adjacent uplands, but no hydrology indicator. Also, lots of multiflora rose in adjacent areas. Connected to wetland C-4 via drainageway. For adjacent uplands, see data point "CU -2". Vegetation Tree Stratum 1. 2. 3. 4. 5 Absolute Dominant Pmt size. Sort radius Common Name %Cover Species? 0 0 0 0 0 Sapling/Shrub Stratum: Plot sae: 15ftradius 1. 2. 3. 4. 5. Herbaceous Stratum: Plot sea 511 radius p = Total Cover Common Name 0 0 0 0 Status Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, OR FAC: 3 (A) ' Total Number of Dominant Species Across All Strata: 3 (B) + Percent of Dominant Species That Are OBL, FACW, or FAC: 100% (A/B) 0 =Total Cover Common Name. Prevelance Index worksheet: Clearweed Total % Cover of: Multiply by: OBL species: 2 x1 2 FACW species: 5 x2 10 FAC species: 2 x 3 6 FACU species: 0 x 4 0 UPL species: 0 x 5 0 Pilea pumila Clearweed 5 YES FACW Column Totals: 9 (A) 18 OBL FAC Prevalence Index = B/A= 2.00 Polygonum hydropiper Water pepper 2 YES Hydrophyllum virginianum Virginia waterleaf 2 YES 0 Hydrophytic Vegetation Indicators: 0 ❑./ Dominance Test is >50% ❑J. Prevalence Index is 53.0' 0 0 ❑. Morphological Adaptations' (Provide 0 supporting data in Remarks or on a 0 separate sheet) ❑Problematic Hydrophytic Vegetation' (Expl - 0 I 9 =Total Cover Vine Stratum: Pmt size. 30ft radius Common Name 1 0 2. Remarks: (Include photo numbers here crone separate sheet) o =Total Cover Mostly bare ground. Forester overstory growing from surrounding upland areas. (B sin) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Yes ❑� Present? No ❑ US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils ISample Point: C_8 l Profile Description: (Describe to the depth needed to document the indicator or confirm the absenceof indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc2 Texture Remarks: 0-10 10YR 4/1 5YR 4/6 15 C M sil 10-16 2.5Y 6/2 10YR 5/8 25 C M all 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=PoreLining, M=Matrix Hydric Soil Indicators: ❑Hislosol (A1) E] Sandy Gleyed Matrix (S4) Indicators for Problematic Hydric Soils' ❑Histic Epipedon (A2) [_]Sandy Redox (S5) ❑Coast Prairie Redox (A16) [-]Black Histic (A3) [-]Stripped Matrix (S6) Iron-Manganese Masses (F12) [-]Hydrogen Sulfide (A4) E] Loamy Mucky Mineral (F1) ❑Other (Explain in Remarks) []Stratified Layers (A5) F-1 Loamy Gleyed Matrix (F2) ❑2 cm Muck (At 0) Depleted Matrix (F3) ❑Depleted Below Dark Surface (At 1) ❑ Redox Dark Surface (F6) 'Indicators of hydrophytic vegetation F-] Thick Dark Surface (Al2) F-] Depleted Dark Surface (F7) and wetland hydrology must be present, L] Sandy Mucky Mineral (S1) F-] Redox Depressions (F8) unless disturbed or problematic. ❑5 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Yes ❑R Type: Depth (inches): Hydric Soil Present? No ❑ Soil Remarks: Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of oneis required; check all that apply) Secondary Indicators (minimum of two required) []Surface Water (At) 0 Water-Stained Leaves (B9) ❑ Surface Soil Cracks (B6) []High Water Table (A2) [-]Aquatic Fauna (B13) ❑ Drainage Patterns (B10) []Saturated in Upper 12" (A3) ❑True Aquatic Plants (B14) ❑ Dry-Season Water Table (C2) ❑Water Marks (B1) E] Hydrogen Sulfide Odor (Cl) ❑Crayfish Burrows (C8) F-] Sediment Deposits (B2) ❑Oxidized Rhizospheres on Living Roots (C3) E] Saturation Visible on Aerial Imagery (C9) ❑ Drift Deposits (133) [:]Presence of Reduced Iron (C4) Stunted or Stressed Plants (D1) ❑Algal Mat or Crust (B4) ❑ Recent.Iron Reduction in Tilled Soils (C6) 0 Geomorphic Position (D2) ❑ Iron Deposits (135) ❑Thin Muck Surface (C7) rv] FAC-Neutral Test (D5) ❑ Inundation Visible on Aerial Imagery (B7 ❑Gauge or Well Data (D9) 6d Sparsely Vegetated. Concave Surface (138) ❑Other (Explain in Remarks) Field Observations: Surface Water Present Yes ❑ No 91 Depth (inches) Water Table Present? Yes ❑ No D Depth (inches): Wetland Hydrology Present? Yes 0 Saturation Present? Yes ❑ No k Depth (inches): No ❑ (includes capillary fringe) Describe Recorded Data (stream gauge; monitoring well, aerial photos, previous inspections), if available Hydrology Remarks: Slight depression ponds/remains saturated long enough to produce wetland indicators, evidenced by Water -stained leaves and dominance of bare ground. US Army Corps of Engineers EarlhView Environmental Inc. Midwest Region Wetland Determination Data Form - Midwest Region Projectsite: ShiveCR-003 Cole Property Wetland Delineation City/County: Johnson Date: 10/24/2013 Applicant/Owner: Shive-Hattery State: Iowa Sample Point: CU Investigator(s): EarthView Environmental Inc. (C.Eicke, R. Starner) Section, Township, Range: Section 3, Township 79N, Range 06W Landform (hillslope, terrace, etc.): hillslope Local relief (concave, convex, none): convex Slope (%) 9-14% Latitude(dd): 41.682786752 Longitude(dd): -91.5384600432 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: 163G Fayette silt loam Are climatic / hydrologic conditions on the site typical for this time of year? Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are Vegetation ❑ Soil ❑ or Hydrology ❑ naturally problematic? Yes Wj No ❑ (If no, explain in Remarks.) Are "Normal Circumstances' present? I/ No ❑ (If needed, explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? E]Hydric Soil present? Is the Sampled Area wetland E] Wetland Type: L] within a Wetland? Non -wetland ❑O Remarks: Wetland Hydrology present? ❑ Upland Data Point representative of uplands surrounding wetlands on the eastern portion of the project area. Vegetation Tree Stratum: 1 Quercus rubra 2 CATALPA SIGN 3 Prunus serotina r - 4. 5. Plot site. 3M radius Sapling/Shrub Stratum: Plot size. 15n radius 1 Acer saccharum Sug 2 Rubus allegheniensis Status FACU FACU FACU _ slat 3 Celtis occidentalis tern red oak Hac 4 Lonicerajaponica mon catalpa black cherry Jape 6 Ribes cynosbati NO Pric Common Name Absolute % Cover Dominant Species? Status FACU FACU FACU _ Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, OR FAC: Total Number of Dominant Species Across All Strata: Percent of Dominant Species That Are OBL, FACW, or FAC: Prevelance Index worksheet: 4 (A) 9 (B) 44% (A/B) tern red oak 90 YES mon catalpa black cherry 10 5 0 NO NO 66 Common Name 0 105 x 4 =Total cover UPL species: Honeysuckle 15 YES 7 YES 7 YES 7 YES 7 YES Herbaceous Stratum: Plot size. Sn raaws 1 �Sanicula odorata = Common Name 43 Total Cover clustered black -snakeroot 5 YES 2 Eupatorium purpureum Purple Joe-pye-weed 1 NO 3. 0 0 0 4. 5. 22 0 0 66 + FACU species: 6. 7. g, 9. x 4 0 0 i 0 0 UPL species: 0 x 5 0 10. 161 0 622 (B = Vine Stratum: Pmt size; oat roams Common Name 6 Total Cover 1 'Parthenocissus quinquefolia Virginia creeperIf-J—S YES FACU 2 Smilax hispida Greenbrier 2 YES FAC Remarks: (Include photo numbers here or on a separate sheet) 7 = Total corer Shagbark hickory (Carya ovata) has a sapling/shrub stratum of 7% absolute cover. I Total % Cover of: Multiply by: OBL species: 0 x 1 0 FACW species: 0 x 2 0 FAC species: 22 x 3 66 + FACU species: 139 x 4 556 UPL species: 0 x 5 0 Column Totals: 161 (A) 622 (B Prevalence Index = B/A = 3.86 Hydrophytic Vegetation Indicators: ❑ Dominance Test is >50% ❑ Prevalence Index is -<3.0' ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Yes ❑ Present? No ❑W US Army Corps of Engineers EarthView Environmental Inc.. Midwest Region Soils Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc2 Texture Remarks: 0-3 10YR 3/3 1 3-12 2.5Y 6/4 Sample Point: CU 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑Histosol (A1) E] Sandy Gleyed Matrix (S4) Indicators for Problematic Hydric Soils' FlHislic Epipedon (A2) ❑Sandy Redox (S5) ❑Coast Prairie Redox (A16) ❑Black Histic (A3) ❑Stripped Matrix (S6) ❑Iron -Manganese Masses (1`12) ❑Hydrogen Sulfide (A4) ❑ Loamy Mucky Mineral (F1) Other (Explain in Remarks) [_]Stratified Layers (A5) ❑Loamy Gleyed Matrix (F2) ❑2 cm Muck (At 0) E] Depleted Matrix (F3) []Surface Water (At) ❑ Depleted Below Dark Surface (Al 1) L] Redox Dark Surface (F6) 'Indicators of hydrophytic vegetation E] Thick Dark Surface (Al2) ❑Depleted Dark Surface (F7) and wetland hydrology must be present, ❑Sandy Mucky Mineral (Si) ❑Redox Depressions (F8) unless disturbed or problematic. ❑5 cm Mucky Peat or Peat (S3) Burrows (C8) ❑Sediment Deposits (B2) Restrictive Layer (if observed): Type: Depth (inches): Yes ❑ Hydric Soil Present? No ❑ Soil Remarks: NIM Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondary Indicators (minimum of two required) []Surface Water (At) ❑ Water -Stained Leaves (139) ❑ Surface Soil Cracks (86) High Water Table (A2) []Aquatic Fauna (B13) ❑ Drainage Patterns (1310) []Saturated in Upper 12" (A3) ❑True Aquatic Plants (814) ❑ Dry -Season Water Table (C2) ❑ Water Marks (131) ❑Hydrogen Sulfide Odor (C1)❑Crayfish Burrows (C8) ❑Sediment Deposits (B2) ❑Oxidized Rhizospheres on Living Roots (C3) []Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) []Presence of Reduced Iron (C4) []Stunted or Stressed Plants (D1) ❑Algal Mat or Crust (134) ❑Recent Iron Reduction in Tilled Soils (C6) F-] Geomorphic Position (D2) F7 Iron Deposits (B5) EThin Muck Surface (C7) ❑FAC -Neutral Test (D5) ❑ Inundation Visible on Aerial Imagery (B7 ❑ Gauge or Well Data (D9) ❑ Sparsely Vegetated Concave Surface (B8) ❑ Other (Explain in Remarks) Field Observations: Surface Water Present Yes ❑ No 0 Depth (inches) ❑ Water Table Present? Yes ❑ No 0 Depth (inches): Wetland Hydrology Present? Yes Saturation Present? Yes ❑ No 0 Depth (inches): No ❑� (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks: NIM US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Wetland Determination Data Form - Midwest Region Project/Site: ShiveCR-003 Cole Property Wetland Delineation City/County: Johnson Date 10/29/2013 Applicant/Omer: Shive-Hattery State: Iowa Sample Point: CU -2 Investigator(s): EarthView Environmental LLC (C.Eicke) Section, Township, Range: Section 4, Township 79N, Range 06W Landform (hillslope, terrace, etc.):hillslope Local relief (concave, convex, none): convex Slope (%) Latitude(dd): 41.6830195384 Longitude(dd): -91.5470421446 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: 163G Fayette silt loam Are climatic / hydrologic conditions on the site typical for this time of year? Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are Vegetation ❑ Soil ❑ or Hydrology ❑ naturally problematic? Yes �� No ❑ (If no, explain in Remarks.) Are "Normal Circumstances" present? yi No ❑ (If needed, explain any answers in Remarks. Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation present? wetland r : Is the Sampled Area wetland [I Welland Hydric Soil present? ❑ within a Wetland? Non -wetland V Remarks: Wetland Hydrology present? ❑ Upland Data Point representative of uplands surrounding wetlands on the western portion of the project area. Vegetation Absolute Dominant Tree Stratum: Plot S. amt amus Common Name %Cover Species? Status Dominance Test worksheet: 1 Acer saccharum Sugar maple 80 YES FAC Number of Dominant Species 2 Quercus alba White oak 60 YES FACU That Are OBL, FACW, OR FAC: 2 (A) 3 Tilia americana Basswood, American linden 5 NO FACU Total Number of Dominant Species Across All Strata: 7 (B) 4. 0 Percent of Dominant Species 5. 0 That Are OBL, FACW, or FAC: 29% (A/B) Sapling/Shrub Stratum: Plot Sao 15n radius Acersaccharum by: iSug 1 x 1 0 2 Lonicera japonica 10 Jap 3 BERBERS THUNBERGII FAC species: Jap 4 ROSA MULTIFLORA 45 Mul 5 Quercus alba x 4 Whi 145 =Total Cover Common Name maple 10 YES ase Honeysuckle 10 YES :se barberry 5 NO tra rose 5 NO Dak 5 NO 35 =Total Cover Herbaceous Stratum: plot size. 5tt radius Common Name 1 GLECHOMA HEDERACEA rCreeping Charlie, ground iv 2 Elymus virginicus Virginia wild rye 3. 4. 5. r 6. 7. 8. 9. 10 40 YES 10 YES 0-- 1 0 0 Ir r 50 = Total cover L Vine Stratum: pmt size: Sort radius Common Name 1 Toxicodendron radicans negundo 11 15 YESrFA; - 2. 0 Remarks: (Include photo numbers here or on a separate sheet) 15 =Total Cover Prevelance Index worksheet: Total %Cover of: Multiply by: OBL species: 0 x 1 0 FACW species: 10 x 2 20 FAC species: 15 x 3 45 FACU species: 220 x 4 880 UPL species: 0 x 5 0 Column Totals: 245 (A) 945 (B Prevalence Index = B/A = 3.86 Hydrophytic Vegetation Indicators: ❑ Dominance Test is >50% ❑ Prevalence Index is 53.0' ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Yes ❑ Present? No u US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type, Loc' Texture Remarks: 0-3 10YR 4/1 sil poor light 3-12 10YR 5/6 sit 12-16 10YR 5/8 sit 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. Hydric Soil Indicators: ❑ Histosol (A1) ❑Histic Epipedon (A2) F] Black Histic (A3) [—]Hydrogen Sulfide (A4) []Stratified Layers (A5) ❑2 cm Muck (A10) []Depleted Below Dark Surface (At 1) [Thick Dark Surface (Al2) ❑Sandy Mucky Mineral (S1) GI5 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Type: Soil Remarks: NIM ❑Sandy Gleyed Matrix (S4) []Sandy Redox (S5) ❑Stripped Matrix (S6) E] Loamy Mucky Mineral (F1) ❑Loamy Gleyed Matrix (F2) []Depleted Matrix (F3) ❑ Redox Dark Surface (176) -7 Depleted Dark Surface (F7) []Redox Depressions (F8) Depth (inches): Sample Point: CU -2 'Location: PL=Pore Lining, M=Matdx Indicators for Problematic Hydric Soils' El coast Prairie Redox (At 6) ❑Iron -Manganese Masses (F12) ❑Other (Explain in Remarks) 'Indicators of hydrophylic vegetation and wetland hydrology must be present, unless disturbed or problematic. _Yes ❑ Hydric Soil Present? No `I Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) _ Secondary Indicators (minimum of two required) L] Surface Water (At) ❑Water -Stained Leaves (139) []Surface Soil Cracks (136) ❑High Water Table (A2) ❑Aquatic Fauna (B13) ❑ Drainage Patterns (1310) ❑Saturated in Upper 12" (A3) ❑True Aquatic Plants (B14) ❑Dry -Season Water Table (C2) ❑Water Marks (Bt) E] Hydrogen Sulfide Odor (Cl) []Crayfish Burrows (C8) ❑Sediment Deposits (B2) ❑Oxidized Rhizospheres on Living Roots (C3) (❑Saturation Visible on Aerial Imagery (C9) ❑ Drift Deposits (133) ❑ Presence of Reduced Iron (C4) El Stunted or Stressed Plants (D1) ❑Algal Mat or Crust (134) El Recent Iron Reduction in Tilled Soils (C6) [-]Geomorphic Position (D2) ❑Iron Deposits (B5) ❑Thin Muck Surface (C7) L] FAC -Neutral Test (D5) ❑Inundation Visible on Aerial Imagery (137 []Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (BB) ❑Other (Explain in Remarks) Field Observations: Surface Water Present Yes ❑ No Depth (inches) ❑ Water Table Present? Yes ❑ No W71 Depth (inches): Wetland Hydrology Present? Yes J Saturation Present? Yes ❑ No U Depth (inches): No (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks: NIM US Army Corps of Engineers EanhView Environmental Inc. Midwest Region ievw low. environlM�4, Wetland Delineation and Threatened & Endangered Species Survey Cole Property (Part II) Iowa City, Iowa Prepared for North Dubuque Street LLC July, 2016 EVE PROJECT #: NDS -001 Prepared by: Reid Stamer Restoration Ecologist, PWS EarthView Environmental, Inc. 310 Second St. Coralville, Iowa 52241 Phone: 319-358-2542 Fax: 319-358-2562 Email: Reid@eveinc.consulting TABLE OF CONTENTS Contents 1.0 Executive Summary ............................................................................................................................................................................5 2.0 Wetlands.................................................................................................................................................................................................5 2.1 Methodology.....................................................................................................................................................................................5 2.2 Existing Wetlands...........................................................................................................................................................................5 2.3 Wetland Determinations.............................................................................................................................................................8 2.4 Wetland Functions and Values..................................................................................................................................................8 3.0 Threatened and Endangered Species..........................................................................................................................................9 3.1 Methodology.....................................................................................................................................................................................9 3.2 Summary of Habitat.......................................................................................................................................................................9 3.2.1 Early -Successional Forest...................................................................................................................................................9 3.2.2 Mid -Successional Forest......................................................................................................................................................9 3.2.3 Late -Successional Forest..................................................................................................................................................10 3.3 Federal Listed Threatened or Endangered Species.......................................................................................................10 3.4 State Listed Threatened or Endangered............................................................................................................................10 4.0 Regulatory Review...........................................................................................................................................................................11 5.0 Conclusions.........................................................................................................................................................................................11 References...................................................................................................................................................................................................13 Appendix A: USGS 7.5 Minute Quadrangle Map (1:24,000)...................................................................................................14 AppendixB: Soils Map............................................................................................................................................................................15 AppendixC: Habitat Types...................................................................................................................................................................16 AppendixD: Site Photos........................................................................................................................................................................17 Appendix E: IDNR Environmental Review Letter.......................................................................................................................21 Appendix F: Threatened & Endangered Species List, Johnson County, IA.......................................................................22 Appendix G: Wetland Delineation Data Sheets............................................................................................................................ 23 Wetland Delineation and T&E Survey — Cole Property (Part II), Iowa City, Iowa Page 4 EarthView Environmental, Inc. July 2015 1.0 Executive Summary EarthView Environmental Inc., (EVE) was contracted by North Dubuque Street LLC (NDS) to complete a wetland delineation and threatened and endangered (T/E) species survey within a 10 acre parcel in Iowa City, Johnson County, Iowa (Figure 1). The project is located in the Northeast quarter of Section 4, Township 79 North, Range 06 West. This project is an addition to a previous study conducted on 60 acres adjacent to and within the vicinity of the current study (EVE, 2013). The previous project found approximately 1.25 acres of forested floodplain and side -hill seep wetlands, as well as habitat for the federally listed Indiana Bat (Myotissodalis) and Northern Long -Eared Bat (Myotisseptentrionalis). The current 10 acre survey found an additional 0.07 acres of wet prairie seep wetland, which is a continuation of the previously delineated wetland C-5 (EVE, 2013). Similar to the preceding survey, roosting habitat for the federally listed Indiana Bat and Northern Long -Eared Bat is present within the parts of wooded areas of the parcel. In addition, Green Dragon (Arisaema draconitum) was identified within the project area. This plant is considered relatively rare and is an indicator that the native flora is intact. As such, there is a higher potential for several state -listed T/E.. P 2.0 Wetlands 1 Methodology Field analysis was completed on 7/5/2016 using the routine onsite determination method defined in the U.S. Army Corps of Engineers Wetland Delineation Manual (Environmental Laboratory, 1987) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Midwest Region (USACE, 2010). Delineation data points and wetland boundaries were recorded across the site using a Trimble Geo-XH GPS unit. Associated shapefiles are available upon request. 2.2 Existing Wetlands No National Wetland Inventory wetlands are mapped within the immediate project vicinity, however, using the above methodology, one wetland was delineated, labeled NDS -03 (Figure 2). The delineated wetland is a continuation of the previously delineated wetland C-5, a wet prairie seep (EVE, 2013). This area has been partially filled due to a severe head -cut to the northeast. RunINOYi+ot, Pm.• FaY c_ Project Boundary - 2016 -Project Boundary - 2013 Nw. Emdn Rd NE R,R Un SPKdr.151 �6 uF � EPn Rd s E R,dwn 5, aMEN1onNEN IN a■■■•■■E■M so ■� 7t■MMM■■■�■wii teltmo■■u,' �v lEJEY■YY■Yti� A separate area, near the north end of the project, Figure 1: Project Location was identified and determined to be upland with temporary and artificial development of hydrophytic vegetation. Placement of a spoil pile at this location has caused surface water to collect and cattails (hydrophytic vegetation) have become established here. SSURGO soil data mapping indicate this area is a Fayette Silt Loam with 0% hydric presence, however, soils observed during field investigation are practically impenetrable due to the high amount of gravel within the compacted fill material, and could not be penetrated for investigation of hydric soil indicators. Similarly situated areas adjacent to the spoil pile are all upland. It is evident that the presence of hydrophytic plants in Wetland Delineation and T&E Survey - Cole Property (Part II), Iowa City, Iowa Page 5 EarthView Environmental, Inc. July 2015 FO tet Rd d0� E., =wa M� a P•nnx,6 w P.& Rd P.Y c_ Project Boundary - 2016 -Project Boundary - 2013 Nw. Emdn Rd NE R,R Un SPKdr.151 �6 uF � EPn Rd s E R,dwn 5, aMEN1onNEN IN a■■■•■■E■M so ■� 7t■MMM■■■�■wii teltmo■■u,' �v lEJEY■YY■Yti� A separate area, near the north end of the project, Figure 1: Project Location was identified and determined to be upland with temporary and artificial development of hydrophytic vegetation. Placement of a spoil pile at this location has caused surface water to collect and cattails (hydrophytic vegetation) have become established here. SSURGO soil data mapping indicate this area is a Fayette Silt Loam with 0% hydric presence, however, soils observed during field investigation are practically impenetrable due to the high amount of gravel within the compacted fill material, and could not be penetrated for investigation of hydric soil indicators. Similarly situated areas adjacent to the spoil pile are all upland. It is evident that the presence of hydrophytic plants in Wetland Delineation and T&E Survey - Cole Property (Part II), Iowa City, Iowa Page 5 EarthView Environmental, Inc. July 2015 this small area is directly the result of the placement of impermeable fill material. This has allowed for temporary ponding or saturation in an otherwise upland area, a result of ongoing construction activities. Wetland Delineation and ME Survey - Cole Property (Part Ill, Iowa City, Iowa Page 6 EarthView Environmental, Inc. July 2015 Figure 2: Project Boundary and Delineated Wetlands Wetland Delineation and ME Survey - Cole Property (Part 11), Iowa City, Iowa Page 7 EarthView Environmental, Inc. July 2015 2.3 Wetland Determinations Wetland NDS -03: Partially Filled Wet Prairie 0.07 acres Data Point NDS -03 Photo 7 (Appendix D) Location: Wetland NDS -03 is located on the western edge of the 10 acre parcel and is contiguous with wetland C-5 (EVE, 2013) to the southwest. The wetland area can be described as a flat, broad valley with an actively head -cutting gully to the northeast, which is actively depositing sediment within the wetland. Dominant Vegetation: Vegetation is relatively sparse and dominated by opportunistic species, undoubtedly due to the sediment influx from the adjacent headcut. The Dominance Test and Prevalence Index are met throughout the wetland. Herbaceous stratum • Canadian Clearweed (Pilea pumila) - FACW • Garlic -Mustard (Alliaria petiolata) - FAC • Canadian Honewort (Cryptotaenia canadensis) - FAC • Jack -in -the -Pulpit (Arisaema triphyllum) - FACW Hydric Soil Indicator: (173) - Depleted Matrix Hydrology: Wetland hydrology is achieved through a combination of surface flow, as well as subsurface seepage (explained in detail on Page 9 of the 2013 Delineation Report). Primary Indicators: (A3) - Saturated in Upper 12", (B2) - Sediment Deposits Secondary Indicators: (1310) - Drainage Patterns, (D2) - Geomorphic Position, (D5) - FAC -Neutral Test Adiacent Uplands: The wetland boundary is generally defined by the toe of the slope, with uplands located on relatively steep hillslopes. Vegetation in the sampled upland area meets the Dominance Test, although it is dominated exclusively by FAC and FACU species. The canopy is dominated by Common Hackberry (Celtis occidentalis) and Bitter -Nut Hickory (Carya cordiformis), while the shrub layer is dominated by Eastern Prickly Gooseberry (Ribes cynosbati), Rambler Rose (Rosa multiflora), and Japanese Honeysuckle (Lonicera japonica). The herbaceous layer is dominated by Jumpseed (Persicaria virginiana), Garlic Mustard (Alliaria petiolata), and Canadian Honewort (Cryptotaenia canadensis). Soils are non -hydric and lack redox features throughout. Soils are very dark grayish brown (10YR 3/2) for the top 4 -inches, with dark yellowish brown (10YR 4/4) from 4 to 20 -inches. No wetland hydrology indicators are met. 2.4 Wetland Functions and Values Wetland functions and values were calculated using MnRAM 3.4. Wetland NDS -03 can be categorized as a moderate quality depressional/tributary that primarily discharges groundwater, as evidenced by the seep. The following functions are present within the wetland area: • Maintenance of the hydrologic regime • Flood/stormwater/attenuation • Downstream water quality • Maintenance of wetland water quality • Maintenance of wildlife habitat • Aesthetic/recreation/education/cultural Wetland Delineation and T&E Survey - Cole Property (Part 11), Iowa City, Iowa Page 8 EarthView Environmental, Inc. July 2015 3.0 Threatened and Endangered Species 3.1 Methodology A site survey was conducted in conjunction with the wetland delineation on 7/5/2016. The entire project area was walked to identify areas of elevated diversity, remnant, or mature habitat. The northwestern corner of the site was quickly identified as a highly disturbed area containing stockpiled fill material, with minimal possibility of rare species presence. Notable habitat areas include three forested areas, distinguished by tree stand age and dominant vegetation, as well as a grassed corridor. Habitat areas were approximated using current and historic air photos, dating back as far as the 1930's (Appendix C). Species assemblages were surveyed in -field. The delineated wetland (NDS -03) is a seep that is primarily fed by groundwater, which is an uncommon wetland type within this part of Johnson County and would typically have the potential for rare species. However, due to an influx of sediment from an adjacent headcut, T/E species presence is unlikely. A thorough description of this area is available in Section 2.3 and Appendix G, datasheet NDS -03. 3.2 Summary of Habitat 3.2.1 Early -Successional Forest Approximately two-thirds of 6 total acres of woodland can be classified as early -successional forest, defined as any tree stand under 40 years old (Iowa Department of Natural Resources, 2010). Within the project area these early -successional areas were likely historically managed for either pasture or hay production, prior to reforestation sometime in the 1980's. Dominant canopy species include, American Elm (Ulmus americana), Honey Locust (Gleditsia triacanthos), Black Locust (Robinia pseudoacacia), Black Walnut Uuglans nigra), Box Elder (Acer negundo), Bitternut Hickory (Carya cordiformis), and Black Cherry (Prunus nigra). The understory is dominated by Jumpseed (Persicorio virginiano), Garlic Mustard (Alliaria petiolata), Stinging Nettle (Urtica dioica), as well as a variety of other common woodland plant species. Several dead elm trees with peeling bark and/or cavities are present in the southern half of the early -successional area east of the grassed corridor. 3.2.2 Mid -Successional Forest Mid -stage forests range from 41 to 80 years in age (IDNR, 2010), though those present within the project tend to be in the latter age group. These medium -age woodlands can be further divided based on the quality of the woodland. The forested area west of the grassed corridor can be categorized as a moderate quality woodland. Dominant canopy species include, White Oak (Quercus alba), Bitternut Hickory (Carya cordiformis), Black Walnut (Juglons cinerea), Black Cherry (Prunus nigra), with American Linden (Tilio americana), Sugar Maple (Acer saccharum) and Japanese Honeysuckle (Lonicero japonica) in the understory. Herbaceous species include, Garlic Mustard (Alliaria petiolate), Virginia Creeper (Parthenocissus quinquefolia), Jack -in -the -Pulpit (Arisaema triphyllum), and Clustered Snakeroot (Soniculogregorio). The remaining 1.8 acres of mid -successional forest east of the grassed corridor can be classified as "high quality" and merits special consideration. This area encompasses two ravines near the southern edge of the parcel, dominated by White Oak (Quercus alba) and Shagbark Hickory (Carya ovata), with a minor component of Black Walnut Uuglans cinerea), Black Cherry (Prunus nigra), and American Linden (Tilio americana). Several snags with loose bark and/or cavities are also present within this area. Herbaceous species include, Canada Germander (Teucrium canadense), Virginia Creeper (Parthenocissus quinquefolia), Jack -in -the -Pulpit (Arisaema triphyllum), Clustered Snakeroot (Saniculo gregaria), and a variety of other Wetland Delineation and T&E Survey - Cole Property (Part 11), Iowa City, Iowa Page 9 EarthView Environmental, Inc. July 2015 woodland species. Of special note, this area hosts a healthy population of Green Dragon (Arisaema dracontium) , a relatively rare plant that is an indication that the original woodland flora is intact (Hilty, 2016). The presence of this indicator species, in combination with a mature oak -hickory canopy stipulates a higher potential for other rare or T/E species. 3.2.3 Late -Successional Forest The late stage woodland is over 81 years old, located west of the grassed corridor. The stand is dominated by shade tolerant trees and shrubs such as, American Linden (Tilia americana), Sugar Maple (Acersaccharum), Black Cherry (Prunus nigra), and Japanese Honeysuckle (Lonicera japonica), although Cottonwood (Populus deltoides) and Elm species (Ulmus ssp.) are also present. Herbaceous species include, Garlic Mustard (Alliaria petiolata), Virginia Creeper (Parthenocissus quinquefolia), Jack -in -the -Pulpit (Arisaema triphyllum), Clustered Snakeroot (Sanicula gregaria), and Wingstem (Verbesina alternifolia). The northern edge of the woodland has been drastically altered by the placement of fill material, as well as a very large headcut that is depositing sediment into wetland NDS -03. 3.2.4 Grassed Corridor A utility easement bisects the parcel from the northeast to the southwest. The center 30 -feet of the easement has been kept mowed short, leaving approximately 10 -feet on each side that has filled in with a variety of fairly opportunistic species, such as Canadian Thistle (Cirsium arvense), Reed Canary Grass (Phalaris arundinacea), and Goldenrod (Solidago ssp.). Because this area is continually disturbed by easement clearing it is unlikely that any T/E species would be present, although this area may be used as foraging habitat for flying predators. 3.3 Federal Listed Threatened or Endangered Species EVE accessed and reviewed the U.S. Fish and Wildlife Service (USFWS) Threatened and Endangered Species Website in June of 2016 (USFWS, 2016). Eight (8) federally -listed threatened, endangered, candidate, or otherwise protected species are known to occur in Johnson County, Iowa, including: Haliaeetus leucocephalus, Lampsilis higginsii, Myotis sodalis, Myotis septentrionalis, Lespedeza leptostachya, Platanthera leucophaea, Platanthera praeclara, and Sistrurus catenatus. Of these species, potential habitat is present for the endangered Indiana Bat (Myotissodalis) and the Northern Long -Eared Bat (Myotisseptentrionalis) within the project area. More specifically, summer roosting habitat is present within the southeast quadrant of the 10 acre parcel (Appendix C). Roost trees in this area are primarily dead snags ranging from 6-36" DEH with loose/peeling bark, crevices, and/or cavities. Shagbark hickories in various stages of development are also present in this area. Additionally, the woodlands within the project area meet the other criteria for summer roosting habitat: they are within Y2 mile of a permanent water source, contain foraging habitat (i.e. upland and bottomland forests, wooded edges, open corridors), and are directly adjacent to other mature woodlands containing suitable roosting habitat (EVE, 2013). Furthermore, other woodland areas noted within the project area, while not providing summer roosting habitat, may be utilized by protected Myotis species for foraging habitat. The federally protected Bald Eagle (Haliaeetus leucocephalus) could be present in this area due to proximity with the Iowa River; however, no nests were noted or are currently known to be present in the project area. 3.4 State Listed Threatened or Endangered A Request for Environmental Review was sent to the Iowa Department of Natural Resources (IDNR) on 6/27/2016 with a response issued on 7/1/2016, noting "no -site specific records that would be impacted by this project," however, "if listed species or rare communities are found during the planning or construction phases, additional studies and/or mitigation may be required." The Review also noted that the Indiana Bat and Northern Long -Eared Bat "may occur in the area of this project' (Appendix E). Wetland Delineation and T&E Survey - Cole Property (Part II), Iowa City, Iowa Page 10 EarthView Environmental, Inc. July 2015 Additionally, EVE accessed the IDNR Natural Areas Inventory in June 2016; thirty-two (32) state -listed T/E species are known to occur in Johnson County, Iowa. Of these, there is a moderate to high potential for five (5) species. Four of these species are woodland plants that would be most likely to occur in the high quality mid -successional forest. Potential habitat for the Barn Owl (Tyto alba) consists of trees with cavities and coincides with the mapped Myotis ssp. habitat (Appendix C) No individuals were identified by EVE or are otherwise known to exist within the project area. See Appendix F for a preliminary analysis of potential species presence. 4.0 Regulatory Review The U.S. Army Corps of Engineers regulates the discharge of dredged or fill materials into all regulated waters of the United States, including wetlands, in Section 404 of the Clean Water Act (USAEWES Environmental Laboratory, 1987). The process of Jurisdictional Determination, conducted by the U.S. Army Corps of Engineers, may determine that all or part of the wetlands delineated for this project are considered regulated. Based on the information provided, it appears this project may involve filling part of a wetland and therefore may require permits from the Corps of Engineers and the Iowa Department of Natural Resources prior to beginning work. The Corps of Engineers normally requires acquisition of a Section 404 permit and mitigation when any wetland impact is proposed. In general, there are two types of permits as described below. Nationwide Permits: A nationwide permit is generally the simplest form of the 404 permits. A wetland fill of 1/2 acre or less is permitted under a Nationwide Permit. This permit also requires preconstruction notification to the Corps for impacts to as little as 1/10 of an acre or less. Generally, this permit takes 30 to 45 days to obtain. Individual Permits: An individual permit requires a full public interest review. A Public Notice is distributed to all known interested persons. After evaluating comments and information received, a final decision on the application is made. The permit decision is generally based on the outcome of a public interest balancing process in which the benefits of the project are balanced against the detriments. A permit will be granted unless the proposal is found to be contrary to the public interest. Processing time usually takes 60 to 120 days unless a public hearing is required or an environmental statement must be prepared. During the permitting process for either type of permit, the Corps of Engineers requires that applicants first establish that impacts to wetlands cannot be avoided. Permit applicants then must demonstrate that reasonable efforts to minimize impacts to wetlands have been made in the design and construction plans. Having taken the first two steps, applicants then must provide a plan for compensation, usually through mitigation, for unavoidable impacts. In general, our experience has been that the Corps requires in-kind mitigation be done at a minimum ratio of one (1) to one (1) but often requires a compensation ratio of 1.5:1 to 2.5:1 (i.e., two and one-half acres of constructed wetland for every one acre of impact). For difficult/impossible to create wetlands such as bogs, fens, and seeps, the mitigation ration may be as high as 10:1. 5.0 Conclusions EarthView Environmental delineated 0.07 acres of wet prairie seep wetland within the project boundary. Additional wetlands are also present the immediate project vicinity (EVE, 2013). The U.S. Army Corps of Engineers may determine that all, or parts the wetlands within the areas delineated in 2013 and 2016 are jurisdictional and therefore regulated. Before any construction activities begin in these wetland areas, Wetland Delineation and ME Survey — Cole Property (Part II), Iowa City, Iowa Page 11 EarthView Environmental, Inc. July 2015 consultation with the U.S. Army Corps of Engineers and Iowa Department of Natural Resources is strongly recommended. Some of the forested areas within the project area contain rare plant communities, typical of remnant (pre - settlement) woodlands. These areas have a high potential for presence of several listed woodland plant species. Additionally, potential roosting habitat for both federally listed Myotis ssp. is present within parts of the woodland. Before any construction activities begin in the woodland areas identified as "Potential Myotis ssp. summer roosting habitat' in this report, consultation with the Iowa Department of Natural Resources and U.S. Fish and Wildlife Service is strongly recommended. This report has been prepared for the exclusive use of our client and forspecific application to the project discussed. To the best of my knowledge the above statements, attachments, including those labeled and identified as enclosures, and all conclusions are true, accurate, and based on current environmental principles and science. No warranties, either expressed or implied, are intended or made, /n the event that changes in the nature, design or location of the project as shown are planned, the conclusions and recommendations contained on thisform shall not be considered valid unless Earth View Environmental, Inc. reviews the changes and either verifies or modifies the conclusions of thisform in writing. This report has been prepared by: Reid Starner, Restoration Ecologist/PWS 7/29/2016 Wetland Delineation and ME Survey - Cole Property (Part II), Iowa City, Iowa Page 12 EarthView Environmental, Inc. July 2015 References Callahan, E., R. Drobney, and R. Clawson. 1997. Selection of summer roosting sites by Indiana bats (Myotis sodalis) in Missouri. J. Mamm. EarthView Environmental Inc. (2013). Wetland Delineation and Threatened & Endangered Species Survey, Cole Property Wetland Delineation. Coralville, IA. Gardner, J., J. Hofmann and J. Garner. 1996. Summer distribution of the Federally endangered Indiana bat (Myotis sodalis) in Illinois. Transactions of the Illinois State Academy of Science. Hilty, J. (2016, January 11). Arisaema dracontium (Green Dragon). Retrieved from http://www.illinoiswildflowers.info/ Iowa Department of Natural Resources. (2016, June). Natural Areas Inventory. https://programs.iowadnr.gov/naturalareasinventory Iowa Department of Natural Resources. (2010, June). Iowa's Forests Today. An Assessment of the Issues and Strategiesfor Conserving and Maintaining Iowa's Forests. MnRAM, 2010. Minnesota Routine Assessment Method (MnRAM) for Evaluating Wetland Function, Version 3.4 Beta. Minnesota Board of Water & Soil Resources. USAEWES Environmental Laboratory. 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1. U. S. Army Corps of Engineers (USACOE). 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Midwest Region, ed. J. S. Wakeley, R. W. Lichvar, and C. V. Noble. ERDC/EL TR -08-27. Vicksburg, MS: U.S. Army Engineer Research and Development Center. U.S. Fish and Wildlife Service. (2016, Jun) USFWSMidwest Region, County Distribution of Federally Threatened, Endangered, Proposed and Candidate Species, Iowa. http://www.fws.gov/midwest/endangered/lists/iowa-cty.html Wetland Delineation and T&E Survey - Cole Property (Part 11), Iowa City, Iowa Page 13 EarthView Environmental, Inc. July 2015 Appendix A: USGS 7.5 Minute Quadrangle Map (1:24,000) Legend USGS 24,000 Topographic Map W O Delineation Boundary - 2016 0 0.25 0.5 0.75 1 S Q Delineation Boundary - 2013 vnmmmnmmE====z==3mnwmnmmmzz=== Miles EarthView Environmental Inc. 7/14/2016 USGS Map Courtesy. Iowa Geographic Map Server Wetland Delineation and ME Survey - Cole Property (Part II), Iowa City, Iowa Page 14 EarthView Environmental, Inc. July 2015 Appendix B: Soils Map N Q Delineation Boundary - 2013 1-32% W* Hydric Boundary - 2016 33-65% W* r Hydric Soil Presence 66-99% SSURGO Soils Data S 0% `";,. 100% EanhView Environmental Inc. 7/1412016 SSURGO Soil Data Courtesy: http://dategateway.nres.usda.gov/ Wetland Delineation and ME Survey - Cole Property (Part II), Iowa City, Iowa Page 1S EarthView Environmental, Inc. July 2015 Appendix C: Habitat Types Habitat Types Potential Myotis ssp. summer roosting habitat. NDS -02 ✓ �� Delineation Boundary Habitat Types M late -Successional OWetland (2016) Early -Successional _ Mid -Successional Roosting Habitat Grassed Corridor - Mid -Successional (High Quality) EarthView Environmental Inc. 7/14/2016 Wetland Delineation and ME Survey – Cole Property (Part II), Iowa City, Iowa Page 16 EarthView Environmental, Inc. July 2015 Appendix D: Site Photos Photo 1: Grassed Corridor Location: Near northeast corner Date: 7/5/2016 View from northeast Photo 2: Early -Successional Forest Location: Northeast Quadrant Date: 7/5/2016 View from north Photo 3: Ravine in High Quality Mid - Successional Forest Data Point NDS -03 Date: 7/5/2016 View from north Wetland Delineation and ME Survey - Cole Property (Part II), Iowa City, Iowa Page 17 EarthView Environmental, Inc. July 2015 Photo 4: High Quality Mid -Successional Forest Data Point: NDS -03 Date: 7/5/2016 View from north Photo 5: Green Dragon (Arisaema dracontfum) Location: High Quality Mid -Successional Forest Date: 7/5/2016 Photo 6: Habitat Tree Location: Southeast Quadrant Date: 7/5/2016 Wetland Delineation and T&E Survey - Cole Property (Part 1I), Iowa City, Iowa Page 18 EarthView Environmental, Inc. July 2015 Photo 7: Wet Prairie Seep Data Point: NDS -03 Date: 7/5/2016 View from northeast Photo 8: Wet Prairie Seep Data Point: NDS -03 Date: 7/5/2016 Photo 9:20' Deep Head Cut Location: Just northeast of NDS -03 Date: 7/5/2016 View from southwest Wetland Delineation and ME Survey - Cole Property (Part II), Iowa City, Iowa Page 19 EarthView Environmental, Inc. July 2015 Photo 10: Late -Successional Forest Data Point: NDS -04 Date: 7/5/2016 View from northeast Photo 11: Cattails Growing Near Spoil Pile Location: Northwest Quadrant Date: 7/5/2016 Wetland Delineation and ME Survey - Cole Property (Part II), Iowa City, Iowa Page 20 EarthView Environmental, Inc. July 2015 Appendix E: IDNR Environmental Review Letter Dear Mr. Starner Proposed Forest View Development Iowa City Johnson County Section 4, Township 79N, Range 06W Thank you for inviting Department comment on the impact of this project. The Department has searched for records of rare species and significant natural communities in the project area and found no site-specific records that would be Impacted by this project. However, these records and data are not the result of thorough field surveys. If listed species or rare communities are found during the planning or construction phases, additional studies and/or mitigation may be required. If the construction plans change, the Department should be contacted for another review. The Indiana bat (Myons sodolis), a state- and federally -endangered species, and the northern long-eared bat (Myons septentrionalis(, a federally threatened species, have the potential to inhabit this area of the state and mayoccvr in the area of this project Indiana bats are found in areas of mature upland forest and along wooded corridors of small streams. The bats forage for insects beneath the canopy. Female Indiana bats form maternity colonies under loose tree bark Northern long-eared bats spend winter hibernating in caves and mines, called hibernacula. During the summer, northern long-eared bats roost singly or in colonies underneath bark in cavities or in crevices of both live trees and snags (dead trees) and may roost in structures such as old buildings, culverts, and bridges. The enclosed guidelines provide information about the habitat requirements and survey methods for Indiana bat summer habitat. These guidelines may also be used for the northern long-eared bat. If it appears that you will disturb potential Indiana bat and/or northern long-eared bat summer habitat, and seasonal tree removal guidelines cannot be met, we suggest that you contact the US Fish and Wildlife Service regarding this project The Rock Island Field Office may be reached at (3091757-5800 or 1511 47 h Ave, Moline IL 61265-7022. This letter is a record of review for protected species, rare natural communities, state lands and waters in the project area, including review by personnel representing state parks, preserves, recreation areas, fisheries and wildlife but does not include comment from the Environmental Services Division of this Department. This letter does not constitute a permit. Other permits may be required from the Department or other state or federal agencies before work begirt on this project. Please reference the fogowing DNR Environmental Review/Sovereign Land Program tracking number assigned to this project in all future correspondence related to this project: 13232. If you have questions about this letter or require furtherinfonnation, please contact meat SETH MOORE Sovereign lands & Environmental Review Coordinator Iowa Department of Natural Resources D 515.725.94641 seth.mooreroldnr.iowa.eov 502 E. 9th Street I Des Moines, IA 50319-0034 WWW.IOWADNR.GOV Mjjo Leading Iowans in Caring for Our Natural Resources. Wetland Delineation and T&E Survey— Cole Property (Part 11), Iowa City, Iowa Page 21 EarthView Environmental, Inc. July 2015 Appendix F: Threatened & Endangered Species List, Johnson County, IA Common Name Scientific Name Group State Status Federal Status Potential for Species Presence? Bald Eagle Halfaeelus leucooliphatus BIRDS S Protected Yes low potential Bam Owl T to alba BIRDS E Yes, moderate potential King Rail Rallus slogans BIRDS E No lack of habitat Northern Harrier Cacuscaneus BIRDS E No. lack of habitat Freckled Medium Nolurus nocturnus FISH E No, lack of habitat Orangethroat Darter Elheostome speclabile FISH T No, lack of habitat Butterfly Mussel Elli saris kneolete FRESHWATER MUSSELS T No lack of habitat Creeper mussel Sfro hitus undulatus FRESHWATER MUSSELS T No, lack of habitat Higgins a" (Pearly Mussel Lam ills hl inti FRESHWATER MUSSELS E E No. lack of habitat Pistoll mussel Trillie verrucose FRESHWATER MUSSELS E No, lack of habitat Purple Wart back muscle Cyclonefes tuberculate FRESHWATER MUSSELS T No, lack of habitat Round Pigtoe mussel Pleurobeme sintowe FRESHWATER MUSSELS E No, lack of habitat Sheenose mussel Plothobasus cyphyus FRESHWATER MUSSELS E No, lack of habitat Yellow Sandshell Lam sflis teres FRESHWATER MUSSELS E No. lack of habitat B s5us Skipper Problems b ssus INSECTS T No, lack of habitat Indiana bat Myofis sodaGs MAMMALS E Yes, high potental i;;&. ared Bat lis MAMMALS T Yes high potential Spotted Skunk Silo ale Pufarius MAMMALS E No, lack of habitat pinesuip Alaricalrope hypopflhys PLANTS DICOTS T Yes. high potential Pink Milkwod Polygala incarnate PLANTS DICOTS T No, lack of habitat Prairie bush -clover Les edoza le lostach a PLANTS DICOTS T No, lack of habitat Ricebutton Aster Aster dumosus PLANTS GIGOTS E No, lack of habitat Waxteaf Meadowrue Thalfcbum revdulum PLANTS DICOTS E Yes, low paternal Wooly Milkweed Asiaephislang oss PLANTS DICOTS T Yes, law potential Eastern Prairie Fringed Orchid Platanthera leuco haea PLANTS MONOCOTS E T No. lack of habitat Oval Ladies -tresses SpeamMes ovalis PLANTS MONOCOTS T Yes, high Potential Pak Cveen Orchid Plalentlrera Aave PLANTS MONOCOTS E Yes, high poentual Showy Lady's Slipper Cypopedivan re ince PLANTS MONOCOTS T No, lack of habitat Slender Ladies -tresses s "entheslacera PLANTS MONOCOTS T Yes. low potential Slimavetl Panic Grass Dichanlhehum llneanfolium PLANTS MONOCOTS T No, lack of habitat Weste-lern raise fringed orchid Platanlhere praeclara PLANTS MONOCOTS T Nolack of habitat GYpetl Pore Lycopoduen clavalum PLANTS PIERIODOPHYTES E Yes, high potential Oak Fern G mnocar ium dryoplens PLANTS PTERIODOPHYTES T No. lack of habitat Blandi 'a Turtle Em o,daa Niindin if REPTILES T No, tack of habitat Common Musk Turtle Sternotherus odorafus REPTILES T No, lack of habitat Eastern Massasau a Rattlesnake Sistrurus catenafus REPTILES E Candidate No, lack of habitat Ornate Box Turtle Terreperne consist REPTILES T No, lack of habitat Categories of "Potential for Species Presence" are defined as follows: No, lack of habitat Suitable habitat is not present; the project area does not include, or the project activity does not affect, habitat types required for the species. This designation is generally associated With species requiring very specific habitat needs. Yes low potential Preferred habitat is not present, but the possibility of occurrence cannot be ruled out Disturbance, lack of diversity, high presence of invasive species, or other confounding environmental factors severely reduce the potential for presence. Yes, moderate potential Appropriate habitat may be present but is not otherwise protected; individuals of a species are not (mown to be present. Often, these species are rare but have general habitat requirements. Yes, high potential Specifically protected, high quality, or otherwise rare, unique, or diverse habitat required by a species is present (mature woodland, remnant seeps, fens, etc.) or there are documented occurrences of the species in the project vicinity. Wetland Delineation and T&E Survey —Cole Property (Part 11), Iowa City, Iowa Page 22 EarthView Environmental, Inc. July 2015 Appendix G: Wetland Delineation Data Sheets Wetland Delineation and ME Survey — Cole Property (Part ll), Iowa City, Iowa Page 23 EarthView Environmental, Inc. July 2015 etland Determination Data Form - Midwest Regio Project/Site: NDS -001 Services for Wetland & Other Sensitive Areas for the City/County: Iowa City Date: 7/5/2016 Applicant/Owner. North Dubuque Street LLC State: IA Sample Point: NDS-O� Investigator(s): EarthView Environmental Inc. (R. Starner) Section, Township, Range: T79NRO6W04 Landform (hillslope, terrace, etc.): ravine Local relief (concave, convex, none): concave Slope (%) 2-5% Latitude(dd): 41.68238 Longitude(dd): -91.54407 Datum: NAD 1983 UTM Zone 15N Soil Map Unit Name: Fayette silt loam, till plain, 2540% slopes Are climatic / hydrologic conditions on the site typical for this time of year? Yes L No ❑ (If no, explain in Remarks.) Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? i] No ❑ Are Vegetation Soil ❑ or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks.) Summary of Findings - Attach site map showing sampling point locations, transects, important features, et Hydrophytic Vegetation present? u Wetland Type: Hydric Soil present? Is the Sampled Area Wetland ❑ m Wetland Hydrology present? O within a Wetland? Non -Wetland ❑O Remarks: Vegetation Canadian Clearweed 10 Absolute Dominant Alliada petiolata Tree Stratum: Plot size. 3011 radios Common Name % Cover Species? Status Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, OR FAC: 4 (A) Total Number of Dominant 1 Cryptotaenia canadensis Canadian Honewort 0 YES Arisaema triphyllum 2. 5 YES 0 0 0 0 x5= 0 0 25 (A) 0 0 0 Species Across All Strata: 4 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 100% (A/B) 4. _ 0 0 5. 0 I p = Total Coyer plinglShrub Stratum: Pim saetsrt radms Common Name 1. 2. 3. 4. S. o =Total Cover Herbaceous Stratum: Plot size: sn radius Common Name 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Pilea pumila Canadian Clearweed 10 YES Alliada petiolata Garlic -Mustard 5 YES Cryptotaenia canadensis Canadian Honewort 5 YES Arisaema triphyllum Jack -in -the -Pulpit 5 YES x4= 0 0 0 x5= 0 0 25 (A) 60 (B 0 0 0 0 Prevelance Index worksheet: Total % Cover of: Multiply by: OBL species: 0 x 1 = 0 FACW species: 15 x2= 30 FAC species: 10 X3= 30 FACU species: 0 x4= 0 UPL species: 0 x5= 0 Column Totals: 25 (A) 60 (B Prevalence lni B/A = 2.40 Hydrophytic Vegetation Indicators: I] Dominance Testis >50% W/1 Prevalence Index is 53.0' ❑ Morphological Adaptations' (Provide supporting data in Remarks or can a separate sheet) ❑ Problematic Hydrophytic Vegetation' (Explain) 25 = Total Corer 'Indicators of hydric soil and wetland hydrology Vine Stratum: Plot size 3M radius Common Name must be present, unless disturbed or problematic. 1 2.F:o':]F--=--jF= Hydrophytic Vegetation Yes 0 Remarks: (Include photo numbers here or on a separate sheet) 0 = Total Corer Present? No ❑ Most of the area is unvegetated due to sediment build up; trees growing adjacent to, but not In low area where data point taken. US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Indicators for Problematic Hydric Sails' Redox Features (inches) Color (moist) % Color (moist) % Type' Loc' Texture Remarks: 0-2 10YR 3/1 ❑Iron -Manganese Masses (F12) sit 2-3 10YR 3/1 60 sit ❑Stratified Layers (A5) 10YR 4/1 40 3-7 10YR 5/6 sit 7-12+ 10YR 5/2 Sample Point: 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 'Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: ❑Histosol (At) ❑Sandy Gleyed Matrix (S4) Indicators for Problematic Hydric Sails' ❑Histic Epipedon (A2) E] Sandy Redox (S5) ❑Coast Prairie Redox (A16) [-]Black Histic (A3) ❑Stripped Matrix (S6) ❑Iron -Manganese Masses (F12) ❑ Hydrogen Sulfide (A4) ❑Loamy Mucky Mineral (F7) ❑Other (Explain in Remarks) ❑Stratified Layers (A5) F] Loamy Gleyed Matrix (F2) ❑2 cm Muck (A10) ❑Depleted Matrix (F3) [-]Depleted Below Dark Surface (All) ❑Redox Dark Surface (F6) 'Indicators of hydrophytic vegetation and ❑Thick Dark Surface (Al2) ❑Depleted Dark Surface (F7) wetland hydrology must be present, ❑Sandy Mucky Mineral (S1) ❑Redox Depressions (F8) unless disturbed or problematic. ❑5 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Yes ❑ Type: Depth (inches): Hydric Soil Present? No Soil Remarks: Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one Is required; check all that apply) Secondary Indicators (minimum of two required) ❑Surface Water (Al) ❑Water -Stained Leaves (B9) ❑Surface Soil Cracks (B6) E] High Water Table (A2) ❑Aquatic Fauna (B13) E/o] Drainage Patterns (B10) ❑Saturated in Upper 12" (A3) ❑True Aquatic Plants (B14) ❑Dry -Season Water Table (C2) ❑Water Marks (Bi) ❑Hydrogen Sulfide Odor (Cl) ❑Crayfsh Burrows (CB) [-]Sediment Deposits (B2) ❑Oxidized Rhizospheres on Living Roots (C3) ❑Saturation Visible on Aerial Imagery (C9) Drift Deposits (63) ❑Presence of Reduced Iron (C4) ❑Stunted or Stressed Plants (Dl) ❑Algal Mat or Crust (B4) ❑Recent Iron Reduction in Tilled Soils (C6) 7VIGeomorphic Position (D2) ❑Iron Deposits (B5) ❑Thin Muck Surface (C7) QFAC-Neutral Test (D5) Inundation Visible on Aerial Imagery (137) []Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (B8) []Other (Explain in Remarks) Field Observations: Surface Water Present? Yes ❑ No J❑ Depth (inches): Water Table Present? Yes ❑ No Wj Depth (inches): Weiland Hydrology Present? Yes ❑ Saturation Present? Yes ❑ No 0 Depth (inches): No ❑ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available Hydrology Remarks: US Army Corps of Engineers EarthView Environmental Inc. Midwest Region etland Determination Data Form - Midwest Region Project/Site: NDS -001 Services for Welland & Other Sensitive Areas for the City/County: Iowa City Dale: 7/5/2016 Applicant/Omer; North Dubuque Street LLC State: IA Sample Point: NDS -02 Investigator(s): EarthView Environmental Inc. (R. Starner) Section, Township, Range: T79NR06W04 Landform (hillslope, terrace, etc.): hillslope Local relief (concave, convex, none): convex Slope (%) 5-9% Latitude(dd): 41.68246 Longitude(dd): -91.54406 Datum: NAD 1983 UTM Zone 15N Soil Map Unit Name: Fayette silt loam, till plain, 2540°/ slopes Are climatic / hydrologic conditions on the site typical for this time of year? Yes Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are Vegetation ❑ Soil ❑- or Hydrology ❑ naturally problematic? No ❑ (If no, explain in Remarks.) Are "Normal Circumstances" present? v, No J (If needed, explain any answers in Remarks.) Summary of Findings - Attach site map showing sampling point locations, transects, important features, et Hydrophytic Vegetation present? ❑ Wetland T Is the Sampled Area Wetland LJ Weiland Hydric Soil present? Wetland Hydrology present? F]Wlthln a Wetland? Non -Wetland Remarks: Vegetation 60 =Total Cover Saolino/Shrub Stratum- Plot size'. 1511 amus Cnmmnn Name 1. 2. 3. 4. 5. 0 0 0 0 0 e =Total Cover Herbaceous Stratum: Plot size; sit amus Common Name Vin69 = Total Cover Vine Stratum: Plot size' 3orl saws Common Name 10 2. 1 PE Remarks: (Include photo numbers here or on a separate sheet) o = Total cover Prevelance Index worksheet: Total % Cover of: Multiply by: OBL species: Absolute Dominant 0 FACW species: Tree Stratum: Plot size 30lt amus Common Name %Cover Species? Status Dominance Test worksheet: 1 Number of Dominant Species That Quercus alba Northern White Oak 25 YES FACU 2 Are OBL, FACW, OR FAC: 2 (A) Carya cordifonnis Bitter -Nut Hickory 15 YES FACU 3 Total Number of Dominant Species Across All Strata: 4 (B) Carya ovata Shag -Bark Hickory 10 NO FACU Juglans nigra Black Walnut 10 NO FACU 4 5. Percent of Dominant Species That Are OBL, FACW, or FAC: 50% (A/B) 0 I _J 60 =Total Cover Saolino/Shrub Stratum- Plot size'. 1511 amus Cnmmnn Name 1. 2. 3. 4. 5. 0 0 0 0 0 e =Total Cover Herbaceous Stratum: Plot size; sit amus Common Name Vin69 = Total Cover Vine Stratum: Plot size' 3orl saws Common Name 10 2. 1 PE Remarks: (Include photo numbers here or on a separate sheet) o = Total cover Prevelance Index worksheet: Total % Cover of: Multiply by: OBL species: 0 x 1 = 0 FACW species: 20 x2= 40 FAC species: 47 x3= 141 FACU species: 62 x4= 248 UPL species: 0 X5= 0 Column Totals: 129 (A) 429 (B Prevalence Index =B/A= 3.33 Hydrophytic Vegetation Indicators: ❑ Dominance Test is >50% ❑ Prevalence Index is 53.0' ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ Problematic Hydrophylic Vegetation' (Explain) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Yes ❑ Present? No'� US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc' Texture Remarks: 0-5 1OYR 3/2 siI 5-12+ 10YR 4/3 sil Sample Point: 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 'Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: ❑Histosol (Al) ❑Sandy Gleyed Matrix (S4) Indicators for Problematic Hydric Sells' ❑ Histic Epipedon (A2) E] Sandy Redox (S5) ❑Coast Prairie Redox (A16) ❑Black Histic (A3) ❑Stripped Matrix (S6) ❑Iron -Manganese Masses (Fl2) ❑Hydrogen Sulfide (A4) ❑Loamy Mucky Mineral (F7) ❑Other (Explain in Remarks) []Stratified Layers (As) F-] Loamy Gleyed Matrix (F2) ❑2 cm Muck (A10) F-1 Depleted Matrix (F3) E] Depleted Below Dark Surface (A11) ❑Redox Dark Surface (F6) 'Indicators of hydrophytic vegetation and ❑Thick Dark Surface (Al2) E] Depleted Dark Surface (F7) wetland hydrology must be present, []Sandy Mucky Mineral (S1) []Redox Depressions (F8) unless disturbed or problematic. ❑ 5 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Yes ❑ Type: Depth (inches): Hydric Soil Present? No G Soil Remarks: Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondary Indicators (minimum of two required) []Surface Water (At) ❑Water -Stained Leaves (B9) Surface Soil Cracks (B6) f-1 High Water Table (A2) ❑Aquatic Fauna (813) [-]Drainage Patterns (B10) ❑Saturated in Upper 12' (A3) []True Aquatic Plants (B14) ❑Dry -Season Water Table (C2) ❑Water Marks (B1) F-1 Hydrogen Sulfide Odor (Ci) ❑Crayfish Burrows (C8) [—]Sediment Deposits (B2) ❑Oxidized Rhizospheres on Living Roots (C3) ❑Saturation Visible on Aerial Imagery (C9) ❑Dnfl Deposits (133) El Presence of Reduced Iron (C4) ❑Stunted or Stressed Plants (D1) ❑Algal Mat or Crust (134) ❑Recent Iron Reduction in Tilled Soils (C6) ❑Geomorphic Position (D2) ❑Iron Deposits (B5) ❑Thin Muck Surface (C7) DFAC-Neutral Test (D5) ❑Inundation Visible on Aerial Imagery (137) ❑Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (138) EjOlher (Explain in Remarks) Field Observations: Surface Water Present? Yes ❑ No RJ Depth (inches): Water Table Present? Yes ❑ No 9 Depth (inches): Wetland Hydrology Present? Yes ❑ Saturation Present? Yes ElNo R]Depth (inches): No (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available Hydrology Remarks: US Army Corps of Engineers EarthView Environmental Inc. Midwest Region `Wetland Determination Data Form - Midwest Region Project/Site: NDS -001 Services for Welland & Other Sensitive Areas for the City/County. Iowa City Date: 7/5/2016 Applicant/Owner. North Dubuque Street LLCState: IA Sample Point: NDS -03 Investigator(s): EarthView Environmental Inc. (R. Starner) Section, Township, Range: T79NR06W04 Landform (hillslope, terrace, etc.): depression Local relief (concave, convex, none): concave Slope (%) 0-2% Latitude(dd): 41.68309 Longitude(dd): -91.54521 Datum: NAD 1983 UTM Zone 15N Soil Map Unit Name: Fayette sill loam, till plain, 25-40% slopes Are climatic / hydrologic conditions on the site typical for this time of year? Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are Vegetation ❑ Soil ❑ or Hydrology naturally problematic? Yes 7No ❑ (If no, explain in Remarks.) Are "Normal Circumstances' present? E/7] No ❑ (If needed, explain any answers in Remarks.) Summary of Findings - Attach site map showing sampling point locations, transects, important features, et Hydrophytic Vegetation present? 0 Wetland Type: Hydric Soil resent? Is the Sampled Area Welland YJ >P y p � within a Wetland? Non -Wetland ❑ wet praire seep Remarks: Wetland Hydrology present? /1 Vegetation Mild Water -Pepper 30 Absolute Dominant Cryptotaenia canadensis Tree Stratum: Plotslzeson adtus Common Name %Cover Species? Status Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, OR FAC: 2 (A) 1 Phalads arundinacea Reed Canary Grass 0 NO Elymus virginicus 2. 5 NO 0 Canadian Clearweed 5 NO D Total Number of Dominant 3. 0 Species Across All Strata: 2 (B) 4. 0 0 0 0 Percent of Dominant Species 5. That Are OBL, FACW, or FAC: 100% (A/B) o =Total Corer Prevelance Index worksheet: Total %Cover of: Multiply by: Sapling/Shrub Stratum: Plot size. ISn redlus Common Name 1 0 2. 0 OBL species: 30 x 1 = 30 3. 0 FACW species: 15 x2= 30 FAC species: 20 x3= 60 FACU species: 0 x4= 0 4. 0 5. 0 p =Total Cover Herbaceous Stratum: Plot sizesn raelus Common Name UPL species: 0 X5= 0 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Persicaria hydropiper Mild Water -Pepper 30 YES Cryptotaenia canadensis Canadian Honewort 20 YES Phalads arundinacea Reed Canary Grass 5 NO Elymus virginicus Virginia Wild Rye 5 NO Pilea pumila Canadian Clearweed 5 NO 0 0 0 0 0 DBL FAC FACW FACW FACW Vine Stratum: Plot sizen rz Son Common Name 65 = Total Cover 1. 0 2. Remarks: (Include photo numbers here or on a separate sheet) c = Total cower Sparse vegetation in some areas due to sediment deposition; trees growing adjacent to, but not in wetland. Column Totals: 65 (A) 120 (B Prevalence Index = B/A = 1.85 Hydrophytic Vegetation Indicators: Ji Dominance Test is >50% /jj Prevalence Index is 253.0' ❑ Morphological Adaptations' (Protide supporting data in Remarks or on a separate sheet) ❑ Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed a problematic. Hydrophytic Vegetation Yes❑ Present? No ❑ US Army Corps of Engineers EarthView Environmental Inc. Midwest Region SOIIS Sample Point: NDS -03 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth 'v'd (inches) Color (moist) 0-5 10YR 4/3 2.5Y 5/1 5-10 10YR 5/2 2.5Y 5/1 10-20 10YR 4/1 Redox Features % Color (moist) % Type' Loc' Texture Remarks: 30 sicl recent deposition with buried debris 70 40 60 7.5YR 4/6 10 C M Sid 2.5YR 3/4 10 C PL sicl 10YR 316 5 C PL recent deposition with buried debris 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 'Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: ❑Histosol (Al) ❑Histic Epipedon (A2) [-]Black Histic (A3) E] Hydrogen Sulfide (A4) E]Stratified Layers (A5) []2 cm Muck (A10) ❑Depleted Below Dark Surface (All) []Thick Dark Surface (Al2) []Sandy Mucky Mineral (S1) ❑5 cm Mucky Peal or Peal (S3) F-1 Sandy Gleyed Matrix (S4) ❑Sandy Redox (S5) ❑Stripped Matrix (S6) [_]Loamy Mucky Mineral (F7) [-]Loamy Gleyed Matrix (F2) E/jDepleled Matrix (F3) ❑Redox Dark Surface (F6) [-]Depleted Dark Surface (F7) ❑Redox Depressions (F8) Indicators for Problematic Hydric Soils' ❑Coast Prairie Redox (A16) ❑Iron -Manganese Masses (Fl 2) ❑Other (Plain in Remarks) 'Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic. Restrictive Layer (If observed): Yes Type: Depth (inches): Hydric Soil Present? No ❑ Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondary Indicators (minimum of two required) []Surface Water (Al) ❑Water -Stained Leaves (139) ❑Surface Soil Cracks (B6) E] High Water Table (A2) ❑Aquatic Fauna (1313)❑ Drainage Patterns (B10) F/jSaturated in Upper 12" (A3) ❑True Aquatic Plants (B14) ❑Dry -Season Water Table (C2) []Water Marks (B1) ❑Hydrogen Sulfide Odor (Cl) []Crayfish Burrows (C8) OSediment Deposits (B2) ❑Oxidized Rhizospheres on Living Roots (C3) ❑Saturation Visible on Aerial Imagery (C9) ❑Drift Deposits (83) []Presence of Reduced Iron (C4) ❑Stunted or Stressed Plants (D1) ❑Algal Mat or Crust (134) ❑Recent Iron Reduction in Tilled Soils (C6) OGeomorphic Position (D2) ❑Iron Deposits (85) [-]Thin Muck Surface (C7) FAC -Neutral Test (D5) ❑Inundation Visible on Aerial Imagery (67) F-1 Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (88) ❑Other (Explain in Remarks) Field Observations: Surface Water Present? Yes ❑ No R] Depth (inches): Water Table Present? Yes ❑ No R Depth (inches): Wetland Hydrology Present? Yes 0 Saturation Present? Yes 0 No ❑Depth (inches): 0 No ❑ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available Hydrology Remarks: US Army Corps of Engineers EarthView Environmental Inc. Midwest Region etland Determination Data Form - Midwest Regio Project/Site: NDS -001 Services for Welland & Other Sensitive Areas for the CitylCounty: Iowa City Date: 7/5/2016 Applicant/Omer: North Dubuque Street LLC - - c- �^ - -_ - State: IA Sample Point: NDS -O4 Investigator(s): EarthView Environmental Inc. (R. Starner) Section, Township, Range: T79NR06W04 Landform (hillslope, terrace, etc.): hillslope Local relief (concave, convex, none): convex Slope (%) >14% Latitude(dd): 41.68323 Longitude(dd): -91.54527 Datum: NAD 1983 UTM Zone 15N Soil Map Unit Name: Fayette silt loam, till plan, 25-40% slopes Are climatic / hydrologic conditions on the site typical for this time of year? Yes FV] No ❑ (If no, explain in Remarks.) Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are "Normal Circumstances' present? vj No ❑ Are Vegetation ❑ Soil ❑ or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks.) Summary of Findings - Attach site map showing sampling point locations, transects, important features, et Hydrophytic Vegetation present? E] Welland Type: Is the Sampled Area Wetland Hydric Soil present? ❑ within a Wetland? Non -Wetland Remarks: Wetland Hydrology present? F] Vegetation Tree Stratum: 1. 2. 3. 4. 5. Plot site: 30ft rad/ us Absolute Dominant Common Name %Cover Species? Celtis occidentalis Common Hackberry 70 YES Carya cordiformis Bitter -Nut Hickory Sapling/Shrub Stratum: 1 Ribes cynosbati 2 Rosa multiflora 3 Lonicerajaponica 4. 5 5. 6 Herbaceous Stratum 1 Persicaria virginiana 2 Alliada petiolata 3 Cryptotaenia canade 4 Sanicula odorata 5 Carex shortiana 6 Arisaema triphyllum 7. FAC species: 8. x3= 9. FACU species: plot size'. 15ft rads Plot size: Sit radius Common Name Prickly Gooseberry Rose e Honeysuckle Common Name ad Black -Snakeroot Sedge Vine Stratum: Plot saesort radius Common Name 1 Parthenocissus quinquefolia Virginia -Creeper 2. Remarks: (Include photo numbers here or on a separate sheet) 40 YES 0 0 0 110 =Total Cover 15 YES 10 YES 10 YES 0 0 35 =Total Cowr 20 YES 220 15 YES 10 NO 2 NO 2 NO 0 0 0 0 69 =Total Cowr O YES 5 =Total Cowr Status Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, OR FAC: 5 (A) Total Number of Dominant Species Across All Strata: 9 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 56% (A/B) AC ACU Multiply by: OBL species: 0 Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species: 0 x 1 = 0 FACW species: 4 x2= 8 FAC species: 150 x3= 450 FACU species: 65 x4= 260 UPL species: 0 X5= 0 Column Totals: 219 (A) 718 (B Prevalence Index =B/A= 3.28 Hydrophytic Vegetation Indicators: J Dominance Test is >50% ❑ Prevalence Index is 53.0' ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Yes r❑ Present? No ❑ US Army Corps of Engineers EarthView Environmental Inc. Midwest Region Soils Profile Description Depth Ma' (inches) Color (moist) 0-4 10YR 312 4-20+ 10YR 414 Hydric Soil Indicators: Sample Point: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Redox Features Color (mast) % Type' Loc2 Texture Remarks: sit Sid RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. []Histosol (A1) []Histic Epipedon (A2) r -]Black Histic (A3) ❑Hydrogen Sulfide (A4) jStratified Layers (A5) [J2 cm Muck (Al 0) ❑Depleted Below Dark Surface (All) [-]Thick Dark Surface (Al2) ❑Sandy Mucky Mineral (S1) ❑5 cm Mucky Peat or Peat (S3) ❑Sandy Gleyed Matrix (S4) E] Sandy Redox (S5) ❑Stripped Matrix (S6) E] Loamy Mucky Mineral (F1) F-] Loamy Gleyed Matrix (F2) ❑Depleted Matrix (F3) ❑Redox Dark Surface (F6) E] Depleted Dark Surface (F7) ❑Redox Depressions (F8) Indicators for Problematic Hydric Soils' ❑Coast Prairie Redox (A16) ❑Iron -Manganese Masses (F12) ❑Other (Explain in Remarks) 'Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic. Restrictive Layer (if observed): Yes u Type. Depth (inches): Hydric Soil Present? No RJ Soil Remarks: Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondary Indicators (minimum of two required) ❑Surface Water (A1) ❑Water -Stained Leaves (139) ❑Surface Soil Cracks (86) ❑High Water Table (A2) ❑Aquatic Fauna (B13) ❑ Drainage Patterns (Bl 0) ❑Saturated in Upper 12" (A3) ❑True Aquatic Plants (1314) ❑Dry -Season Water Table (C2) []Water Marks (131) ❑Hydrogen Sulfide Odor (CI) ❑Crayfish Burrows (C8) []Sediment Deposits (62) ❑Oxidized Rhizospheres on Living Roots (C3) ❑Saturation Visibleon Aerial Imagery (C9) []Drift Deposits (83) ❑Presence of Reduced Iron (C4) ❑Stunted or Stressed Plants (D1) []Algal Mat or Crust (134) []Recent Iron Reduction in Tilled Soils (C6) []Geomorphic Position (D2) []Iron Deposits (85) ❑Thin Muck Surface (C7) F-]FAC-NeutralTest (D5) ❑Inundation Visible on Aerial Imagery(B7) []Gauge or Well Data (D9) Sparsely Vegetated Concave Surface (B8) []Other (Explain in Remarks) Field Observations: Surface Water Present? Yes ❑ No R1 Depth (inches): Water Table Present? Yes ❑ No 2/1 Depth (inches): Wetland Hydrology Present? Yes ❑ Saturation Present? Yes ❑ No J Depth (inches): No CJ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available Hydrology Remarks: US Army Corps of Engineers EarthView Environmental Inc. Midwest Region 4W �6.*W� CITY OF IOWA CITY MEMORANDUM Date: June 29, 2017 To: Planning and Zoning Commissio ."� �,% From: Eleanor M. Diikes, City Attomek I /�' Re: North District Comprehensive Plan Amendment (Forest View) Taft Speedway Levee The following background is provided with respect to the correspondence you have received from the Idyllwild Homeowners Association. Assistance to Idyllwild Before discussing City Council's decision on whether to proceed with a levee in 2012, it's Important to note what financial assistance the City had provided to the owners of Idyllwild condominium units and the Idylhvild Condominium Homeowners Association following the 2008 flood. It is also helpful to understand why the City did not purchase the condominiums as part of the buyout process. Attached to this memorandum is my memorandum from the City Attorney to City Council dated October 18, 2012 that outlines this background. Taft Speedway Levee On January 6, 2009, the City entered into a Consultant Agreement with Stanley Consultants, Inc. to provide initial estimates on a wide variety of flood mitigation and public infrastructure projects including flood protection options for the Parkview Terrace, Taft Speedway, and Idyllwild neighborhoods. In late spring of 2009, the State requested proposals for public infrastructure projects for flood repair and mitigation. At the July 27, 2009 work session, Council directed staff to apply for funds for the Taft Speedway levee. On July 29, 2009, the City submitted its application which included approximately $10.4 million (an estimate proved by Stanley Consultants, Inc.) for a levee along Taft Speedway. On November 6, 2009, the State notified the City that the levee project had not been awarded funding; the State was putting funds toward storm water and waste water projects. Subsequently the federal government appropriated additional funds for disastertflood relief efforts. On October 28, 2010, the State announced that the City was awarded nearly $16 million in the newly allocated federal CDBG funds (HUD funds to be administered by the State) for three levee projects: 1) $3.8 million for west side levee (to protect Baculis/Thatcher (now Cole) mobile home park): 2) $3.9 million for the east side levee (businesses south of Highway 6); and 3) $8 million for Taft Speedway Levee. On December 7, 2010 Council unanimously passed Resolution No. 10-513 accepting the CDBG grant for the Taft Speedway Levee. In February 2011, HUD requested that the City gather additional information on the effects the levee would have on neighboring properties. This request came as the result of letters to Senator Grassley from property owners to the South of Taft Speedway asking that the CDBG grant for the Taft Speedway Levee be rescinded. Although the State did not rescind the grant, it did require additional analysis before the City could begin design of the levee. The State awarded the City a grant of $84,550 for the study. The State and HUD specifically requested that the study address the feasibility of the project, develop various flood protection alternatives, evaluate the impacts of the alternatives, and solicit and compile public comment. June 29, 2017 Page 2 In April 2011, the City issued a request for qualifications seeking a consultant. On August 2, 2011, the City Council in Resolution No. 11-262 voted to contract with HDR Engineering, Inc. (HDR) to perform a flood mitigation study assessing the need for a levee, identifying a range of flood mitigation alternatives, and investigating the potential impacts of the alternatives. HDR presented the study to City Council at a work session on October 23, 2012. The study entailed a review of a series of options or "alternatives," five of which were discarded early in the study and seven of which were presented to City Council. The power point is available on the City's website for the work session of October 23, 2012 along with a transcription of the meeting. The HDR report is available on the City's website in the Information Packet of October 18, 2012. During the summer of 2012, HUD and State officials began to question whether the Taft Speedway levee was eligible for CDBG funds. In order for a project to be eligible for CDGB funding, the activity had to meet one of the three following national objectives: 1) benefit low to moderate income (LMI) persons; 2) prevent or eliminate slum or blight; or 3) meet an urgent need. While staff took the position that the urgent need criteria was satisfied, HUD was questioning if there was an urgent need four years after the flood. The levee did not meet either of the other two CDBG criteria At the City Council's work session on October 23, 2012, staff informed Council of the recent telephone conversations regarding the urgent need criteria. The predicament for the City was that the State strongly indicated that it would not make a decision on whether the levee project met the urgent need criteria until a plan had been approved by the City Council. However, if the City Council approved a levee and if State/HUD determined that the project did not meet the urgent need criteria, the City might not have been able to put the funds to another City project. The State may have required the City to return the approximate $8 million in CDBG funds that had been slotted for Iowa City and make the funds available to other communities throughout the State. Staff thought that the City would be able to repurpose the funds to an "LM[ project" such as west side levee or waste water treatment facility, but there was no guarantee. At the end of the October 23 work session, City Council directed staff to make a recommendation. A transcript of the work session is available on the City's web site. In the attached memo from Rick Fosse (Public Works Director) to Tom Markus (City Manager) dated November 20, 2012, staff recommended Alternate 7 in the HDR Report (the levee). The estimated cost of Altemate 7 was $8.1 million plus annual maintenance of $30,000. At the November 27, 2012 City Council meeting, Council voted down a resolution approving Alternate 7 on a 5-2 vote and thereafter unanimously passed Resolution No. 12-509 directing staff not to proceed with any of the HDR alternatives but to begin preliminary design for re-routing off-site drainage from the northwest corner of Idyllwild. This project is in the City's current Capital Improvements Plan for construction in 2018. On December 5, 2012, the City requested that the funds that had been set aside for the Taft Speedway levee be transferred to the wastewater treatment plant project. The state granted that request. Encl. Copies to: Geoff Fruin, City Manager City Council CiTY OF IOWA CITY MEMORANDUM DATE: 10/18/2012 TO: CITY COUNCIL FROM: ELEANOR M. DILKES, CITY ATTORNEY RE: TAFT SPEEDWAY LEVEE - IDYLLWILD J As Council debates whether to build the Taft Speedway levee it Is important that it have an accurate understanding of the City's efforts to assist the owners of the Idyllwild condominiums, since the June 2008 flood. The purpose of this memo is to provide Council with the basic facts. Staff will be available at your work session on October 23 to answer any questions you might have. In essence, acquisition of the Idylisrlld property was not possible for two reasons: 1) the ownership structure of the condominiums, end 2) the requirements of the fundirig sources. Idyllwild Is one parcel of land containing 23, 4 -unit structures (92 condominium units) established by a Declaration of Submission to Horizontal Property Regime (°Declaration°), the mechanism under lows law that allows the structures (condominium units) on the land to be sold/owned separately and the land to he owned in common by all owners of the units. idyllwild was developed by IdylMd Development II, Inc. and is managed by the Idyllwild Condominium Homeowners Association. Each condominium unit owner owns the unit and a fractional share (1/104) of the 'common elements," which Includes the land on which the units are erected" At the time of the flood and currently only 23 of the 26 four -unit buildings (92 of the 104 units) provided for in the Declaration have been built. In June 2008, the State notified the City that Hazard Mitigation Grant funding ("HMGP") would be available to acquire eligible properties. HMGP Is a federal program operated by FEMA to mitigate disasters. Properties are acquired, the structures ere demolished and the land cannot be used for anything other than green space, in perpetuity. The Iowa Department of Homeland Security administered the HMGP for -FEMA. Staff notified Council of the HMGP funding In a memo dated June 26, 2008 from the City Manager and Director of PCD, and Council first discussed the buyout at the June 30, 2008 work session. Although much of the specifics were not yet known, such as what properties would be eligible for the buyout, staff was aware that it needed to complete a Notice of Intent CNOI"), The NOi Is a document completed by a local governmental entity slating there is Interest in receiving HMGP funds to acquire properties. The NOI did not commit the City to an HMGP buyout, but was a pre -requisite to being considered for a buyout. At Its work session on June 30, 2008 Council directed staff to proceed with completing a NOL ' On August 26, 2008, Council passed Resolution No. 08-20 authorizing the City Manager to submit a NOI listing all properties that the City wished to acquire with HMGP funds. The NOI included properties whose owners had indicated they were interested in the buyout as well as those who were not and those who had not contacted City staff. Although the HMGP buyout was voluntary, the City chose to be over -Inclusive In submitting the N01 in case owners changed their minds. Unless the property was on the NOI, it would not be eligible for the HMGP buyout. All Idyllwild condominium units were listed on the NOI that was submitted to the State on September 12, 2008. Shortly , after the NOI was submitted, the State notified the City that it could submit an HMGP application by January 31, 2009. The application had to include a statement signed by the property owner confirming interest in selling to the City (Statement of Voluntary Acquisition). The property owner could subsequently decline to sell, but in order to be eligible and to be included in the application, the owner had to sign this form. In addition to the Statement of Voluntary Acquisition, the property had to meet FEMA's oostibenef[t test (°BCA' or benefit cost analysis). In order to be cost effective, the cost of acquisition must exceed the future benefits. The BCA does not assess damage to a property, but uses a series of variables such as the first floor elevation and replacement costs to assess whether the benefits of purchasing the property exceed the costs of acquisition. The SCA is determined using computer software that the City purchased from FEMA. As an alternative, a 'BCA waiver' could be used. Under the BCA waiver, a property had to be in the 100 -year flood plain and had to have had 'substantial damage; defined as flood -related damage greater than fifty percent (50%) of the pre -flood market value of the home. Of all the properties that the City acquired, only one met the BCA test; all others were eligible through the waiver. Needless to say, the BCA test is not easy to meet None of the ldyllwild condominiums were included in the HMGP application that was approved by Council in Resolution No. 09.6 on January 6, 2009. Although most of the condominium owners wanted to sell to -the City, the Declaration required that 10095 of the owners had to approve the sale of the parcel of land. The City could not acquire just some of the condominium units In the buyout; it had to acquire all of them because it Is one parcel of land. Given that all the condominium owners would not sign the Statement of Voluntary Acquisition, the property could not be included in the application. Even if all the owners had agreed to sell, the property likely would not have met the BCA test and not have been eligible for the BCA waiver for two reasons. First, the State had taken the position that each building had to be in the 100 -year flood plain, and only three were. The remaining structures had what are called `Letters of Map Revision' (LOMR) that had been Issued by FEMA between 1995 and 2002. In essence an LOMR takes a structure out of the 100 year flood plain due to the placement of fill. i have attached an August 12, 2008 memo to the City Council from Julie Tallman, the City s flood plain administrator, which explains this process in more detail. Second, the NO[ listed damages to all units of approximately $8 million and pre -flood value of approximately $23 million. Thus, the 50% damage threshold was not met The City Manager informed Council that Idyilwlld likely would not be eligible for the HMGP buyout in a memo dated October 2, 2008. The City made cffers to buy all properties contained in the HMGP application, which did not include the Idylhvild condominium units. The Declaration for idyllwild Condominiums provides that 26 buildings will be constructed, but only 23 had been built in June 2008. In the summer of 2009, the City did offer to buy from Idyllwild Development II, Inc. the land in the 100 -year flood plain where 2, 4 -unit structures had yet to be constructed. The land on which the third one was to be built is not In the 100 -year flood plain. The reason for the offer was to ensure that no more units would be built in the 100 -year flood plain. The funding source was through the Community Disaster Grant, a state grant with few restrictions on how It could be used. However, the offer was contingent on this area being removed from the condominium regime, which essentially is a lot split. Without the area being removed from the bandominium regime, the City would have had an 81104 interest in the entire parcel of land and would be subject to assessment for Association dues and expenses. Idyllwild Development 11, Inc. was unable to meet this contingency because once again all of the unit owners did not agree. To date, although Idyllwild Development ll, Inc. has had discussions with staff about the three remaining building footprints, the City has not received an application for a building permit. When constructed, the buildings will need to be built one -foot above the 500 -year flood elevation, regardless of Whether the Taft levee' is constructed. This is the result of Ordinance No. 10-4414 (codified at City Code Section 14-5J) passed in the aftermath of the flood. Using the same funding source, Community Disaster Grant, the City reimbursed the Idyllwild Condominium Homeowners Association for a substantial amount of flood -related expenses. The City provided $108,695.65 for mold mitigation in five units to cover the cost bome by the Association due to five owners not paying their flood damage assessment because of bankruptcy or foreclosure. The City also paid $8,716.18 to cover the winterization cost of one of the five units and $15,200 for two flood studies conducted by the Association. Without ttte City's assistance, the Association would have assessed each owner 1/104 of these costs ($132,811.83 or $1,275 per unit owner). Additionally, the City administered and dispersed $1,239,696 in Federal and State Jumpstart funds to 53 condominium unit owners for repairs. Council had decided at its October 6, 2008 work session that the City would not provide Jumpstart housing rehabilitation funds to a homeowner who was eligible for the HMGP buyout and declined to sell, Thus, the Idyfiwild condominium owners received Jumpstart housing relabiltation funds because they were not eligible for the HMGP buyout There was a second round of buyouts funded by the U.S. Department of Housing and Urban Development Community Disaster Block Grents (CDBG) and administered by the Iowa Economic Development Authority. Even If all of the owners had voted to participate, Idyllwild could not have been part of the initial CDBG buyout application submitted In 2009 because the properties had to have been substantially damaged, a key eligibility requirement. As discussed above, Idyllwild as a whole was not substantially damaged. In 2011, properties that were not substantially damaged became eligible for the CDBG buyout because the City was placing deed restrictions on the buyout properties. With that said, the City was able to acquire only a handful of homes that were not initially eligible because additional CDBG funds were not available. The City could only 'swap' properties, that is if an owner who was initlally eligible declined the CDBG buyout, then those funds were avalaitle to buy a property that Initially was not eligible. it is very unlikely that the State would have provided the City with approximately $23 million to buy Idyllwild even if all of the owners had agreed to sell when the State loosened the CDBG buyout eligibility requirements in 2011. Although the letter from Sally Cline, President of Idyllwild Condominium Owners' Association, to City Council dated September 24, 2012, Is accurate on the key point, namely that the City did not offer the owner: a buyout, there are some minor discrepancies. For example, she references a meeting with the City Manager on September 29, 2008, in which there was discussion about the Idyliwlld properties being removed from the NOI. However, given that the City submitted the NOi on September 12, presumably the reference should be to the HMGP application. In addition to mating letters to all Idyllwild owners on July 23, 2008 inquiring about interest in the HMGP buyout, staff wrote to the owners of the twelve homes on Taft Speedway. As with Idyllmid, all twelve of the Taft Speedway properties were listed on the N01. When the time came to submit the HMGP application, the owners of 103 (and the adjacent vacant lot), 119, 301, and 305 Taft Speedway signed the Statement of Voluntary Transaction and were part of the application for HMGP funding. The owners of 119 and 305 subsequently decided not participate in the buyout, and the City acquired only 103 (and the vacant lot) and 301 Taft Speedway. Additionally, the City acquired 105 Taft Speedway, which was not eligible for HMGP funding as it did not meet the cost/benefit test, with Community Disaster Grant funding. In closing, I am attaching a memo from Jeff Davidson and Rick Fosse to City Council dated March 19, 2009. In the memo, Jeff and Rick confirm the objectives that Council developed in late 2008 and early 2009 regarding flood recovery strategy. At the March 23 work session, Council did not change the strategy outlined in their memo. Their memo and a myriad of other documents are still available on the City web site as staff made a concerted effort to post all flood -related documents. Please let me know if you have any questions. Cc: Thomas M. Markus, City Manager Geoff Fruin, Asst to the City Manager Marian K. Karr, City Clerk Jeff Davidson, Planning Director Rick Fosse, Public Works Director David Purdy, Flood Recovery Specialist Ron Knoche, City Pngineer Julie Tallman, Flood Plain Administrator 4 I` CITY OF MEMORANDUM Date: November 20, 2012 To: Tom Markus, City Manager From: Rick Fosse, Public Works Dlrecdar IZW RE: Tali Speedway Levee Decision latmuctiqu The November 27, 20012 council agenda Includes a resolution to define the preferred alternative for the Taft Speedway Levee Protect. HlstorvlBaekerouad The Capital Program contains throe lavas protects oro part of the City's post 2008 flood mitigation projects. Of Rue three, the Taft Speedway Lem Prated has generated coroskioro6le discussion and dabate. Because of this, the National HUD Disaster Recovery ORios, who edminkism the $8M grant for this protect, required txftr study before funds would be committed to begin design. They asked that the study specifically address the feasiblidy of the protect, develop various flood protection alternatives, evaluate their impacts, and solicit and compAe pubilc comment HDR was hired to complete the study and related public input pros. The findings of this study were presented at the October 23, 2012 Council Work Session. of volution The HDR report klerdlRes a number of feasible options and associated end estimates. Based on HDR's evaluations, they concluded that R protection Is chaired for a 1% annual chance event, Alternate 7 best menta the protect goals. The eatimated cod of Alternate 7 Is $8.1M. They also concluded that If protection Is de (red for the 0.2% annual chance event, Alternate BA best meet the protect goals. The ealholad coat of Alternate to Is $13.1M. Of these two optlorm"prafom Alternate 7 with two modifications cu6ned an page 48 of the FDR report The first modification relates to shortening the total length of the levee by moving the east levee tle-I•c k to the east side of Parkview Church. The sccond modiricatlon relates to rerouting ft off site drainage that ends the northwest eornar of the Idyllwlsi este. This drainage would be routed along the wast edge of the site directly to the Iowa River. HDR has mormended rerouting this drainage to reduce pumping requirements for Internal levee draltags. However t Is worth noting that rerouting this drainage will reduce Idylhvlld's risk of flooding caused by locally heavy rains with or without the Was protect For this reason, staff recommends that this be conskleted even If we do not proceed with a levee protect. Floanobd Itngset There are financial implications to either outcome of this resolution. If we proceed with Alternate 7, the HDR report estimates that the annual cost to maintain this levee system and pumps will be about $30,000. If we do not proceed with the protect, R will be necessary to find another means to protect access to the Peninsula and Mackinaw t/Sage neighborhoods. Thera will also be future flood fighting expenses for the IdyIWM end Parkview Church anew. November 20, 2012 Pepe 2 If the City proceeds vrith a project, staff remwenda ARerative 7 Vitt the modifications noted above. M the City does not proceed with a project, staff recommends that we request the funding agency to reassign the Brant to one or more oftr laws City flood mitigation projects. Ca Ran Knod» Jason Reichert Eleanor Mikes Madan Kan- Jeff Davidson David Purdy To: Planning and Zoning Commission Item: CPA16-00005 North District Plan amendment GENERAL INFORMATION: Applicants: STAFF REPORT Prepared by: John Yapp Date: May 12, 2017 North Dubuque, LLC 130 E. 3rtl Street, Suite 400 Des Moines, Iowa 50309 Forest View Tenants Association 1205 Laura Drive Lot #63 Iowa City, IA 52245 Contact: Steve Long HBK Engineering 509 S. Gilbert Street Iowa City, IA 52240 319-338-7557 Requested Action: Amend the North District Plan (an element of the Comprehensive Plan) for approximately 70 acres west of Dubuque St, south of Interstate 80, and north and east of the Mackinaw Village neighborhood to modify the map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. Purpose: To allow commercial and office zoning west of Dubuque St, south of Interstate 80; and to allow residential and residential planned development north and east of the Mackinaw Village neighborhood Location: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: Generally west of Dubuque St, south of Interstate 80 Single Family (RS -5) Mobile Home Park (OPD/RS-12) Vacant (ID -RS) North: Interstate 80 East: Dubuque St South: Residential (ID -RS) Multi -Family (RM -20) Residential (OPD -5) West: Residential (OPD -5) North District Plan File Date: December 15, 2016 4 BACKGROUND INFORMATION: North Dubuque, LLC owns approximately 70 acres of property west of Dubuque St, south of Interstate 80 and north and east of the Mackinaw Village neighborhood. The western portion of the property includes 1 single family home and undeveloped land; the central portion includes Forest View Mobile Home Park, and the eastern portion includes three single family homes. The majority of the 70 acres is undeveloped woodlands. The applicants, North Dubuque LLC and the Forest View Tenants Association, are requesting the adoption of a land use map and certain housing, transportation and design goals for the 70 acres controlled by North Dubuque LLC. The existing North District Plan (adopted in 2001) land use map identifies the Forest View Mobile Home Park as 'multi -family residential,' and most of the remainder of the area as 'conservation design' and 'single-family / duplex residential.' The frontage along the west side of Dubuque St is identified as 'Large lot / Rural Residential.' The North District Plan land use map is attached. The most significant changes proposed are the redevelopment of Forest View Mobile Home Park, the creation of a new Forest View community near the central portion of the property, the introduction of commercial land uses west of Dubuque St and south of Interstate 80, the introduction of multi -family housing north and east of Mackinaw Village, and a new access to Dubuque St (more detail in the analysis). The North District Plan contains a page devoted to Future Development along Foster Road/Laura Drive (attached). In referring to this area, the plan states: As infrastructure improvements open up this area for new development, protection of environmentally sensitive areas will become more of a concern. This area can continue to accommodate existing affordable housing options and provide opportunities for new single family homes, apartments, townhouses and condominiums if they are clustered along the extension of Laura Drive and Foster Road. Promoting conservation design by clustering development away from heavily wooded areas and ravines will protect wildlife corridors, preserve the tree canopy in the area, prevent the erosion of steep slopes, and reduce stormwater runoff. The Plan map illustrates one possible neighborhood design that would be appropriate in this area. The scenario shows development clustered away from the wooded ravines with a connected street system in the flatter areas that exist just west of Am Lane and the extended Laura Drive. ANALYSIS: The Commission is tasked with determining whether the Applicants' request satisfies the following criteria: 1. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. 2. The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plans or other amendments thereto. 3 I. Amend the North District Plan Map: The applicants have submitted a proposed land use map (attached): Central and southwest: For the central and southwest portions of the property, the Applicants have proposed amending the Map from 'conservation design' and 'single-family duplex residential' to Low -Medium Mixed Residential (8-13 units per acre) densities. The south central portion of the property is proposed as the new neighborhood for residents of Forest View. The applicants' concept plan and Sensitive Areas Inventory reflect a large area of woodlands and wetlands being preserved, from which density would be transferred to the new Forest View neighborhood and proposed residential development to the west. The southwestern portion of the property is reflected as townhomes on the concept plan, consistent with the townhomes to the south in Mackinaw Village. The applicant's narrative describes this area in more detail. Northwest: For the northwest portion of the property, the applicants have proposed amending the Map from 'single-family duplex residential' to Multi -Family Residential (8-13 units per acre). The concept plan shows several large buildings, including a retirement village, multi -family apartments, and multi -family condominiums. While the proposed density (8-13 units per acre) is consistent with the other residential portions of the proposed land use map, the designation as 'multi -family' reflects the intent to construct multi -family buildings. North: For the northern part of the property, the applicants have proposed amending the map from Multi -family residential (existing Forest View Mobile Home Park) to Highway/Neighborhood Commercial. The concept plan reflects office and mixed-use development on the south side of Interstate 80. East: For the eastern portion of the property, along the Dubuque St frontage, the applicants have proposed amending the map from 'Large Lot Rural Residential' to Highway/Neighborhood Commercial. The concept plan reflects hotels and a small market along the Dubuque St frontage, and new access to Dubuque St. The applicants' concept plan illustrates the intent of future rezoning and development proposals. Implementation of this concept plan would require several rezonings that would not be consistent with the current Plan Map, even if it is broadly considered as a general guideline for development of this property. Thus the developer has requested modifications to the Plan Map. A. Current Land Use Map: The existing North District Plan (adopted in 2001) land use map identifies the Forest View Mobile Home Park as 'multi -family residential,' and most of the remainder of the area as 'conservation design' and 'single-family / duplex residential.' The frontage along the west side of Dubuque St is identified as 'Large Lot / Rural Residential.' The North District Plan land use map is attached. B. Analysis: i. Change in circumstances: The applicants state in their application that since the North District Plan was adopted in 2001, over 500 new homes have been constructed in the n Peninsula, Elk Run condominiums and Mackinaw Village including a mix of single-family and multi -family housing. The Thornberry Dog Park has been established and commercial and office uses have been introduced in the Peninsula neighborhood. Staff notes that there are significant infrastructure improvements that have occurred (Interstate 80 / Dubuque Street interchange improvements) and are underway (Dubuque Street elevation and Park Road bridge replacement). These changes in circumstances have led to the property owned by North Dubuque becoming more ripe for development than in 2001. With the build -out of the Peninsula neighborhood, there is more population on a single means of access that is prone to flooding during major flood events. The proposed development would provide a second means of access to and from the larger neighborhood. ii. Public interest: The applicants state in their application that the proposed development will provide secondary access to residents of the Peninsula and Mackinaw Village neighborhoods, who have been forced to evacuate during the 2008 flood due to Foster Road (the only access into the Peninsula) being flooded. The applicants further state the majority of the homes in Forest View Mobile Home Park were constructed in the 1960s and 1970s, prior to the National Manufacturing Housing Construction and Safety Standards Act of 1974. The proposed development seeks to improve housing quality by providing permanent, affordable homes; and to provide a mix of housing types in the larger development area. iii. Compatible with other policies and provisions: The North District Plan (starting on page 10) contains several principles that are consistent with the applicants' goals: • Housing Goal: Maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages. • Commercial and Institutional Uses goals: Enhance commercial diversity and activity by encouraging a business mix that provides goods and services to satisfy neighborhood needs; Focus commercial activity in existing nodes along major arterial streets; Discourage strip commercial development. II. Sensitive Areas Inventory: The applicants have submitted a Sensitive Areas Inventory map that shows anticipated areas of development/disturbance and areas of preservation. The map was prepared by Earthview Environmental, who conducted surveys of the property and delineated the wetlands. The surveys and delineation reports have been submitted to the Corps of Engineers and Iowa DNR to determine if the wetlands are jurisdictional. Compliance with the City Sensitive Lands and Features Ordinance is required as a part of any development applications, such as a rezoning, planned development, and subdivision. At the development application stage, the City will review more detailed sensitive areas information such as slopes, woodlands, wetlands, etc. This Sensitive Areas Inventory should be considered a broad, general map of anticipated impacts. 5 A. Current North District Plan: The current plan includes a Parks and Open Space Goal: Provide for new parks, trails and open space to meet present and future needs of area residents with an emphasis on protecting and enhancing the District's unique natural areas; Protect sensitive environmental features; Retain and enhance the open space buffer between Interstate 80 and residential development (page 11). B. Analysis: i. Change in circumstances: The applicants' Sensitive Areas Inventory is more detailed than information in the current North District Plan. This more detailed information, based on investigations by Earthview Environmental, is a change in circumstance. The other change in circumstance is that the property owner is now proposing development activity. ii. Public interest: The Sensitive Areas Ordinance represents the public interest in terms of how sensitive areas are regulated in Iowa City. The Sensitive Areas Inventory prepared by the applicant is generally consistent with the Sensitive Areas Ordinance. iii. Compatible with other policies and provisions: The applicants' Sensitive Areas Inventory is generally consistent with the Sensitive Areas Ordinance. The current North District Plan emphasizes providing for parks, trails and open space, and also emphasizes conservation design in the residential areas proposed by the applicant. Conservation design is defined as "arranging residential density on a site so that only half or a smaller portion of the property is developed or built on — leaving the balance to be protected as a nature preserve or open space" (page 13 North District Plan). III. Housing Goals: The applicants have submitted a narrative (attached) that describes how the south central portion of the property will become a new neighborhood for residents of Forest View Mobile Home Park. The applicants state that the new neighborhood will be less dense than the existing Forest View Mobile Home Park with larger lots, additional open space with soccer fields and playgrounds, and a community building with a tornado shelter. The applicants further state that the western portion of the proposed development will transition from the Mackinaw Village neighborhood, with townhomes transitioning to higher densities further north from Mackinaw Village. North of Flint Drive, the applicants state that senior living and other multi -family buildings are proposed. The applicants state that it is a desire of the developers to have a diversity of housing options, including inter -generational living. A. Current North District Plan: The North District Plan states "If the mobile home park redevelops in the future, consideration should be given to securing relocation assistance for the current residents of the park" (page 27). The North District Plan includes a Housing Goal to "Maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages" (page 10). B. Analysis: i. Change in circumstances: The applicants state that Forest View Mobile Home Park was developed in the 1940s and the majority of the existing homes were constructed in the 59 1960s and 1970s, prior to the National Manufacturing Housing Construction and Safety Standards Act of 1974. The age, and ongoing maintenance needs of the mobile homes is becoming more of an issue. The other change in circumstances is the near -build -out of the Peninsula neighborhood, and nearby infrastructure improvements (Interstate 80 / Dubuque St Interchange, and Dubuque St elevation project). These factors make the property more ripe for development than in the past. ii. Public interest., Recreating an affordable community as outlined in the proposed relocation plan is consistent with North District Plan and affordable housing goals and is in the public interest. The applicants have submitted a housing relocation plan (Forest View Mobile Home Park Relocation Plan, attached) in conjunction with their application for a comprehensive plan amendment. The relocation plan states that the primary goal is to support the continuation of the strong community that exists and to provide high quality, decent, and safe housing for residents. The relocation plan is modeled on a low income tax credit (LIHTC) program in Cleveland and guided by the federal Uniform Relocation Act and contains the following provisions: 1. All residents of Forest View Mobile Home Park on the date the CZA is signed will receive relocation assistance regardless of whether they own a mobile home or rent it and regardless whether they have a written lease. The assistance is three -fold, replacement housing, advisory, and moving. 2. Two types of replacement housing assistance will be available. One type is single-family homes that the owner intends to construct on separate lots near Forest View Mobile Home Park financed through LIHTC. All residents who are income eligible (below 60% AMI, which today for a household of 4 is $51,840) may move into one of these homes. The resident will be a tenant for 15 years. Rent will be $310/month (the current lot rent) and will increase 2% per year. During the 15 years, tenants will accumulate equity based on the principal component of a loan amortized over 25 years at 4.75% (the amortization table is attached to the plan). After 15 years, the tenant will have the opportunity to purchase the house for an estimated sale price of approximately $66,000 less the equity of approximately $24,000. The tenant will need to provide the difference of approximately $42,000 to purchase the house, and the owner will assist the tenant in obtaining financing. The tenant will also have the option of continuing to lease the house and "cash out' the equity. Similarly, a tenant can move out at any time and 'bash out' the equity. 3. The second type of replacement housing is cash assistance up to $7,200. This will be available to residents who are not income eligible to move to the LIHTC project and income - eligible residents who choose for whatever reason not to move to the LIHTC project. 4. In addition, the owner will provide all residents with advisory services which include aid in gathering paperwork, preparing to be homeowners, moving/selling a mobile home and finding a new place to live off site, and moving assistance, which is help in moving furniture and personal belongings. Staff contemplates the material items from the Relocation Plan being incorporated into future conditional zoning agreements. The diversity of housing proposed by the applicants in the larger development area is FA consistent with the North District Plan goal of "providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages." iii. Compatible with other policies and provisions? The proposed land use map outlines residential land uses and densities. Residential land uses are proposed at higher densities than the current North District Plan. The North District Plan goal of "providing opportunities for new housing development that complements existing neighborhoods ..." is important in terms of how the proposed development transitions from the existing Mackinaw Village neighborhood. As such, staff recommends a goal of incorporating design standards into any multi -family residential development adjacent to the Mackinaw Village neighborhood that include setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. As part of an amendment to the North District Plan, staff recommends the following Housing goals: a) Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. c) Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. IV. Neighborhood/Highway Commercial: The applicants, in the submitted narrative, state that "in order to serve the growing population in the neighborhoods to the west of the property, the residents of the proposed development and the surrounding community, it is necessary that commercial development occur at this location. This commercial site offers an opportunity for small to medium sized offices, neighborhood retail, hotel options and potentially a marketplace for nearby residents who currently drive to Coralville for basic provisions." The applicants note the policy of creating and maintaining attractive entrances to Iowa City, and state that any redevelopment of property along Dubuque St will be subject to a Conditional Zoning Agreement addressing the Dubuque St entranceway through building fagade standards, sign placement, setbacks, building materials and screening and tree preservation. The applicants have submitted illustrative graphics showing their intent to preserve the scenic quality of the Dubuque St entranceway. A.Current North District Plan: The current North District Plan states: It is a policy in the Comprehensive Plan to create and maintain attractive entrances to Iowa City. Dubuque St has long been recognized for its scenic character, views of the Iowa River, and woodlands and open space transitioning into the Northside neighborhood and W downtown Iowa City. Discouraging changes in land use that might result in the degradation of the scenic qualities of the corridor will also protect the Dubuque St corridor (pages 18-19). B. Analysis i. Change in circumstances: The main change in circumstance is the growing population in the larger Peninsula neighborhood, and the professed need for neighborhood commercial development to serve this population. There are also highway commercial uses proposed (hotels, marketplace) that would serve the larger community and visitors. Staff notes that the other change in circumstance which makes commercial development more feasible is the recent upgrades to the Dubuque St / Interstate 80 Interchange. ii. Public interest: The North District Plan includes a goal to "focus commercial activity in existing nodes along major arterial streets" (page 10). The City Council has adopted a Strategic Plan goal to "Proactively seek opportunities to facilitate development of our interstate entryways in a manner consistent with this strategic plan" (page 5, 2017 Strategic Plan Update). iii. Compatible with other policies and provisions: The North District Plan discourages changes in land use that would result in the degradation of the scenic qualities of the Dubuque St corridor. The applicants have stated that any redevelopment/rezoning of property along the Dubuque St corridor would be subject to a Conditional Zoning Agreement addressing building fagade, sign placement, setbacks, building materials and screening and tree preservation. Staff recommends that any Comprehensive Plan amendment include as a goal the need for a Conditional Zoning Agreement to address maintaining the scenic qualities of the Dubuque St entranceway. V. Transportation: The largest piece of public infrastructure shown on the Applicants' proposed Land Use Map is Forest View Drive, a new public street that would connect Dubuque St to Algonquin Rd as well as Laura Drive. The proposed alignment would provide a secondary access / egress from the Peninsula area, which was evacuated during the Flood of 2008 because the single access road, Foster Road, was flooded. This secondary access will serve a public benefit, in that it provides access, including for emergency vehicles, during flood events, and will also eliminate the need to evacuate the larger Peninsula neighborhood. Forest View Drive is proposed to connect to Dubuque St with a new intersection, turn lanes and traffic signal. The applicant has submitted a preliminary traffic study which demonstrates a need for a traffic signal and turn lanes at the proposed intersection. The traffic study also supports the access to Dubuque St given the proposed development, primarily due to the need to reduce traffic volumes at the Foster Rd / Dubuque St intersection and the need to distribute traffic. The traffic study will be refined with specific development proposals and will help inform the specific design of the intersection. A. Current North District Plan: The current North District Plan contemplates upgrading and extending Laura Drive to the west, and then south along Am Lane to reconnect to Foster Road. The applicants' proposal to create a new street, Forest View Drive, is in lieu of upgrading Laura Drive but accomplishes the same goal of creating a new east -west AJ connection north of Foster Road. The North District Plan states "Development of this area has been limited due to the lack of adequate streets, water and sewer service" (page 27). Regarding pedestrian and bicycle connections, the current North District Plan has a goal to "Install sidewalk and connecting trails that will enhance the pedestrian/bicycle network within the district" (page 11). The applicants' concept plan reflects sidewalks; specific sidewalk and trail connections will be evaluated with specific development proposals. B. Analysis: i. Change in circumstances: The North District Plan contemplates a future east -west road serving the area north of Foster Rd, which, along with accompanying utilities, will open up the area for development/redevelopment. The circumstance which has changed is a property owner willing to install necessary infrastructure. ii. Public interest: Creation of new east -west road is identified in the current North District Plan. Creation of a signalized intersection for a new Forest View Drive / Dubuque St intersection is supported by the applicants' preliminary traffic study. The new street will provide a secondary access and relieve the necessity to evacuate the larger Peninsula area during major flood events. iii. Compatible with other policies and provisions: In general, the proposed Forest View Drive is compatible with the North District Plan, as noted above. The creation of a new signalized intersection with Dubuque St is consistent with general goals for safe, efficient intersections where traffic volumes support the need for signalization. SUMMARY The proposed North District Comprehensive Plan amendments meet several public goals, including: • The creation of replacement affordable housing and a commitment to the Forest View Relocation Plan; • Provision of a secondary access to the larger Peninsula neighborhood; • Creation of diverse housing types for a variety of households; • Providing commercial and office development opportunities at an existing arterial street interchange; and • A commitment to maintain the scenic qualities of the Dubuque St entranceway through a conditional zoning agreement. Besides the 'new' Forest View community, the most significant changes to the current North District Plan include the introduction of commercial land uses west of the Dubuque St and south of Interstate 80, and the introduction of multi -family housing north and east of Mackinaw Village. Regarding commercial land uses, the North District Plan emphasizes focusing commercial activity at existing nodes — while there are no commercial uses at the Dubuque St / Interstate 10 80 interchange currently, it is an existing arterial street node. Preservation of the scenic qualities of the Dubuque St entranceway has been a long-standing policy — the applicants have proposed maintaining the scenic qualities through a conditional zoning agreement at the time of any subsequent rezoning applications. Regarding the proposed multi -family uses north and east of Mackinaw Village, the proposed land use map and concept plan represents an increase in density from the current North District Plan. While the applicants have noted they intend to meet the provisions of the Sensitive Areas Ordinance, clustering density at 8-13 units per acre can result in the construction of significant multi -family buildings at the northwest portion of the development. Staff notes that while any projects utilizing the ability to cluster density will necessitate a planned development to be reviewed and approved by the Planning and Zoning Commission and City Council, the proposed Comprehensive Plan amendment should acknowledge the concern with the change in density adjacent to the existing Mackinaw Village neighborhood. On balance, staff finds that meeting the goals of providing affordable housing, diverse housing, a secondary access to the larger Peninsula neighborhood, and creating opportunity for commercial development at an existing interchange more than mitigate against concerns about the appearance of commercial development (which can be controlled through a conditional zoning agreement) and the density of development in the western portion of the property. Concerns about the density at the western portion of the project can be mitigated by the use of setbacks, preservation of woodland buffers, control on lighting and other factors which will be addressed when planned developments are reviewed. STAFF RECOMMENDATION: Staff recommends approval of CPA16-00005 an addendum to the North District Plan, to: A. Adopt the land use map dated April 12, 2017 B. Adopt the Sensitive Areas Inventory dated April 5, 2017 C. Adopt the following goals: a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b. Housing Goal: Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. c. Commercial and Institutional Uses Goal: To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque St must adhere to strict design guidelines imposed through a Conditional Zoning 11 Agreement (CZA). Such design guidelines will address building facade and materials, sign placement, setbacks from the street, screening and tree preservation. d. Transportation Goal: Upon redevelopment of property west of Dubuque St and south of Interstate 80, access to Dubuque Street for south -bound traffic north of Foster Road may be allowed provided that the access point/ intersection is designed to accommodate anticipated traffic volumes from the developing area west of Dubuque St, south of Interstate 80. ATTACHMENTS: 1. Location map 2. Applicants' statement (English and Spanish) 3. Applicants' proposed land use map (English and Spanish) 4. Applicants' forest view sensitive areas inventory 5. Applicants' concept plan (English and Spanish) 6. Forest View Mobile Home Park Relocation Plan 7. Applicants' concept images of Dubuque St frontage 8. Good neighbor meeting notes 9. Statement regarding co -applicants (En fish and Spanish) Approved by: Doug Boothroy, Department of Neighborhood and DeJelopment Services AVIA .,s [Extractos del paquete de 58 pdginas para la reunidn oficial de la Comisidn Municipal de Planeacl6n y Zoni ficaci6n del 18 de Mayo, 2017, en to que trata sobre Forest View.] [Agenda] S PA^' i,S h 7�R,40LAT/oit% Comite de Planeacidn y Zonificaci6n. Q a5-r4F( R xpv(2 i Jueves 18 de mayo, 2017 — 7:00 PM C P�q / (- 00005' Reuni6n Formal Sala Emma Harvat Iowa City City Hall 410 E. Washington Street. P1 Aj Ainv) oPl-im r [Punto D en la AGENDA, relacionado con el Plan Integral Municipal:] Que se considere la peticidn de fijar la fecha de V de junio, 2017, para una audiencia pdblica sobre la solicitud de modificacidn al Plan Integral para modificar el Plan del Distrito Norte en un terreno de aproximadamente 7o acres al oeste de Dubuque Street y sur de la vta I -8o, y al norte y este de Mission Point Road y Mackinaw Drive, modificando el mapa del use de terreno, adoptando una encuesta de areas ecol6gicas sensibles, y anadiendo ciertos objetivos sobre vivienda, transporte y diseflo. (CPA 16- 00005) [p 1] Informe Administrative. Para: La Comisidn de Planeaci6n y Zonificaci6n Preparado por: John Yapp Punto: CPA 16-00005/ Modificaci6n al Plan del Distrito Norte Fecha: 12 de mayo, 2017 INFORMACION GENERAL: Solicitantes: North Dubuque, LLC 13o E. 3rd Street, Suite 400 Des Moines, Iowa Asociaci6n de Vecinos de Forest View 1205 Laura Drive, Lote #63 Iowa City, IA 52245 Contacto: Steve Long HBK Engineering 509 S. Gilbert Street Iowa City, IA 52240 319-338-7557 Acci6n Pedida: Modificar el Plan del Distrito Norte (parte del Plan Integral) sobre aproximadamente 70 acres al oeste de Dubuque Street, al sur de la via 1-8o, al norte y este del vecindario de Mackinaw Village para modificar el mapa, adoptar el inventario de areas sensibles, y agregar ciertas metas de vivienda, transporte y disen"o Prop6sito: Permitir zonificaci6n de oficina y comercial al oeste de Dubuque Street y sur de la via 1-8o; y permitir desarrollo, y desarrollo anticipado, residencial al norte y este del vecindario de Mackinaw Village Ubicaci6n: En general al oeste de Dubuque St y sur de la I -8o Zonificaci6n y Uso actual: Familiar Onico (RS -5) Parque M6bil (ODP/RS-12) Desocupadas(ID-RS) Zonificaci6n y Uso Circundante: Norte: Via I -8o Este: Dubuque St Plan Integral: Fecha de archivo: [p Z] ANTECEDENTES: Sur: Residencial (ID -RS) Multi -Familiar (RM zo) Residencial (OPD -5) Oeste: Residencial (OPD -5) Plan del Distrito Norte 15 de diciembre, 2o16 La North Dubuque, LLC es propietaria de aproximadamente 7o acres al oeste de Dubuque Street, al sur de la via I -8o y al norte y este del vecindario de Mackinaw Village. La parte occidental de la propiedad incluye una vivienda residencial de familia 6nica y terreno sin desarrollar; la parte central incluye el Forest View Mobile Home Park; y la parte oriental incluye tres viviendas residenciales de familia 6nica. En su mayor parte los 70 acres son bosque sin desarrollar. Los solicitantes North Dubuque, LLC y la Asociaci6n de Vecinos de Forest View piden que se adopte un mapa de use del terreno y ciertos objetivos de vivienda, transporte y diseno para los 70 acres bajo el dominio de la North Dubuque LLC. EI use de terreno existente en el Plan del Distrito Note (adoptado en 2001) identifica al Forest View Mobile Home Park como `residential de familia m6ltiple' y la gran mayoria del resto del terreno como `diseno de conservaci6n ambiental' y `residential familia 6nica o casa tipo duplex.' EI frente sobre el lado oeste de Dubuque Street se identifica como'Vivienda Rural en Lote Grande.' Se adjunta el mapa de use de terreno del Plan del Distrito Norte. Los cambios mas significativos que se proponen son el nuevo desarrollo del Forest View Mobile Home Park, la creacidn de una nueva comunidad de Forest View hacia el centro de la propiedad, la introduccidn de use de terreno para comercio al oeste de Dubuque Street y sur de I -8o, la introduccidn de residencias multifamiliares al norte y este de Mackinaw Village, y un nuevo acceso a Dubuque Street (se detalla en el analisis.) EI Plan del Distrito Norte contiene una pagina consagrada a Desarrollo Futuro a to largo de Foster Road/Laura Drive (adjunto). Relativo a este area, el plan declara: En el momento que mejoras a la infraestructura invite nuevo desarrollo de esta area, la proteccidn de areas ecoldgicas se convertira en una preocupacidn apremiante. Esta area puede continuar acomodando opciones existentes de vivienda econdmica y proveer oportunidades para nuevas residencias de familia Unica, apartamentos, casas adosadas y condominios si estas se consolidan a to largo de Laura Drive y Foster Road. Fomentando diseno ecoldgico que consolide el desarrollo a distancia de las areas de bosque mas espeso y de barrancos protegera los corredores para animales salvajes, conservara las copas de arboles en el terreno, evitara la erosion de los barrancos, y reducira el desagiie durante las tormentas. EI mapa del Plan ilustra uno de los disenos de vecindario posibles que seria apropiado para el area. Este diseho hipotetico muestra un desarrollo consolidado lejos de los barrancos en el bosque con un sistema de vias conectadas en las areas mas planas que hay al oeste de Arn Lane y la extension de Laura Drive. ANALYSIS: ... [pz-9] [p9 -It] RESUMEN: Las modificaciones que se proponen al Plan Integral del Distrito Norte concuerdan con varios objetivos publicos, entre ellos: • La construccidn de vivienda de reemplazo econdmica y compromiso con el Plan de Reubicacidn de Forest View; • Aporte de un acceso secundario al vecindario amplio de la Peninsula; • La creacidn de diversos tipos de vivienda para hogares diferentes; • Aporte de oportunidades comerciales y de desarrollo de negocios en un punto de intercambio arterial existente; y • EI compromiso, a traves de un acuerdo de zonificacidn condicional, con mantener el aspecto paisajista de la entrada a Iowa City por Dubuque Street. Aparte de la "nueva" comunidad de Forest View, los cambios principales mas significativos al Plan del Distrito Norte actual incluyen la introduccidn de usos comerciales al oeste de Dubuque Street y sur de la via I -8o, y la introduccidn de vivienda multiple familiar al norte y al este de Mackinaw Village. Con respecto a usos comerciales, el Plan del Distrito Norte busca enfocar actividades comerciales en m6dulos ya existentes – mientras que ahora no hay usos comerciales en el cruce de la via I -8o con Dubuque Street, si es un n6dulo de calle arterial. La conservaci6n de las caracteristicas pintorescas de la entrada por Dubuque Street ha sido una constante de la politica urbana—los solicitantes han propuesto mantener las cualidades paisajistas mediante un acuerdo de zonificaci6n condicional para cuando surjan solicitudes de rezonificaci6n en el futuro. Con respecto al use de terreno al norte y al este de Mackinaw Village para vivienda familiar m6ltiple, el mapa del terreno y el plan conceptual representan un aumento de densidad sobre el Plan del Distrito Norte actual. Aunque los solicitantes indican que se proponen cumplir con las estipulaciones de las Normas Para Areas Sensibles, la concentraci6n de densidad en unidades de 8-13 por acre pudiera resultar en una construcci6n significativa de edificios multifamiliares en la parte noroeste del desarrollo. Notamos que mientras que cualquier proyecto que tenga la posibilidad de aglomerar densidad necesita la aprobaci6n del comite de Planeaci6n y Zonificaci6n y del Consejo Municipal, la propuesta de modificaci6n al Plan Integral deberia reconocer la preocupaci6n con un cambio de densidad vecino al barrio existente de Mackinaw Village. RECOMENDACION DEL PERSONAL MUNICIPAL: Se recomienda que sea aprobado el CPA 16-00005, apendice al Plan del Distrito Norte para: A. Adoptar el mapa de use del terreno fechado abril iz, 2017 B. Adoptar el Inventario de Areas Sensibles fechado abril 5, 2017 C. Adoptar las metas siguientes: a. Objetivo de Vivienda: En la reurbanizaci6n de Forest View Mobile Home Park, el propietario/constructor debera proveer asistencia de reubicaci6n que comprenda vivienda de reemplazo, preferiblemente en un area cercana, servicios de consultoria y gastos de mudanza. Esta asistencia de reubicaci6n debe ser ofrecida y disponible anterior a cualquier demolici6n de viviendas existentes como primer paso de una fase inicial del desarrollo. b. Objetivo de Vivienda: Cualquier desarrollo de vivienda residencial multi -familiar contigua con Mackinaw Village debe incorporar normas de diseno, distancias de retiro obligatorias, barreras, iluminaci6n de bajo nivel, y otros metodos para mantener la viabilidad residencial del barrio de Mackinaw Village. c. Objetivo de Usos Institucionales y Comerciales: Para mantener el caracter paisajista de esta entrada principal a Iowa City, cualquier nuevo desarrollo de la propiedad a to largo de Dubuque St debera cumplir con pautas de diseno estrictas impuestas a traves de un Acuerdo de Zonificaci6n Provisional (Conditional Zoning Agreement, CZA.) Estas guias para el desarrollo tratan de las fachadas, colocaci6n de avisos, situaci6n a distancia de la calle, barreras y conservaci6n de arboles. d. Objetivo de Transporte: Cuando haya nuevo desarrollo de propiedades al oeste de Dubuque Street y al sur de la via 1-8o, acceso a Dubuque Street para el trafico proveniente de norte al Foster Road desplaz6ndose en direcci6n sur sera permitido siempre y cuando el cruce/punto de acceso se diserie para acomodar vol6menes de trSfico anticipados del area al oeste de Dubuque Street y al sur de la I -8o bajo desarrollo. DOCUMENTOS ADJUNTQS: 1. Mapa del sitio z. Declaraci6n de los solicitantes (Ingles y Espanol) 3. Mapa propuesto por los solicitantes de use del terreno (Ingles y Espanol) 4. Inventario de los solicitantes de 6reas ecol6gicas sensibles en forest view 5. Plan conceptual de los solicitantes (Ingles y Espanol) 6. Plan de Reubicaci6n de Forest View Mobile Home Park 7. Im6genes conceptuales de los solicitantes del frente de Dubuque Street 8. Apuntes de las reuniones de Buenos Vecinos g. Declaraci6n sobre los co-solicitantes (Ingles y Espanol) [firma] Aprobado por: Doug Boothroy, Director/ Departamento de Servicios a los Vecindarios y de Desarrollo EP -511 Apuntes de la Reuni6n de Buenos Vecinos (Good Neighbor Meeting) Fecha en que ocurri6: 13 de noviembre, 2o16 Hora: 6:30 pm Presentes: 28 personas, incluyendo residentes de los condominios Idyllwild, Knollwood Lane y el 6rea al este de Dubuque Street, al norte de Bjaysville Lane. Adem6s representantes de la Ciudad de Iowa City, de HBK Engineering y de la North Dubuque, LLC. Lugar: Elks Lodge de Iowa City, 637 Foster Road, Iowa City, IA Representantes de la North Dubuque, LLC y HBK Engineering presentaron el concepto y variedad de usos propuestos para todo el sitio de desarrollo. Se explic6 y discuti6 el proceso de modificaci6n, as( Como el cronograma del proceso con la Ciudad y del proceso de construcci6n. Se discuti6 el tema del proyecto, como por ejemplo el proveer una variedad de usos, ofrecer una variedad de tipos de vivienda con mayor densidad en algunas 6reas para conservar y mejorar areas naturales, crear areas comerciales a to largo de Dubuque Street protegiendo a la vez la entrada paisajista a Iowa City, proveer asistencia de reubicaci6n a los residentes del Forest View Mobile Park y construcci6n de un nuevo barrio de viviendas de familia Unica para los residentes del Forest View Mobile Park. A continuaci6n, comentarios/preguntas que se escucharon de to presentes: Se present6 el concepto para el desarrollo en su totalidad y la modificacidn al plan integral se explic6 y se discut16. Uno de los vecinos propuso que quisieran ser advertidos en cuanto se inicie el proceso. EI equipo de desarrollo indic6 que se les mantendra informados a los vecinos y que se ha creado una pagina web la cual se actualizara regularmente. Hubo discusi6n sobre el area comercial propuesta a to largo de Dubuque Street. Surgieron las siguientes preguntas y comentarios: o Se sabe el numero de habitaciones del hotel propuesto? o Hubo un comentario sobre la estetica de una nueva area comercial. No se quisiera un "super mall extravagante." Durante la discusi6n del concepto del desarrollo, un vecino se mostr6 preocupado por el aumento de trafico sobre Foster Road. Un residente de Idyllwild se mostr6 preocupado de que el desarrollo propuesto pudiera aumentar el desagiie durante las tormentas to que haria impacto en Idyllwild. Un miembro del equipo de desarrollo explic6 que se contempla un desarrollo de bajo impacto que mantiene las aguas sobre el sitio y que estan trabajando con la Ciudad para asegurar un diseno para aguas pluviales que sobrepasa los reglamentos municipales. Un residente de Idyllwild declar6 que en el momento la Ciudad esta disenando un plan de aguas pluviales para Idyllwild y pide que los del proyecto coordinen con la ciudad. Uno de los vecinos anim6 al equipo de desarrollo a que por favor desarrollara de manera ecol6gica y respetando la belleza del sitio. Estoy de acuerdo que to anterior representa los comentarios hechos durante la reuni6n Good Neighbor Meeting del 13 de noviembre, 2o16. [Firmado] John Yapp, Coordinador de Servicios de Desarrollo/ Servicios a los Vecindarios y de Desarrollo, Ciudad de Iowa City [P-53] Apuntes de la Reuni6n de Buenos Vecinos (Good Neighbor Meeting) Fecha en que ocurri6: 13 de noviembre, 2o16 Hora: 5:00 pm Presentes: 35 personas, incluyendo residentes del barrio de Mackinaw Village, de los condominios de Oak Grove, Haywood Drive, Foster Road y Knollwood Lane. Ademas representantes de la Ciudad de Iowa City, de HBK Engineering y de la North Dubuque, LLC Lugar: Elks Lodge de Iowa City, 637 Foster Road, Iowa City, IA Representantes de la North Dubuque, LLC y HBK Engineering presentaron el concepto y variedad de usos propuestos para todo el Sitio de desarrollo. Se explic6 y discuti6 el proceso de modificacidn, asi Como el cronograma del proceso con la Ciudad y del proceso de construcci6n. Se discuti6 el tema del proyecto, como por ejemplo el proveer una variedad de usos, ofrecer una variedad de tipos de vivienda con mayor densidad en algunas areas para conservar y mejorar areas naturales, crear areas comerciales a to largo de Dubuque Street protegiendo a la vez la entrada paisajista a Iowa City, proveer asistencia de reubicacidn a los residentes del Forest View Mobile Park y la construccidn de un nuevo barrio de viviendas de familia Unica para los residentes del Forest View Mobile Park. A continuacidn, comentarios/preguntas que se escucharon de los presentes: Durante la discusidn del plan en general, hubo un comentario pidiendo que se hiciera todo el esfuerzo posible para proteger los corredores existentes para los animales silvestres. Durante la discusidn sobre la nueva mezcla de viviendas en la propuesta, se manifestaron las siguientes preguntas: o Se permitiran viviendas mdviles en el nuevo desarrollo? o Cuales son los precios de las nuevas unidades residenciales? o Que densidad se anticipa en el desarrollo? o Habra alguna disminucidn del ruido del trafico por la 1-8o? Durante la discusidn del concepto en general surgieron la siguiente pregunta y comentario: o Cuales son las etapas del proyecto — Etapa 1/Etapa z? o Preocupacidn sobre la contaminacidn luminosa — cuantos faroles de la calle se anticipan? Se puede disminuir el numero? Preguntas surgieron en particular sobre el borde este del desarrollo: o Que detalles hay sobre el nuevo hotel? o Si no es un hotel, que otra cosa pudiera ser? o La Laura Drive se mantiene o se elimina? o Que distancia hay entre la vivienda mas alejada en Knollwood Lane y el pequen"o mercado que se proyecta? o Se pidid que se sembraran grandes pinos como barrera entre las residencias de Knollwood Lane y el area comercial (Market Place) que se proyecta. o La Haywood Drive se mantendra como es o se aumentara de acuerdo a las normas municipales? o Que tipo de comercios se contempla? Prefieren que no sea una cantidad de tiendas de cadena. Estoy de acuerdo que to anterior representa los comentarios hechos durante la reunion Good Neighbor Meeting del 13 de noviembre, 2o16. [Firmado] Karen Howard, Urbanista Asociada/ Servicios a los Vecindarios y de Desarrollo, Ciudad de Iowa City [P•55] Apuntes de la Reunion de Buenos Vecinos (Good Neighbor Meeting) Fecha en que ocurrid: 13 de noviembre, zoi6 Hora: 3:00 pm Presentes: 49 personas, incluyendo residentes del Forest View Mobile Home Park y representantes de la Ciudad de Iowa City, de HBK Engineering y de la North Dubuque, LLC Lugar: Elks Lodge de Iowa City, 637 Foster Road, Iowa City, IA Representantes de la North Dubuque, LLC y HBK Engineering presentaron el concepto propuesto para todo el sitio, inclusive tipo de usos como por ejemplo, vivienda para personas de la tercera edad en la parte oeste del terreno, condominios insertos en el bosque y de mayor densidad con el fin de proteger los humedales, bosques y pendientes, oficinas a to largo de la 1-8o, comercio a to largo de Dubuque Street y la creacidn de un nuevo barrio para familias 6nicas al mero sur del Forest View Mobile Home Park. Se discutid el plan de reubicacidn haciendo resumen de varias situaciones hipoteticas. Se insistid sobre el punto de que todos recibir6n asistencia y que se construir6n aproximadamente loo viviendas en el nuevo barrio de Forest View para acomodar a los residentes del Forest View Mobile Home Park que califican en cuanto a ingreso. Se discutid el tipo de financiacidn propuesto (Credito Fiscal por Bajos Ingresos) para la construccidn del nuevo barrio para los residentes de Forest View, asi como las directrices sobre el ingreso de la casa y to que suceder6 si alguien no califica en cuanto a ingreso o si decide no vivir en el nuevo barrio. EI tema se discutid en detalle; particularmente el programa de 15 ahos de alquiler con opcidn de compra que les permite a los residentes pagar la renta actual de $310 al mes con un incremento del zY cada ario. Una parte de la renta se deposita en una cuenta a nombre del inquilino la cual se puede tocar en cualquier momento si el inquilino decide trasladarse a otro lugar. Por el otro lado, si el inquilino permanece los 15 anos, esos fondos se usarian como primer pago por la casa y se refinanciarian los to anos restantes. La modificacidn al Plan Integral se presentd y se discutid. Antes de que la construccidn pueda comenzar, primero se necesita modificar el plan integral, y luego la nueva zonificacidn y subdivisidn del terreno. Tal proceso puede demorarse aproximadamente 6 a 7 meses con la Ciudad y luego 9 a iz meses para la construccidn del nuevo barrio, servicios y carreteras. A continuacidn, comentarios/preguntas que se escucharon de los presentes: AI terminar la discusidn del nuevo barrio y sus comodidades como residencias para familia Unica con amplia area de juego y canchas de futbol, bosque, centro comunal y albergue contra tornados, uno de los residentes quiso saber si se permitirian casas mdviles. Surgieron varias preguntas sobre el financiamiento del nuevo barrio y de las nuevas casas. o Hay un limite m6ximo de ingreso y se trata de ingreso bruto o neto? o Quien paga el impuesto de propiedad? o Despues de los i5 anos el pago mensual contin6a a aumentar en zY anuales? o Es posible comprar la casa despues de io anos en vez de i5? Durante la discusidn del nuevo barrio, surgieron varias preguntas especificas al proceso y al t!po de vivienda. o Si alguien esta rentando ahora, tiene acceso a casa nueva? o Si actualmente estan viviendo en una casa de 3 dormitorios, pudieran conseguir una de 4? Y si se puede, cuanto costaria? o Seran de un piso o dos las casas? o Se incluiran todos los electrodomesticos? o De que tamano son los totes? o En cuanto se valorara la casa de aqui a i5 afios? Se habld del valor positivo a informativo de las reuniones mensuales de miembros de la Asociacidn de Vecinos de Forest View con la North Dubuque, LLC que tienen lugar en el Centro de Justicia Laboral. Tambien hubo comentarios sobre el hecho de que se quiere oir a todos y la necesidad de hablar en voz alta! Se hizo enfasis repetidamente sobre la manera como todos estan trabajando juntos. Estoy de acuerdo que to anterior representa los comentarios hechos durante la reunion Good Neighbor Meeting del 13 de noviembre, 2o16. [Firmado] Doug Boothroy, Director/ Servicios a los Vecindarios y de Desarrollo, Ciudad de Iowa City Forest View March 2017 Applicant's Statement for Comprehensive Plan Amendment A. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. a. Since the Comprehensive Plan was originally completed in 2001, over 500 new homes have been constructed in the Peninsula, Elk Run condominiums, and Mackinaw Village. These new neighborhoods have significantly altered the character of the area, such the creation of Thornberry Dog Park, commercial property, multi -family and single-family residential housing, and medical offices. b. During the 2008 and recent floods, these residents were forced to evacuate due to the Iowa River exceeding its banks and covering Foster Rd. This proposed development will provide secondary roadway access to those residents during such an event and they will be able to remain in their homes. c. Forest View Mobile Home Park was developed in the 1940s and the majority of the existing homes were constructed in the 1960s and 1970s, prior to the National Manufactured Housing Construction and Safety Standards Act of 1974. This proposed development seeks to improve the housing quality by providing permanent, affordable homes a few hundred feet to the south. B. The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plan or other amendments thereto. a. The North District Planning Principles (p.10)— i. Housing Goal- states that future development should, "Maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages." ii. Commercial and Institutional Uses — states that future development should, " Focus commercial activity in existing nodes along major arterial streets... Discourage strip commercial development" iii. Retain and enhance the open space buffer between Interstate 80 and residential development."- "Provide for new parks, trails, and open space to meet the present and future needs of area residents with an emphasis on protecting and enhancing the District's unique natural areas.... Protect sensitive environmental features... Retain and enhance the open space buffer between Interstate 80 and residential development." b. The South District Plan Map Designations (p.52) i. The 'Low to Medium Mixed Residential' map designation in the South District Plan has been applied to this Comprehensive Plan amendment. This map designation aligns with the principles of the proposed site development, because "clustering is desirable to protect sensitive Forest View March 2017 environmental features." This map designation indicates 8-13 dwelling units/acre. c. The North District Planning Principles - Housing development that complements existing neighborhoods... and is affordable to people of all incomes and ages: As noted in the North District Plan, "Consideration should be given to securing relocation assistance for the current residents of Forest View Park (p. 27)," a relocation plan has been created and will be implemented once development proceeds. A new neighborhood will be created that is permanent and affordable. d. The North District Planning Principles - Environmental Sensitive Areas: As stated in the North District Plan (p. 27), "Promoting conservation design by clustering development away from wooded areas and ravines [that] will protect wildlife corridors, preserve the tree canopy in the area, prevent erosion of steep slopes, and reduce stormwater run-off." North Dubuque, LLC is proposing to develop the site using low -impact design techniques that will cluster development and protect environmental features throughout the area. In addition, North Dubuque, LLC has a goal of retaining as much stormwater run-off as possible on site. This goal exceeds current City stormwater standards. e. The North District Planning Principles - Parks and Open Space that retain and enhance the open space buffer between Interstate 80 and residential development I. The majority of the proposed development along I-80 is proposed to be used for office and retail/community commercial; however, the western portion of the site is residential. North Dubuque, LLC is aware of City Code requirements for residential uses within 300' of I-80. By preserving the existing tree canopy and using appropriate building materials, any residential uses will be buffered from the sound of Interstate 80. f. The North District Planning Principles - Commercial and Institutional Uses that focus commercial activity in existing nodes along major arterial streets... Discourage strip commercial development i. The proposed development includes well-designed and environmentally sensitive commercial uses along Dubuque Street. g. The Comprehensive Plan stresses the importance of creating and maintaining attractive entrances to Iowa City. Any redevelopment of the property along Dubuque Street will have a goal of maintaining the scenic character by incorporating strict design guidelines through a Conditional Zoning Agreement (CZA). Project Green has a 40 year history of maintaining and protecting the Dubuque Street entryway into Iowa City. Representatives from Project Green met with North Dubuque, LLC representatives to discuss the proposed development and receive input and suggestions to ensure that the goals of the Comprehensive Plan are met. This partnership will continue throughout the development. The goal of the development is to preserve as much of the natural features of the site as possible. The proposed commercial area along Dubuque Street will be unique in that the main feature will be the natural vegetation and not the commercial buildings. Forest View March 2017 Applicant's Statement for Comprehensive Plan Amendment Narrative Background North Dubuque, LLC owns approximately 70 acres all of which fall under the North District Plan. The western portion of the property includes one single-family home; the central portion includes Forest View Mobile Home Park and the eastern portion of the property includes three single-family homes. The majority of the approximately 70 acres is vacant. The current North District Plan shows the anticipated uses for the property as Multi -Family Residential, Single-Family/Duplex Residential, Large Lot/Rural Residential, Public/Private Open Space and Conservation Areas. The plan being proposed will incorporate a mix of uses, such as Office/Commercial, Highway/Neighborhood Commercial, Open Space and a mix of Residential. The proposed plan will focus heavily on land conservation and will provide secondary road access to the neighborhoods to the west, including the Mackinaw and the Peninsula neighborhoods. Protection of environmentally sensitive areas is very important to the Applicants. As stated in the North District plan (p. 27), "Promoting conservation design by clustering development away from wooded areas and ravines [that] will protect wildlife corridors, preserve the tree canopy in the area, prevent erosion of steep slopes, and reduce stormwater run-off." North Dubuque, LLC worked with Earthview Environmental to prepare a sensitive areas plan to show the sensitive features of the site and to highlight the woodland, steep slopes and wetland areas to be protected. In addition, they are proposing to develop the site using low -impact design techniques in order to minimize the impact of stormwater run-off. Estimates on the amount of storage required for stormwater have been provided using the Ven Te Chow design method. It is likely that a combination of low -impact design using pervious pavers, bioretention cells, or other similar methods will be combined with more traditional practices, such as underground detention. The south central portion of the property will become a new neighborhood for residents of Forest View Mobile Home Park. The area where Forest View Mobile Home Park is currently located is shown as Multi -Family Residential. The area for the new neighborhood is currently Multi -Family Residential on the north end and Residential Conservation on the southern end. The new area is proposed to be Medium Density Mixed Residential (8-13 units per acre). This designation is meant to retain as many current Forest View residents as possible. Additionally, this designation complements the development's desire to protect environmentally sensitive areas while maintaining a lower scale residential neighborhood feel. Forest View Mobile Home Park was developed in the 1940s and the majority of the existing homes were constructed in the 1960s and 1970s, prior to the National Manufactured Housing Construction and Safety Standards Act of 1974. North Dubuque, LLC is proposing to relocate residents from Forest View Mobile Home Park to a proposed neighborhood of permanent, affordable homes a few hundred feet to the south. The new neighborhood will be less dense than the existing Forest View Mobile Home Park with larger lots, additional open space with soccer fields and playgrounds, and a community building with a tornado shelter. The western portion of the proposed development transitions from the Mackinaw Village OPD5/Conservation Design zone to a proposed OPD/ Medium Density Mixed Residential (8-13 units per acre), which will emulate the town homes along Mission Point Road. Potential uses within the OPD/ Medium Density Mixed Residential (8-13 units per acre) zone include mixed- Forest View March 2017 use development, apartments, and town homes aimed at increasing the density while providing a range of housing options and protecting sensitive areas. A few examples of potential uses are as follows: • The south side of Flint Dr. includes 2 -story duplexes and triplexes • The east side of Algonquin Rd. has 2 -story duplexes and triplexes • The new Forest View neighborhood is all 1 -story single family homes • Between the duplexes and triplexes of the new Forest View neighborhood there will be higher density, possibly 3, 4 and 6 -story condominiums. In addition, the area north of Flint Drive, includes Multi -Family Residential (12-24 dwelling units/acre) to encapsulate the proposed Senior Living Residences and adjacent buildings. Due to the preservation of woodlands along Interstate 80 and in the area between Mackinaw Village and the Multi -Family Residential area, a higher density is requested. It is a desire of the developers to have a diversity of housing options, including inter -generational living. This area will be designed to provide senior living options that provide residents with an active lifestyle and the option to start in the duplexes to the south and as the need for care increases, they can move into the higher density units in the north. This increased density preserves sensitive areas and meets the design elements of the Conservation Design zone expressed in the North District Plan. While this change in use and density is a departure from the North District Plan, the increase in housing within The Peninsula and Mackinaw Village has also dramatically altered the neighborhood. This proposed development will add additional housing options, much like those successfully attracting different income -levels in nearby neighborhoods, while providing access to commercial offices and a marketplace. The closest commercial areas to the proposed Forest View development are located in The Peninsula neighborhood, which includes a few offices and minimal retail spaces. While the proposed Office Commercial and Highway/Neighborhood Commercial zoning on the eastern side of the development is different than uses outlined in the North District Plan, they are meant to serve the growing number of residences within the neighborhood. These offices and commercial uses would adhere to any design criteria outlined in a Conditional Zoning Amendment. The Highway/Neighborhood Commercial zone could potentially include a marketplace that would also serve the surrounding community. The northern portion of the development site is adjacent to 1-80. The majority of the proposed development along 1-80 is proposed to be used for office and retail/community commercial; however, the western portion of the site is residential. The Applicants are aware of City Code requirements for residential uses within 300' of 1-80. By preserving the existing tree canopy and using appropriate building materials, any residential uses will be buffered from the sound of Interstate 80. During the floods of 2008, a portion of Foster Road was under water forcing the evacuation of 500+ residents in the neighborhoods to the west of this area, including the Peninsula and Mackinaw neighborhoods. The proposed road alignment would eliminate the need to raise Foster Road and will provide direct access for residents to N. Dubuque Street in the event that another major flood should occur. Forest View March 2017 Dubuque Street Commercial Area The Comprehensive Plan stresses the importance of creating and maintaining attractive entrances to Iowa City. Any redevelopment of the property along Dubuque Street will have a goal of maintaining the scenic character by incorporating strict design guidelines through a Conditional Zoning Agreement (CZA). The CZA will cover items such as building fagade, sign placement, setbacks from the street, building materials, screening and tree preservation. The commercial uses will support the proposed neighboring offices and also the surrounding residential neighborhoods. In addition, the area between Laura Drive and Dubuque Street is currently designated in the Comprehensive Plan as Large Lot Rural Residential and contains slopes, woodlands and wetlands. Earthview Environmental was hired to survey the area, create a sensitive areas map and to designate areas to be preserved. A large buffer of trees will be preserved between the commercial area and the homes to the south along Knollwood Drive, in addition to preserving trees in the area between Dubuque Street and the commercial area. The new Forest View Drive will connect with Dubuque Street and complete the secondary access options for the neighbors to the west. To make the connection and to provide access to the new commercial area, a portion of the wetlands may be disturbed. Earthview Environmental has been in contact with and has given a tour of the area to representatives of the US Army Corps of Engineers. The wetland delineation reports and the joint permit application to the US Army Corps of Engineers and the Iowa DNR have been submitted for preliminary review. In order to serve the growing population in the neighborhoods to the west of the property, the residents of the proposed development and the surrounding community, it is necessary that commercial development occur at this location. This commercial site offers an opportunity for small to medium sized offices, neighborhood retail, hotel options and potentially a marketplace for nearby residents who currently drive to Coralville for basic provisions. The Applicants intend to not only abide by the Iowa City Sensitive Areas Ordinance, but also intend to make the wetlands and woodlands an asset to the commercial development. Neighborhood Input Three Good Neighbor meetings were held on Sunday, November 13, 2016 at the Iowa City Elks Lodge. Approximately 112 people attended the meetings, including residents from Mackinaw Village, Oak Grove Condominiums, Haywood Drive, Foster Road, Knollwood Lane, Idyllwild and Forest View Mobile Home Park. Meetings were held in June 2016 and in August 2016 at Parkview Church for residents of Forest View Mobile Home Park to discuss the Comprehensive Plan process and the proposed development with around 70 people at each meeting. Also, regular monthly meetings are held at the Center for Worker Justice with the Forest View Tenants Association and representatives of North Dubuque, LLC to discuss the proposed development and the Comprehensive Plan amendment process. Comments are also accepted at www.forestviewic.com. In addition, individual meetings were held with representatives from Environmental Advocates, Project Green and the Iowa City Downtown District to discuss the project and to receive input and suggestions for the proposed development. Representatives of all three entities were supportive of the general principles of the proposed development. Forest View March 2017 Relocation Plan Several development considerations align with the North District Planning principals, such as Housing, Commercial and Institutional Uses and Parks and Open Space. As noted in the North District Plan, "Consideration should be given to securing relocation assistance for the current residents of Forest View Park (p. 27)," a relocation plan has been developed and will be finalized and implemented once the rezoning process begins. Regularly scheduled monthly meetings with the Forest View Tenants Association, the Center for Worker Justice and representatives of North Dubuque, LLC are being held to discuss the Relocation Plan, comprehensive plan amendment, rezoning process and the timeline of the proposed project. Also, two large neighborhood meetings with Forest View Mobile Home Park residents were held at Parkview Church in June 2016 and in August 2016 to discuss the overall plan for the property, the comprehensive plan amendment process, rezoning process and the Relocation Plan. In order to engage residents, each of these events has been promoted with Spanish translated documents and had translators present. Representatives of North Dubuque, LLC worked with the Forest View Tenants Association, the Center for Worker Justice and HBK Engineering to develop a Relocation Plan in both Spanish and English. The Relocation Plan has been discussed and ideas generated at the monthly meetings and at a workshop promoted by the Center for Worker Justice. In addition, the Plan is on the Forest View website created by North Dubuque, LLC (www.forestviewic.com), copies have been distributed to residents in both English and in Spanish by the Forest View Tenants Association, and the Relocation Plan was discussed during the door-to-door resident survey undertaken by HBK Engineering. The Applicants have worked to ensure that every Forest View Mobile Home resident is aware of the proposed development, the proposed changes to their neighborhood and the details of the Relocation Plan. Due to the above listed changes to the surrounding land use and compatibility with the City of Iowa City's Comprehensive Plan, we are confident that the proposed amendment meets the approval criteria. Forest View March 2017 Declaraci6n del Solicitante Sobre la Modificaci6n al Plan Integral A. Han cambiado las circunstancias o tambi6n han salido a luz factores a informaci6n adicionales tales que la modificaci6n que se propone es para el bien publico. a. Desde que se complet6 el Plan Comprehensivo original en el 2001, mas de 500 casas nuevas se han construido en la Peninsula, condominios de Elk Run, y el vecindario de Mackinaw Village. Estos vecindarios nuevos han cambiado significativamente el caracter del area, tales la instalaci6n del Parque de Perros Thornberry, propiedad comercial, vivienda residencial para familias unicas y multi -familiar, y oficinas medicas. b. Durante las inundaciones del 2008 y mas recientes, residentes fueron obligados a desalojar sus viviendas por causa de desbordarse el Iowa River y cubrir la carretera de Foster Road. EI desarrollo propuesto brindaria una segunda via de acceso a los residentes en caso de una situaci6n semejante, to que les permitira permanecer en sus viviendas. c. EI Forest View Mobile Home Park se lnsta16 en los anos 1940 y la mayoria de las viviendas existentes fueron construidas en los anos 60 y 70, anterior a la Ley Nacional de Normas de Seguridad y Construcci6n de Vivienda Prefabricada de 1974. Esta propuesta de desarrollo busca mejorar la calidad de vivienda al proveer casas permanentes y econ6micamente asequibles a pocos cientos de pies al sur de la ubicaci6n actual. B. La modificaci6n propuesta es compatible con las otras reglas y disposiciones del Plan Integral, inclusive con cualquier Plan de Distrito u otras enmendaciones al mismo. a. Principios Rectores del Distrito Norte para la Planificaci6n (p.10)— i. Meta sobre la Vivienda — especifica que todo desarrollo futuro debe "Mantener y mejorar la vivienda existente al tiempo que provee nuevas oportunidades de vivienda que complementen los vecindarios existentes, protejan areas ecol6gicas sensibles, y sean asequibles a personas de todos los ingresos y todas las edades." ii. Usos para Comercio a Instituciones - especifica que todo desarrollo Futuro debe enfocar las actividades comerciales en nucleos ya existentes a to largo de arterias principales de trafico ... Disuadir el desarrollo de tipo plaza comercial en recta (strip mall)." iii. Conservar y ampliar el espacio abierto entre la carretera Interstate 80 y el proyecto residencial. — "Proveer nuevos parques, caminos y espacios abiertos para satisfacer las necesidades presentes y futuras de los habitantes del area, con enfasis en la protecci6n y revaloraci6n de areas de naturaleza unicas ... Proteger elementos ambientales sensibles ... Conservar y mejorar el area intermedia entre el area residencial y la via I- 80." Forest View March 2017 b. Denominaciones de Mapa del Plan del Distrito Sur (p.52) i. Se le ha aplicado a esta modificaci6n del Plan Comprehensivo la denominaci6n de "Vivienda Residencial Mixta de Baja y Media Densidad" del plan del Distrito Sur para la Planificaci6n. Esta denominaci6n esta de acuerdo con los principios del plan de desarrollo propuesto en to que "la agrupaci6n es deseable para proteger elementos ambientales sensibles." Esta denominaci6n propone entre 8 y 13 unidades de vivienda por acre (un acre = aproximadamente 4046 metros cuadrados). c. Principios Rectores del Distrito Norte para la Planificaci6n — Desarrollo residencial que complemente vecindarios existentes ... y sea asequible a personas de todas las edades y todos los ingresos: Como se indica en el Plan de Planificaci6n del Distrito Norte, "Se debe dar atenci6n a obtener recursos de asistencia de reubicaci6n a los residentes del Forest View Park (p.27)". Se ha disenado un plan de reubicaci6n y este se pondra en marcha una vez que comience el desarrollo. Se creara un barrio nuevo que sea permanente y econ6micamente asequible. d. Principios Rectores del Distrito Norte para la Planificaci6n — Areas Ambientales Sensibles: Como se indica en el Plan de Planificaci6n del Distrito Norte (p.27), "Promoviendo un diseno ambiental par medio de agrupar el desarrollo lejos de las areas de bosque y despenaderos, proteger corredores de los animales silvestres, conservar la enramada y copas de los arboles en el area, prevenir la erosion de despenaderos empinados, y reducir corrientes de agua durante las tormentas." La North Dubuque, LLC se propone desarrollar el area utilizando tecnicas de desarrollo de bajo impacto que agruparan el desarrollo y protegeran las caracteristicas ambientales a traves de toda el area. Ademas, la North Dubuque, LLC se ha hecho la meta de retener sobre el terreno la mayor cantidad posible de desag0e. Esto supera las actuales normas municipales de desagiie. e. Principios Rectores del Distrito Norte para la Planificaci6n — Parques y Espacios Abiertos que conserven y mejoren el area intermedia entre el area residencial y la via 1-80. i. La mayor parte del desarrollo propuesto a to largo de la 1-80 esta dispuesto para use de oficinas y de comercio al detalle y comunitario; mas sin embargo, la porci6n oeste del sitio es residencial. La North Dubuque, LLC es consciente de los requisitos del C6digo Municipal respecto a use residencial a distancias dentro de los 300 pies de la 1-80. Con la conservaci6n de la copa de arboles existentes y el use de materiales de construcci6n adecuados se protegeran las areas residenciales del ruido de la carretera. f. Principios Rectores del Distrito Norte para la Planificaci6n — Usos Comercia/es e Institucionales que enfoquen la actividad comercial en nucleos ya existentes a to largo de calles arteriales ... Disuadir el desarrollo de plazas comerciales en linea Forest View March 2017 i. EI plan de desarrollo propuesto incluye usos comerciales bien disenados y de sensibilidad ambiental a to largo de la calle Dubuque. g. EI Plan Integral de Desarrollo enfatiza la importancia de crear y mantener entradas atractivas a Iowa City. Todo nuevo desarrollo de la propiedad a to largo de Dubuque Street tendra como meta mantener el caracter pintoresco de via verde incorporando pautas estrictas de diseno mediante un Acuerdo de Zonificaci6n Condicional (Conditional Zoning Agreement, CZA). La organizaci6n de Project Green Ileva 40 anos manteniendo y protegiendo la entrada de Dubuque Street a Iowa City. Representantes de Project Green y de la North Dubuque Street se han reunido para discutir el desarrollo propuesto y aceptar ideas y sugerencias para asegurarse de que se cumplan las metas del Plan Integral. Esta colaboraci6n continuara a to largo del desarrollo. EI plan aspira preservar to mss que se pueda las caracteristicas naturales de la zona. EI area comercial propuesta a to largo de Dubuque Street es Unica en to que su caracteristica principal sera la vegetaci6n natural y no los edificios comerciales. Relato Narrativo sobre la Modificaci6n del Solicitante al Plan Integral Antecedentes La North Dubuque, LLC es propietaria de 70 acres aproximadamente los que en sus totalidad caen bajo del Plan del Distrito Norte. La parte occidental de la propiedad incluye una vivienda residencial de familia Unica; la parte central incluye el Forest View Mobile Home Park; y la parte oriental incluye tres viviendas residenciales de familia Unica. En su mayor parte los 70 acres estan vacios. Actualmente el Plan del Distrito Norte anticipa el use del terreno para Viviendas Multi-familiares, Viviendas de Familia Unica/Casa Tipo Duplex, Residencias Rurales/de Lote Grande, Espacios Publicos/Espacios Abiertos, y Areas de Protecci6n Ambiental. EI plan propuesto incorpora variedad de usos, tales como Oficinas/Comercios, Comercios de Barrio/de Autovia, Espacios Abiertos, y Residencial Mixto. EI plan propuesto se enfoca fuertemente en la conservaci6n del terreno y ademas proveera una via de acceso secundaria para vecindarios al oeste inclusive los barrios de Mackinaw Village y de la Peninsula. La protecci6n de areas ambientales sensibles es de mayor importancia para los Solicitantes. Como to indica el Plan del Distrito Norte (p. 27), "Promover un diseno ambiental por medio de agrupar el desarrollo lejos de las areas de bosque y despehaderos, proteger corredores de los animales silvestres, conservar la enramada y copas de los arboles en el area, prevenir la erosi6n de despenaderos empinados, y reducir corrientes de agua durante las tormentas." La North Dubuque, LLC trabaj6 con la Earthview Environmental para disenar un piano que mostrara los elementos sensibles del terreno y que pusiera de relieve las areas de bosque, despenaderos empinados y humedales a ser protegidos. Ademas se propone desarrollar el terreno usando tecnicas de bajo impacto para minimizar el impacto del desagiie durante las tormentas. Usando el metodo Ven Te Cho, se proporcionaron estimaciones del volumen necesario para el almacenamiento de aguas durante una torments. Es probable que se usen metodos de bajo impacto con ladrillos permeables, panales biol6gicos retentivos u otros Forest View March 2017 materiales semejantes en combinaci6n con practicas mas tradicionales como retenciones subterraneas. La parte centro sur del terreno se convertira en el nuevo barrio para los residentes del Forest View Mobile Home Park. EI area donde se encuentra actualmente el Forest View Mobile Home Park aparece bajo la clasificaci6n de Residencial Familias Multiples. Lo que es el area para el nuevo barrio actualmente se clasifica Residencial Familias Multiples al norte y Preservaci6n Ambiental al sur. Se propone para el area la nueva clasificaci6n de Vivienda Residencial Mixta de Baja y Media Densidad (8 a 13 unidades por acre.) Esta designaci6n busca retener el mayor n4mero de residentes posibles del Forest View actual. Ademas, esta clasificaci6n compagina bien con el deseo de proteger areas ambientales sensibles al mismo tiempo que retiene un caracter de barrio residencial de menor escala. EI Forest View Mobile Home Park se insta16 en los anos 1940 y la mayoria de las viviendas existentes fueron construidas en los anos 60 y 70, anterior a la Ley Nacional de Normas de Seguridad y Construcci6n de Vivienda Prefabricada de 1974. La propuesta de la North Dubuque, LLC reubicaria a los residentes del Forest View Mobile Home Park en un barrio de casas permanentes y econ6micamente asequibles a unos cientos de pies al sur del sitio actual EI nuevo barrio sera de menor densidad que el Forest View Mobile Home Park existente, con lotes mas grandes, con mayor espacio abierto que incluye parque de juegos infantiles y canchas de futbol, y ademas un edificio comunitario con albergue contra tornados. La parte occidental del desarrollo propuesto es transici6n entre la Zona de Diseno de Conservaci6n/OPD5 del vecindario de Mackinaw Village y el OPD/Residencial Mixta de Media Densidad (8 a 13 unidades por acre) de la propuesta la cual imita las viviendas adosadas a to largo de Mission Point Road. Posibles usos dentro de la zona OPD/Residencial Mixta de Media Densidad (8 a 13 unidades por acre) incluye desarrollo de usos mixtos, viviendas de apartamento, y casas adosadas, cuyo prop6sito es aumentar la densidad al mismo tiempo que se provee una gama de opciones de vivienda y se protegen areas sensibles. Otros ejemplos de posibles usos son los siguientes: • EI costado sur de Flint Drive incluye viviendas duplex y triplex de 2 pisos • EI costado este de Algonquin Road tiene viviendas duplex y triplex de 2 pisos • EI Nuevo barrio de Forest View consta completamente de viviendas de una planta para familias unicas • Entre las viviendas duplex y triplex en el nuevo barrio de Forest View habria condominios de mayor densidad, posiblemente de 3, 4 o 6 pisos. Ademas, el area al norte de Flint Drive incluye Residencias Multi-Familiares (12 a 24 unidades de vivienda por acre) para reunir las propuestas Residencias Para Personas de la Tercera Edad y los edificics colindantes. A causa de la conservaci6n de areas de bosque a Io largo de la via 1-80 y en el area entre Mackinaw Village y la zona Residencial Multi -familiar, se pide una densidad mayor. Es el deseo de la North Dubuque, LLC incluir opciones de vivienda diversas inclusive multigeneracional. Este area esta pensada como vivienda para personas de la tercera edad proporcionandole a estos residentes un estilo de Vida fisicamente activo con la opci6n de empezar en las viviendas adosadas del sur y trasladarse a las unidades de mayor densidad al norte cuando necesiten mayores cuidados. Esta mayor densidad conserva areas sensibles y esta de acuerdo con los elementos de diseno para zonas de Diseno de Conservaci6n del Plan del Distrito Norte. Mientras que este cambio de Forest View March 2017 use y densidad se sale del Plan del Distrito Norte, ya el aumento de viviendas en los barrios de la Peninsula y el Mackinaw Village han alterado dramaticamente el vecindario. EI desarrollo propuesto aqui aumentara las opciones de vivienda, muy semejantes a las que atraen vecinos de diferentes niveles econ6micos a los barrios vecinos, al mismo tiempo que proveen acceso a oficinas comerciales y a un mercado. Las areas comerciales mos cercanas al desarrollo propuesto para Forest View se encuentran en el barrio de la Peninsula, el cual tiene pocas oficinas y un minimo de espacios para mercado al por menor. Mientras que las zonificaciones de Oficinas Comerciales y de Comercio Vecinal y de Autovia propuestas para el lado oriental del desarrollo son diferentes a los usos detallados en el Plan del Distrito Norte, estan pensadas para servir al creciente numero de viviendas en el vecindario. Estas oficinas y usos comerciales se acoplarian a cualquieras criterios que se expongan en un Acuerdo de Zonificaci6n Condicional. La zona de Comercio Vecinal y de Autovia pudiera incluir un mercado que tambien sirviera a la comunidad circundante. La parte norte del sitio esta contigua a la via 1-80. La mayor parte del desarrollo propuesto a to largo de la 1-80 es para use de oficina y de comercio comunitario/al por menor; sin embargo, la parte oeste del terreno es residencial. Los Solicitantes estan conscientes de los requisitos del C6digo Municipal respecto a use residencial a distancias dentro de los 300 pies de la 1-80. Con la conservaci6n de la copa de arboles existentes y el use de materiales de construcci6n adecuados se protegeran las areas residenciales del ruido de la carretera. Durante las inundaciones del 2008, Una parte de Foster Road qued6 bajo agua obligando el desplazamiento de mos de 500 residentes en los barrios al oeste de esta area, entre estos los vecindarios de la Peninsula y Mackinaw. EI alineamiento de Was propuesto eliminaria la necesidad de levantar la Foster Road y provee a los residentes un acceso directo a la N. Dubuque Street en caso de que ocurriera otra gran inundaci6n. Area Comercial de Dubuque Street EI Plan Integral enfatiza la importancia de crear y mantener entradas atractivas a Iowa City. Todo nuevo desarrollo de la propiedad a to largo de Dubuque Street tendra como meta mantener el caracter pintoresco de via verde incorporando pautas estrictas de diseno mediante un Acuerdo de Zonificaci6n Condicional (Conditional Zoning Agreement, CZA). EI acuerdo CZA cubrira elementos tales como fachadas, colocaci6n de avisos, situaci6n a distancia de la calle, materiales de construcci6n, filtros y barreras, y conservaci6n de arboles. Los usos comerciales seran de apoyo a las oficinas vecinas propuestas y tambien a los barrios residenciales circundantes. Ademas, el area entre Laura Drive y Dubuque Street se marca actualmente en el Plan Integral como Vivienda Rural de Lote Grande y contiene vertientes, bosques y humedales. Se contrat6 a la Earthview Environmental para hacer Una evaluaci6n del terreno, crear un mapa de areas sensibles y anotar areas a ser preservadas. Se conservara Una gran franja de arboles de barrera entre el area comercial y las viviendas al sur de Knollwood Drive, y se protegeran ademas los arboles de la parte entre Dubuque Street y el area comercial. La nueva via de Forest View Drive conectara con Dubuque Street y agregara opciones de acceso secundario para los residentes al oeste. Para hacer la conexi6n y dar acceso a la nueva area comercial, se perturbaria parte de los humedales. La Earthview Environmental ha estado en comunicaci6n con representantes del Cuerpo Nacional de Ingenieros (US Army Corps of Engineers) y se les ha dado un recorrido del area. Se han entregado los reportes de la delineaci6n de los humedales y la solicitud de permiso conjuntamente al US Army Corps of Engineers y al DNR/Departamento de Recursos Nacionales de Iowa para un analisis preliminar. Forest View March 2017 Para servir a la creciente poblaci6n de los vecindarios al oeste de la propiedad, a los residentes del propuesto desarrollo y a la comunidad circundante es necesario que haya desarrollo comercial en este sitio. Este lugar comercial ofrece la oportunidad para oficinas de tamano pequeno y mediano, comercio vecinal al por menor, hoteles y posiblemente un mercado para residentes cercanos que hoy en dia conducen hasta Coralville para comprar alimentos b6sicos. Los Solicitantes tienen el prop6sito no solo de cumplir con la Ordenanza de Areas Sensibles de Iowa City, sino tambien convertir los humedales y bosques en algo de valor dentro del desarrollo comercial. Aportes de los Vecinos Se hicieron tres reuniones de Buenos Vecinos (Good Neighbor meetings) el domingo 13 de noviembre de 2016 en el Elks Lodge de Iowa City. Asistieron aproximadamente 112 personas, con residentes de Mackinaw Village, los Condominios de Oak Grove, vecinos de Haywood Drive, Foster Road, Knollwood Lane, Idyllwild y del Forest View Mobile Home Park. Reuniones se hicieron en junio de 2016 y agosto de 2016 en la iglesia Parkview Church para residentes del Forest View Mobile Home Park para discutir el proceso del Plan Integral y el desarrollo propuesto, con aproximadamente 70 personas presentes en cada una de las reuniones. Tambien se hacen reuniones mensuales en el Centro de Justicia Laboral con la Asociaci6n de Vecinos de Forest View y representantes de la North Dubuque, LLC para discutir la propuesta de desarrollo y el proceso de modificaciones al Plan Integral. Tambien se reciben sugerencias en la www.forestviewic.com. Ademas, se tuvieron reuniones individuales con representantes de los grupos Environmental Advocates, Project Green y del Distrito Centro de Iowa City (Iowa City Downtown District) para discutir el proyecto y recibir comentarios y sugerencias sobre la propuesta de desarrollo. Los representantes de las tres entidades expresaron su apoyo general a los principios del proyecto de desarrollo propuesto. Plan de Reubicaci6n Varias consideraciones tomadas en cuenta en el desarrollo se adaptan a los principios del Plan del Distrito Norte, tales como Vivienda, Usos Comerciales a Institucionales, y Parques y Espacios Abiertos. De acuerdo con el apunte del Plan del Distrito Norte de que ""Se debe dar atenci6n a obtener recursos de asistencia de reubicaci6n a los residentes del Forest View Park (p.27)", se ha elaborado un plan de reubicaci6n el cual se finalizara y se pondra en marcha una vez que se comience el proceso de rezonificaci6n. Reuniones mensuales programadas regularmente con la Asociaci6n de Vecinos de Forest View, el Centro de Justicia Laboral y representantes del North Dubuque, LLC se Ilevan a cabo para discutir el Plan de Reubicaci6n, la modificaci6n al plan integral, el proceso de rezonificaci6n y el cronograma para el proyecto propuesto. Tambien se hicieron dos reuniones grandes con residentes del Forest View Mobile Home Park en la iglesia Parkview Church en junio de 2016 y agosto de 2016 para discutir el proyecto del sitio en general, el proceso para modificaciones al plan integral, los procesos de rezonificaci6n y el Plan de Reubicaci6n. Para invitar la participaci6n de los residentes, se ha hecho publicidad en espanol sobre todas las reuniones y traductores han estado presentes. Representantes de la North Dubuque, LLC trabajaron con la Asociaci6n de Vecinos de Forest View, el Centro de Justicia Laboral y la HBK Forest View March 2017 Engineering para desarrollar un Plan de Reubicaci6n tanto en ingles como en espanol. Se ha discutido el Plan de Reubicaci6n y se han generado ideas durante las reuniones mensuales y an un taller promovido por el Centro de Justicia Laboral. Ademas el Plan aparece en una pagina web de Forest View creada por el North Dubuque, LLC (www.forestviewic.com), copias en ingles y en espanol se les han distribuido a los residentes por la Asociaci6n de Vecinos de Forest View, y se ha presentado el plan durante las visitas individuales para las encuestas Ilevadas a cabo por HBK Engineering. Los Solicitantes se han esmerado en asegurarse de que cada residente este enterado del desarrollo propuesto y de las modificaciones propuestas y de los detalles del Plan de Reubicaci6n. Debido a los cambios al use de las tierras circundantes apuntados anteriormente y a la compatibilidad con el Plan Integral Para el Municipio de Iowa City, estamos seguros que la modificaci6n propuesta se acopla a los criterios para su aprobaci6n. 1% N)EASTq TE BO NE Proposed Amendment to the Iowa City Comprehensive Plan (North District Plan) N ".!!....i�?`'�•• From Multi -Family Residential " To Highway/Neighborhood Commercial From Residential Conservation Design To Multi -Family Residential (8-13 Dw ,g Units/Aua) JFrom Single-Family/Duplex Residential - To Multi -Family Residential (8-13 Dwelling Units/Acre) From Single-Family/Duplex Residential To Low -Medium Mixed Residential (8-13 Dwelling Units/ Acre) ,m Mufti -Family Residential Low -Medium Mixed Residential 13 Dwellinq Units/ Acre) INIEPSTPTEN0 NE iNTERSTPiE BO SE Bc From Multi-Famity Residential To Highway/Neighborhood Commercial E E gyp{a s oyE 4EP N�Ee Pys 1e.Te NGY4V000OR �_ J V From Large Lot/ Rural Residential To Highway/Neighborhood Commercial rm Residential Conservation Design Low -Medium Mixed Residential 13 Dwelling Units/ Acre) FOREST VIEW North Dubuque LLC April 12, 2017 Legend - Commercial Low to Medium Mixed Residential Multi -Family ROW O Project Limits Pipeline Easement 0 75 150 3W Feat hbk ENGINEERING /.PCH POCtt Pp - � cR �o eq iO.51EP PO Q j FOREST VIEW North Dubuque LLC April 12, 2017 Legend - Commercial Low to Medium Mixed Residential Multi -Family ROW O Project Limits Pipeline Easement 0 75 150 3W Feat hbk ENGINEERING Modification Propuesta al Plan Integral de Iowa City (Plan del Distrito Norte) De Vivienda de Disefio de Consewaci6n Ambiental a Vivienda Residencial Mixta de baja y media Densis De Vivienda Individual/Casa Lipo Duplex a Edificios con Multiples Viviendas De Edificios con Muhiples Viviendas a Comercios 4iB4�eS �AJFAS J4 JE B0 /yF :F m e� o _ m .m mINrERsra7E ea xE INiEPSiPiF BO SE , cG am De Edificios con Multiples Viviendas a Comercios De Edificios con Multiples Viviendas a Vivienda Residential Mixta de bale Y media Densidad FW oR De Vivenda Individual/Casa tipo Duplex a Vivienda Residencial Mixta de baja y media Densidad 1 I I 1 From Single-Family/Duplex Residential To Low -Medium Mixed Residential / I De Vvenda Rural an Lote Grande ..�` ., a Comercios Ee� sE 1p, �pS ¢x0 se `N1 p51 Pt 1NTE De Vivi 'nda de Dise6o de Conservation Ambiental a Vi, nda Residential Mixte de baja y media Densidad 1. Ss C010-' FOREST VIEW North Dubuque LLC Iowa City. lows 12 de Abdl, 2017 Clave _ Comercio Vivenda Residencial Mixta de baja y media Densidad Multi -Familiar Via de Acceso QLimites del Proyecto Derecho Accesodo de Tuberia 0 75 150 000 .., hbk ENGINEERING - ? PRCN ROCR RO � / I De Vvenda Rural an Lote Grande ..�` ., a Comercios Ee� sE 1p, �pS ¢x0 se `N1 p51 Pt 1NTE De Vivi 'nda de Dise6o de Conservation Ambiental a Vi, nda Residential Mixte de baja y media Densidad 1. Ss C010-' FOREST VIEW North Dubuque LLC Iowa City. lows 12 de Abdl, 2017 Clave _ Comercio Vivenda Residencial Mixta de baja y media Densidad Multi -Familiar Via de Acceso QLimites del Proyecto Derecho Accesodo de Tuberia 0 75 150 000 .., hbk ENGINEERING I J Exhibit A: Forest View Sensitive Areas Inventory Fit wti 96 r Y rd w-. 250 x500 1,000 Project Boundary N Pipeline Easement W ' E Wetlands (1.32 ac) i Protected Slope Buffer (50t) s J Woodland Border V WA yam• e ti Notes: concept plan based on approximately 50% residential woodland preservation The woodland border was delineated using a GeoXH 6000 GPS unit with sub -meter accuracy, based on surveyed tree trunks. Although parts of the woodlands overlap the pipeline easement, those portions were not included in acreage calculations. 5 Feet ,j •17 Potential Woodland Development Commercial. preservation (1.6 ac) - Commercial, proposed impact (3.9 ac) Residential, preservation 115.6 ac) - Residential, proposed impact (14.6 ac) 1 M3 'til. i I I\'I I1V 111 R. atamv. EadhMew EmlmnmeMel Inc. 451017 �e' C M3 'til. i I I\'I I1V 111 R. atamv. EadhMew EmlmnmeMel Inc. 451017 \\ ,,/�- �+ y R�� ➢G Jai j' �L � � vim• r �' ' ' � .r +* `+ a .� . A 4 i/�� i�� i - _ �S fir. 7 �� �' v �, ■ IL 44 ��_ �+ m n" 1.. d w rwwqw I IVA EL •.i1l AiJAF. IP- �. t � � ��,�"' err erre � ?■ �� �,. 4�J�rL�,.'� '�:,. M i Hw wl j0o Oil V .1 .VM _ 14 h — 4 ipp- f.. 1 low Mick , Wilke ALX, l+ 44 L } • ..aun�aaa.. �Ip I IP do\r•. �r■r ago Orrr �.,'...� .r jail*ONE Raw i 40 FOREST VIEW MOBILE HOME PARK RELOCATION PLAN Iowa City, IA December 2016 (Revised May 2017) Prepared by HBK Engineering, LLC in partnership with North Dubuque, LLC, the residents of Forest View Mobile Home Park and the Center for Worker Justice MIA T•l:c rc191001 North Dubuque, LLC is committed to building stronger neighborhoods by providing quality housing options for the residents of Forest View Mobile Home Park as the development surrounding it progresses. North Dubuque, LLC shares a vision for building a neighborhood of new homes matching the needs of the residents. The residents, North Dubuque, LLC, Center for Worker Justice, and the City of Iowa City staff have met many times to discuss the development process and to create a vision for a new neighborhood just south of Forest View Mobile Home Park. This relocation plan has been prepared for Forest View Mobile Home Park residents and will be funded by North Dubuque, LLC. The plan is guided by the principles of the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (URA) and the pertinent federal regulations under 49 CFR Part 24. The primary goal of the proposed new Forest View neighborhood is to support the continuation of the strong community that exists and to provide high quality, decent, and safe housing for residents. There are several important considerations that underlie this relocation plan: 1. It is the goal of North Dubuque, LLC that the replacement housing will be comparable to what residents currently have in Forest View Mobile Home Park. z. Even though all residents in the Forest View Mobile Home Park will be required to move from their current home, each resident will have options for replacement housing, either in the new Forest View Neighborhood or elsewhere. 3. North Dubuque, LLC remains committed to the concept of home ownership opportunities for the residents of Forest View Mobile Home Park. 4. Regardless of the chosen housing replacement option, North Dubuque, LLC is committed to minimizing the impact of permanent displacement and hardship for all current Forest View Mobile Home Park residents by offering move -related advisory services and covering expenses related to the move. This plan uses the following criteria to accomplish these goals: • Minimize the impact of permanent displacement and hardship. • The new neighborhood will be constructed and completed prior to relocation. • Provide a 4% Low -Income Housing Tax Credit (LIHTC), state tax-exempt housing bond or a similar program to provide a home ownership opportunity for the residents. • Residents will have options to move to a home other than Forest View. Characteristics of Current Forest View Mobile Home Park Forest View Mobile Home Park was originally built in the late 1940s and is located on Laura Drive, just south of 1-8o, on the north side of Iowa City. The majority of the homes were constructed prior to 1974• There is on-site management, including leasing and maintenance staff. There is also an onsite play area, a soccer field, and laundry facilities. It is managed by North Dubuque, LLC and contains 155 lots for mobile homes (approximately 12o homes are occupied, 25 homes are vacant and 10 lots are vacant). Currently, it is unknown exactly how many of the 12o homes are owner -occupied or owned by a third party and rented to the occupant. However, members of North Dubuque, LLC are currently cross-referencing property records from Johnson County with leases to determine ownership. SUMMARY OF THE RELOCATION PLAN It is the goal of North Dubuque, LLC to minimize the impact of permanent displacement and hardship for all current residents of Forest View Mobile Home Park. For the purposes of this relocation plan, the term resident means any person occupying a housing unit. This Relocation Plan is effective as of the date that the Conditional Zoning Agreement (CZA) is signed by North Dubuque, LLC and the City of Iowa City. All persons who are residents on the day the CZA is signed are eligible for provisions outlined in this plan. For the purposes of this relocation plan: • "Eligible" means any resident that is in good standing with the property and is abiding by current lease agreements (if there is a lease agreement). • "Income -eligible" means that a resident is income eligible to move to the new Forest View neighborhood (see "Pathway to Home Ownership" section below). • "Good standing" means that the resident has not committed serious lease violations (if there is a lease agreement), such as rent or utility delinquencies. North Dubuque, LLC is committed to providing quality housing options for residents and it is their intention to relocate residents just once to comparable replacement housing (see Comparable Replacement Housing section below). The new Forest View Neighborhood will be built just to the south of the current neighborhood (Forest View Mobile Home Park) and it is anticipated that approximately go new homes will be built based on the number of income -eligible residents and their desire to remain in the community. There are currently izo homes at Forest View Mobile Home Park. As noted, approximately go new homes (each on their own lot) will be constructed in the new Forest View neighborhood and additional opportunities for replacement homes will be made available in Johnson County. In addition, North Dubuque, LLC is committed to including in the definition of the provision of "quality housing": • Incorporating green and environmentally friendly elements into the new home design and construction process of this project; • Providing the opportunity for income -eligible residents to participate in a lease -to -purchase pathway to home ownership. North Dubuque, LLC has contracted with HBK Engineering, Independent Consultant, to write the relocation plan and help with the initial information -gathering and relocation efforts. To determine resident relocation preferences, a proposed number of new homes to be constructed and to communicate information directly to residents about the relocation process, North Dubuque, LLC directed HBK staff to go door-to-door with a Spanish translator. The communication with the residents during this one-on-one interview process includes: 1. An explanation of the proposed new development and the relocation process. z. Gathering the necessary information from the resident about the size of the household, names and ages of each person in the home, number of bedrooms, and the gross income of the household. Each resident will receive notification at least one (t) year in advance of the date they must move from Forest View Mobile Home Park. While many communication and information -gathering activities are currently ongoing, the relocation process activities (See Relocation Expenses and Process) will ramp up after the residents receive this notification. All of the relocation activities under this plan will be implemented by a Relocation Coordinator who will be retained by North Dubuque, LLC. Comparable Replacement Housing As defined for this project, comparable replacement housing is, at a minimum, a dwelling that is similar in size, function, and location to the dwelling the resident is leaving. Comparable replacement housing for displaced residents will meet decent, safe, and sanitary standards. The Relocation Coordinator will work with residents to find comparable housing that, whenever possible, will: • Be similar in size as they generally will have the same amount of space as the original home and will have similar improvements and amenities. The homes constructed in the new Forest View Neighborhood will have three bedrooms and 800 to i,000 SF and will, in most cases, be larger than their current homes ; • Contain the same principle features with regard to function. For example, if the original home has a separate dining and living room and the replacement home combines the dining and living rooms to accommodate the same activities, the replacement home is functionally equivalent to the original home; Be located in an equal or better area as pertains to utilities and public and commercial facilities. Be decent, safe, and sanitary which means the dwelling is: 0 Structurally sound and in good repair 0 Weathertight 0 Walls must not leak 0 Utilities must not leak 0 Plumbing must work properly 0 Hot and Cold water must be provided 0 Heating systems must work properly and be adequate for size of housing unit 0 Lighting and wiring must work and be safe for use 0 Floors, stairways and railings must be safe 0 Rental units must be free from trash, rodents or pests 0 Sewer must be working properly 0 Adequate bins for trash 0 Units must meet compliance with lead-based paint, if applicable 0 Units must meet local city housing codes and standards Replacement Housing Options There are two categories of replacement housing in this plan: A) moving to the new Forest View Neighborhood if income eligible or B) relocating to replacement housing outside of the Forest View Neighborhood. The options within each of these categories are described below. In order to provide a smooth transition for all residents, the Relocation Coordinator will be the contact person for the entire moving process, including assistance with selling or moving the existing home, acquiring new housing whether rental or purchase, moving expenses, utility disconnections and connections, and other issues related to ownership or unpaid taxes on the home. 3 A. Moving to a home in the new Forest View Neighborhood For those who choose and are income -eligible to move to the new Forest View Neighborhood, the proposed path forward is modeled around the Cleveland Housing Network system where they utilize a federal low-income housing tax credit (LIHTC) to provide homeownership opportunities to low- income families. Pathway to Home Ownership in the new Forest View Neighborhood The following circumstance is applicable: Resident owns the mobile home or rents and wants to move to the new Forest View neighborhood Each income -eligible resident that chooses to move to the new Forest View Neighborhood will enter into a lease -to -purchase contract for the home. For 15 years the relationship between the property owner/North Dubuque, LLC and the resident is one of a landlord and tenant. The resident will not be responsible for taxes or maintenance during those 15 years. In order to qualify for the lease -to - purchase program; at the date of move -in, a household income must be below 60% of the Area Median Income (AMI ) for Iowa City, as defined by the US Department of Housing and Urban Development. As of June 6, 2016, 6o% AW for a household of four is $51,840. The leasing period is for 15 years and during that time, financial education will be provided to prepare residents for homeownership. Each resident begins by leasing the home at the initial rent of $310/ month (the current lot rent) for a 1 year term. For each additional year lease period, there will be a z% annual rent increase. During the 15 years of the compliance period for the LIHTC program, the resident accumulates equity in the home equal to the principal component of a 25 year mortgage. The equity funds will be located in a bank account and residents will be sent annual statements to update them on their accumulated equity. (See example below and attached amortization table). At the end of 15 years, North Dubuque, LLC will work with the resident to help arrange financing to purchase of the home. There are three possible scenarios available to the resident during and after the 15 year leasing period: 1. Purchase at end of 15 years — Resident rents the home for 15 years under the conditions stated above. At the end of 15 years, Resident will have the option to purchase the home and use the accumulated equity to purchase the home for the amount of the remaining principal left on the loan. ------------------------------------------------------------------------------------• Example Price of Home The sale price of the home is not necessarily ' the same as the cost to build the home. For example, a home may cost $202,000 to build, but because of the tax credits the home may I sell for $66,340. After 15 years the funds in the bank account may be $24,103. In this case, the remaining balance to be financed is $42,237• Construction Price $202,000 Sale price at beginning of lease $66,340 Subtract funds in bank account -$24,103 Final Sale Price at 15 Years $42,237 L---------------------------------------------------------------------------------------------4 z. Decides not to purchase or does not qualify for a loan (due to credit issues or other factors) to purchase at end of 15 years — Resident(s ) receive the equity accumulated over the 15 years as a cash payment. Resident(s) can continue to rent the property from North Dubuque, LLC under the same rental formula as previously established with the same household as described above. 3. Moves from home prior to 15 years (not including eviction)— Resident receives the equity accumulated as a cash payment. North Dubuque, LLC will lease out the home to another household using rental requirements for 60% area median income (AMI) limits. In Case of Eviction While North Dubuque, LLC is committed to providing affordable and quality housing for income - eligible residents, in the event of an eviction while renting at the new Forest View neighborhood there are two potential scenarios: 1. If eviction is occurring for non-payment of rent then the equity accumulated will be decreased by the rent due, and the resident receives the balance as a cash payment. z. If eviction is for other cause, the equity accumulated will be decreased by the cost to repair damages caused to the unit during the occupancy of the resident. The resident receives the balance as a cash payment. B. Moving to a home outside of the new Forest View Neighborhood The following circumstances are applicable: • Resident owns the mobile home, but wants to move mobile home to another park • Resident owns the mobile home, cannot move the mobile home, and wants to buy another mobile home • Resident rents mobile home, wants to rent a mobile home, apt, duplex, single family home, etc. • Resident is neither an owner of a mobile home nor signatory to a written lease • Residents who are not income -eligible or who choose not to move to the new Forest View Neighborhood will also have options under this relocation plan. Two possible scenarios apply: 1. Mobile Home Relocation, if possible — For residents who currently own their mobile home and move it out of Forest View, if the new location is within 50 miles of Forest View, expenses will be covered or reimbursed by North Dubuque, LLC as described in detail below in the Relocation Expenses section. z. Moving to a different location and/or living situation — The relocation coordinator will work with residents who fit this scenario to determine comparable housing options. Replacement housing payments, not to exceed $7,200 per household, will be covered by North Dubuque, LLC as described in detail below in the Relocation Expenses section. Replacement Housing Option Scenarios Income -eligible Resident owns mobile home wants to move to new Forest View neighborhood. ` At end of 15 \ enter into \, During 15 years, \ Sell mobile years, resident rental/lease equity in home f home agreement accumulates have option to / purchase home Resident owns mobile home wants to move home to another mobile home park. \ Relocation If If withi— n 5 \ Move mobile` coordinatorwill miles, up to / home , % work with % $7,200will be resident covered / Resident owns mobile home, cannot move mobile home, wants to buy another mobile home ,\ Relocation If within 50 Sell mobile ` \� coordinator will miles, up to home fr work with $7,200will be resident >> covered Income -eligible Resident rents mobile home, wants to move to new Forest View neighborhood Enterinto � 7During 15 At end of 1-5 1 rental/lease years, equity in years, residents \ / agreement hom have option to �/ accumulates ,/ urchase home Resident rents mobile home, wants to rent a mobile home, apt, single family home Resident is neither an owner of a mobile home or a signatory to a written lease Relocation \ If within50 miles, OR if income coordinatorwill i rental/lease $7200 will be eligible, enter into fwork with resident j� covered agreement, equity G RELOCATION EXPENSES & PROCESS Relocation / Moving Expenses North Dubuque, LLC is applying the principles of the Uniform Relocation Act (URA) guidelines under 49 CFR 24.301 (9)(1-3). This section outlines agency guidelines for providing residents with transportation costs, packing personal property, and disconnecting and reinstalling utilities and relocated resident appliances. Once the exact number of residents wishing to stay in the neighborhood is determined, the developer can provide a more detailed relocation expense analysis. Everyone will be accommodated, regardless of whether they own the home or rent and regardless of their income. All moving and out-of-pocket costs up to $7,2oo associated with the move will be paid by North Dubuque, LLC. A summary of the eligible moving expenses following the pertinent guidelines set forth in 49 CFR 24.301 (g) and 49 CFR 502 of the URA is outlined below. Out-of-pocket moving expenses will be covered per the Fixed Residential Moving Cost Schedule (2015) for Iowa: Number of Rooms with Furniture 1 Room 2 Rooms 3 Rooms 4 Rooms Payment $550 $700 $800 $900 All residents moving to the new Forest View neighborhood will not receive out-of-pocket assistance for moving expenses as these costs will be offset by North Dubuque LLC hiring a moving agency. • For resident owners who choose to move their home: 1. The reasonable cost of disassembling, moving, and reassembling any structures attached to a mobile home, such as porches, decks, skirting, and awnings, which were not acquired, anchoring of the unit, and utility "hookup" charges. 2.The reasonable cost of repairs and/or modifications so that a mobile home can be moved and/or made decent, safe, and sanitary. Reasonable will be determined by the relocation coordinator and will be decided based on the economic feasibility of the additional expenses. 3.The cost of a nonrefundable mobile home park entrance fee, to the extent it does not exceed the fee at a comparable mobile home park, if the relocation coordinator determines that payment of the fee is necessary to effect relocation. • For resident owners who choose not to move their home or if the home is not able to be moved, the owner must first try to sell the home on the open market, or negotiate with North Dubuque, LLC If resident is not able to sell the home within 6o days of moving to their new location, North Dubuque, LLC will pay resident fair market value for the property. • For residents who are currently renting their mobile home and either are not income -eligible or choose not to move to the new neighborhood, the resident is eligible for a replacement housing payment, not to exceed $7,200. Relocation Process Activities Each resident will receive notification at least one (t) year in advance of the date they must move from Forest View Mobile Home Park; however, residents can voluntarily move at any time if they are not moving to the new Forest View neighborhood. The process for assisting them with their move will begin with that notice. Language translation and interpreting services will be provided at all stages of the relocation process. There will be a phased approach to the relocation process activities. Phase I. During the first phase of the project, meetings will be held with property management at Forest View to discuss general relocation issues. The construction of the new neighborhood and other project infrastructure will be phased such that the residents will not have to move until a certificate of occupancy has been granted for the new homes. North Dubuque, LLC has determined that the entire construction process will last approximately tz months. • Phase II. In phase two, the Relocation Coordinator will conduct resident meetings to discuss relocation issuesand options for eligible residents. Phase III. Phase three will begin after the new neighborhood is complete and will include the actual relocation to new homes. Relocation coordinator All of the relocation activities under this strategy will be implemented by a Relocation Coordinator who will be designated by North Dubuque LLC. The Relocation Coordinator will be responsiblefor: • Studying the project extensively and identifying any relocation issues • Reviewing current rent roll • Continuing to review rent roll after relocation has begun • Reviewing current eviction "for cause" files and/or serious lease violations • Determining income -eligible relocation residents • Working with North Dubuque, LLC to determine moves based upon timelines and schedules • Compiling relocation checklists • Completing a Site Occupancy Report on each resident • Conducting face -to face interviews with residents • Researching and gathering data to prepare relocation plan for approval • Meeting with the assigned moving company The Relocation Coordinator will conduct face-to-face resident interviews to: • Obtain some information about each person in the home • Estimate all eligible expenses for relocation • Explain all notices, including rights & responsibilities of the resident • Provide accurate project information • Will assist with locating new housing options Resident Notices and Communication The following notices will be issued to each resident of Forest View during the relocation process: 1. North Dubuque, LLC will send a written notice to all of the residents at Forest View Mobile Home Park at least one year in advance of their move. This notice will explain that they are not being asked to move right away, that they should continue to pay their lot rent, and that they will be kept informed of the nature and dates of any subsequent activity with regard to theirdwelling unit. They will also be provided with the name, phone number, and email address of a Relocation Staff person whom they are advised to contact for further information. The Relocation Staff person will obtain either a written receipt on a copy of the notice itself or a signed (green) U.S. Postal Service receipt for registered mail as evidence of the notification. z. Initially, the Relocation Staff will evaluate the information provided by property management to determine if there are any obvious relocation related problems. A preliminary estimate of the cost for relocation will be completed. This estimate will identify the costs associated with moving. There will be connection costs and transfer fees for utility hook-ups including gas, electric, telephone and cable (if applicable), or any other services the residents were receiving at their previous home. There may be storage costs, packing and unpacking costs, and other possible out-of-pocket expenses. North Dubuque, LLC will be responsible for paying for these expenses. 3. The Relocation Coordinator will administer all moves and will continue working with contractors, property management, and City of Iowa City inspectors, etc. ensuring that residents are treated fairly and with dignity and to ensure their rights are respected. The Relocation Coordinator will perform a walk-through of each new home to determine its living conditions and will issue move-in notices once the Certificate of Occupancy and rental permits have been obtained from the City of Iowa City. 4. Where possible, payment of all the moving and out-of-pocket expenses will be paid directly by North Dubuque, LLC to the appropriate utility or vendor. Where possible, any expenses (moving costs, transfer fees for gas, electric, telephone & cable, etc.) that must be pre-paid by the resident will be done so prior to the move. The residents will be fully informed of the required documentation needed to support reimbursement of eligible out-of-pocket expenses that they pay. 5. Assurance that the homes that residents move to are decent, safe, and sanitary (DS&S), and suitable for the resident household will be the responsibility of North Dubuque, LLC. No resident will be allowed to move into their home before a Certificate of Occupancy (CO) is issued by the City of Iowa City. 6. Advisory or supportive services will be offered to residents being relocated. 7. North Dubuque, LLC will identify moving companies in the local area that will accommodate resident moves or residents may choose to move themselves. 8. Documentation will be available on a monthly basis to residents and the City showing all moves with updated resident information. Resident Meetings Resident meetings will be coordinated by the Relocation Staff and will be held during hours that accommodate all residents. A combination of day and evening meetings may occur and will last approximately one hour. Meeting dates and times will be posted in a prominent location for viewing, including the property management office. Agendas (a listing of what will happen at each meeting) will be written and approved by North Dubuque, LLC prior to each meeting. Minutes (documentation of what happened atthe meeting) will be taken at each meeting. Relocation Services and Resources The Forest View residents will receive a brochure, which will provide information about relocation procedures, benefits, rights, protections, advisory services, and housing options. The Relocation Office will be on-site to ensure all residents have access to assistance. The resident will receive the following: • Explanation of all eligible relocation assistance • Explanation of appeal rights if dissatisfied with the relocation process • Explanation of other resources offering assistance • Information on credit checks and deposits • Assistance with relocating or finding a place to live The following are the required documentation that will be kept in each residentfile: 1. Name and address of displacement dwelling z. Original move -in date of each occupied dwelling 3. Age and sex of all household members 4. Monthly income (gross, not net) of all adult household members 5. Description of resident relocation needs and preferences 6. List of all referrals made to each resident 7. Description of replacement dwelling 8. Copy of Relocation Notice Letter (i.e., iz month notice to move) 9. Proof of receipt of Relocation Notice Letter io. Notice of Condition of Occupancy and Acceptance it. Copy of each supporting document to determine eligibility for payments made (if applicable) 12. Evidence and receipt of payment made (if applicable) 13. Copy of all correspondence to residents, including information regarding claim payments 14. Copy of all credit checks and deposits 15. Copy of all correspondence regarding appeals filed and resolution of action taken 10 OVERCOMING POTENTIAL IMPEDIMENTS TO RELOCATION In the case where the title of the mobile home is not current, the development team will work with the resident to resolve title issues and to secure ownership of the home • If it is not safe to move the home (or cannot be sold within 6o days) then the development team will hire an appraiser, offer fair market value price for the home and then purchase the home. DISPUTE RESOLUTION In the event of a disagreement between the residents and North Dubuque, LLC during the relocation process, the Relocation Coordinator will review the claims and offer a solution. If necessary, a professional mediator may be hired. 11 SAMPLE AMORTIZATION SCHEDULE FOR NEW FOREST VIEW HOMES Construction Price $ 202,000 Escalation 2% Principal $ 66,340 Interest Rate 4.75% Purchase Price (End of VR 15) $ 43,237 Year Month Rent Month Principal Principal Payment Interest Payment 1 1 $ 310 $ 66,340 $ 47 $ 263 1 2 $ 310 $ 66,293 $ 48 $ 262 1 3 $ 310 $ 66,245 $ 48 S 262 1 4 $ 310 $ 66,197 $ 48 $ 262 1 5 $ 310 $ 66,149 $ 48 $ 262 1 6 $ 310 $ 66,101 $ 48 $ 262 1 7 $ 310 $ 66,053 $ 49 $ 261 1 8 $ 310 $ 66,004 $ 49 $ 261 1 9 $ 310 $ 65,955 $ 49 $ 261 1 10 $ 310 $ 65,906 $ 49 $ 261 1 11 $ 310 $ 65,857 $ 49 $ 261 1 12 $ 310 $ 65,808 $ 50 $ 260 2 13 $ 316 $ 65,752 $ 56 $ 260 2 14 $ 316 $ 65,696 $ 56 $ 260 2 15 $ 316 $ 65,640 $ 56 $ 260 2 16 $ 316 $ 65,584 $ 57 $ 260 2 17 $ 316 $ 65,527 $ 57 $ 259 2 18 $ 316 $ 65,470 $ 57 $ 259 2 19 $ 316 $ 65,413 $ 57 $ 259 2 20 $ 316 $ 65,356 $ 57 $ 259 2 21 $ 316 $ 65,299 $ 58 $ 258 2 22 $ 316 $ 65,241 $ 58 $ 258 2 23 $ 316 $ 65,183 $ 58 $ 258 2 24 $ 316 $ 65,125 $ 58 $ 258 3 25 $ 323 $ 65,060 $ 65 $ 258 3 26 $ 323 $ 64,995 $ 65 $ 257 3 27 $ 323 $ 64,930 $ 66 $ 257 3 28 S 323 $ 64,864 $ 66 $ 257 3 29 S 323 $ 64,799 $ 66 $ 256 3 30 $ 323 $ 64,732 $ 66 $ 256 3 31 $ 323 $ 64,666 $ 67 $ 256 3 32 $ 323 $ 64,600 $ 67 $ 256 3 33 $ 323 $ 64,533 $ 67 $ 255 3 '34 $ 323 $ 64,466 $ 67 $ 255 3 35 $ 323 $ 64,398 $ 68 $ 255 3 36 $ 323 $ 64,331 $ 68 $ 255 4 37 $ 329 $ 64,256 $ 75 $ 254 4 38 $ 329 $ 64,182 $ 75 $ 254 4 39 $ 329 S 64,107 $ 75 S 254 4 40 $ 329 $ 64,032 $ 76 $ 253 4 41 $ 329 $ 63,956 $ 76 $ 253 4 42 $ 329 $ 63,880 $ 76 S 253 4 43 $ 329 $ 63,804 $ 76 $ 253 4 44 $ 329 $ 63,728 $ 77 $ 252 4 45 $ 329 $ 63,651 $ 77 $ 252 4 46 $ 329 $ 63,574 $ 77 $ 252 4 47 $ 329 $ 63,497 $ 78 $ 251 4 48 $ 329 $ 63,419 $ 78 $ 251 5 49 $ 336 $ 63,335 $ 85 $ 251 5 50 $ 336 $ 63,250 $ 85 $ 250 5 51 $ 336 $ 63,165 S 86 $ 250 5 52 $ 336 $ 63,079 $ 86 $ 250 5 53 $ 336 $ 62,993 $ 86 $ 249 5 54 $ 336 $ 62,907 $ 87 $ 249 5 55 $ 336 $ 62,820 S 87 $ 249 5 56 $ 336 $ 62,734 $ 87 $ 248 5 57 $ 336 $ 62,646 $ 88 $ 248 5 58 $ 336 S 62,559 $ 88 $ 248 Equity Earned Prior to Refinancing 47 95 143 191 239 287 336 385 433 483 532 588 644 700 756 813 869 927 984 1,041 1,099 1,157 1,215 1,280 1,345 1,410 1,476 1,541 1,607 1,674 1,740 1,807 1,874 1,942 2,009 2,083 2,158 2,233 2,308 2,384 2,460 2,536 2,612 2,689 2,766 2,843 2,921 3,005 3,090 3,175 3,261 3,347 3,433 3,520 3,606 3,694 3,781 5 59 $ 336 $ 62,471 $ 88 $ 247 $ 3,869 5 60 $ 336 $ 62,383 $ 89 $ 247 $ 3,957 6 61 $ 342 $ 62,287 $ 96 $ 247 $ 4,053 6 62 $ 342 $ 62,191 $ 96 $ 246 $ 4,148 6 63 $ 342 $ 62,095 $ 96 $ 246 $ 4,245 6 64 $ 342 $ 61,999 $ 97 $ 245 $ 4,341 6 65 $ 342 $ 61,902 $ 97 $ 245 $ 4,438 6 66 $ 342 $ 61,805 $ 98 $ 245 $ 4,535 6 67 $ 342 $ 61,707 $ 98 $ 244 $ 4,633 6 68 $ 342 $ 61,609 $ 98 $ 244 $ 4,731 6 69 $ 342 $ 61,511 $ 99 $ 243 $ 4,829 6 70 $ 342 $ 61,412 $ 99 $ 243 $ 4,928 6 71 $ 342 $ 61,313 $ 100 $ 243 $ 5,027 6 72 $ 342 $ 61,213 $ 100 $ 242 $ 5,127 7 73 $ 349 $ 61,105 $ 107 $ 242 $ 5,233 7 74 $ 349 $ 60,999 $ 108 $ 241 $ 5,341 7 75 $ 349 $ 60,892 $ 108 $ 241 $ 5,448 7 76 $ 349 $ 60,783 $ 109 $ 241 $ 5,556 7 77 $ 349 $ 60,675 $ 109 $ 240 $ 5,665 7 78 $ 349 $ 60,566 $ 109 $ 240 $ 5,774 7 79 $ 349 $ 60,457 $ 110 $ 239 $ 5,883 7 80 $ 349 $ 60,347 $ 110 $ 239 $ 5,993 7 81 $ 349 $ 60,237 $ 111 $ 238 $ 6,103 7 82 $ 349 $ 60,126 $ 111 $ 238 $ 6,214 7 83 $ 349 $ 60,015 $ 112 $ 238 $ 6,325 7 84 $ 349 $ 59,903 $ 112 $ 237 $ 6,437 8 85 $ 356 $ 59,784 $ 119 $ 237 $ 6,556 8 86 $ 356 $ 59,665 $ 120 $ 236 $ 6,675 8 87 $ 356 $ 59,545 $ 120 $ 236 $ 6,795 8 88 $ 356 $ 59,425 $ 121 $ 235 $ 6,915 8 89 $ 356 $ 59,304 $ 121 $ 235 $ 7,036 8 90 $ 356 $ 59,182 $ 122 $ 234 $ 7,158 8 91 $ 356 $ 59,061 $ 122 $ 234 $ 7,279 8 92 $ 356 $ 58,938 $ 123 $ 233 $ 7,402 8 93 $ 356 $ 58,815 $ 123 $ 233 $ 7,525 8 94 $ 356 $ 58,692 $ 124 $ 232 $ 7,648 8 95 $ 356 $ 58,568 $ 124 $ 232 $ 7,772 8 96 $ 356 $ 58,444 $ 125 $ 231 $ 7,896 9 97 $ 363 $ 58,312 $ 132 $ 231 $ 8,028 9 98 $ 363 $ 58,180 $ 133 $ 230 $ 8,160 9 99 $ 363 $ 58,047 $ 133 $ 230 $ 8,293 9 100 $ 363 $ 57,913 $ 134 $ 229 $ 8,426 9 101 $ 363 $ 57,779 $ 135 $ 229 $ 8,560 9 102 $ 363 $ 57,645 $ 135 $ 228 $ 8,695 9 103 $ 363 $ 57,510 $ 136 $ 228 $ 8,830 9 104 $ 363 $ 57,374 $ 136 $ 227 $ 8,966 9 105 $ 363 $ 57,238 $ 137 $ 227 $ 9,102 9 106 $ 363 $ 57,102 $ 137 $ 226 $ 9,238 9 107 $ 363 $ 56,964 $ 138 $ 225 $ 9,376 9 108 $ 363 $ 56,827 $ 138 $ 225 $ 9,513 10 109 $ 370 $ 56,681 $ 146 $ 224 $ 9,659 10 110 $ 370 $ 56,535 $ 147 $ 224 $ 9,805 10 111 $ 370 $ 56,388 $ 147 $ 223 $ 9,952 10 112 $ 370 $ 56,241 $ 148 $ 223 $ 10,099 10 113 $ 370 $ 56,093 $ 148 $ 222 $ 10,247 10 114 $ 370 $ 55,945 $ 149 $ 221 $ 10,395 10 115 $ 370 $ 55,796 $ 150 $ 221 $ 10,544 10 116 $ 370 $ 55,646 $ 150 $ 220 $ 10,694 30 117 $ 370 $ 55,496 $ 151 $ 220 $ 10,844 10 118 $ 370 $ 55,345 $ 151 $ 219 $ 10,995 30 119 $ 370 $ 55,194 $ 152 $ 218 $ 11,146 10 120 $ 370 $ 55,042 $ 153 $ 218 $ 11,298 11 121 $ 378 $ 54,882 $ 161 $ 217 $ 11,458 11 122 $ 378 $ 54,721 $ 161 $ 217 $ 11,619 11 123 $ 378 $ 54,560 $ 162 $ 216 $ 11,780 11 124 $ 378 $ 54,398 $ 163 $ 215 $ 11,942 11 125 $ 378 $ 54,235 $ 163 $ 215 $ 12,105 11 126 $ 378 5 54,072 $ 164 $ 214 $ 12,268 11 127 $ 378 $ 53,908 $ 165 $ 213 $ 12,432 11 128 5 378 $ 53,744 $ 165 $ 213 $ 12,596 11 129 $ 378 $ 53,579 $ 166 $ 212 $ 12,761 11 130 $ 378 $ 53,413 $ 166 $ 211 $ 12,927 11 131 $ 378 $ 53,246 $ 167 $ 211 $ 13,094 11 132 $ 378 $ 53,079 $ 168 $ 210 $ 13,261 12 133 $ 385 $ 52,904 $ 176 $ 209 $ 13,436 12 134 $ 385 $ 52,728 $ 177 $ 209 $ 13,612 12 135 $ 385 $ 52,551 $ 177 $ 208 $ 13,789 12 136 $ 385 $ 52,374 $ 178 $ 207 $ 13,966 12 137 $ 385 $ 52,195 $ 179 $ 207 $ 14,144 12 138 $ 385 $ 52,017 S 180 $ 206 $ 14,323 12 139 $ 385 $ 51,837 $ 180 $ 205 $ 14,503 12 140 $ 385 $ 51,657 $ 181 $ 204 $ 14,683 12 141 $ 385 $ 51,476 $ 182 $ 204 $ 14,864 12 142 $ 385 $ 51,294 $ 182 $ 203 $ 15,046 12 143 $ 385 $ 51,112 $ 183 $ 202 $ 15,228 12 144 $ 385 $ 50,929 $ 184 $ 202 $ 15,411 13 145 $ 393 $ 50,737 $ 192 $ 201 $ 15,603 13 146 S 393 $ 50,545 $ 193 $ 200 $ 15,795 13 147 $ 393 $ 50,352 $ 194 $ 199 $ 15,988 13 148 $ 393 $ 50,158 $ 195 $ 199 $ 16,182 13 149 $ 393 $ 49,963 $ 195 $ 198 $ 16,377 13 150 $ 393 $ 49,768 $ 196 $ 197 $ 16,572 13 151 $ 393 $ 49,572 $ 197 $ 196 $ 16,768 13 152 $ 393 $ 49,375 $ 198 $ 195 $ 16,965 13 153 $ 393 $ 49,177 $ 198 $ 195 $ 17,163 13 154 $ 393 $ 48,979 $ 199 $ 194 $ 17,361 13 155 $ 393 $ 48,779 $ 200 $ 193 $ 17,561 13 156 $ 393 $ 48,579 $ 201 $ 192 $ 17,761 14 157 $ 401 $ 48,370 $ 210 $ 191 $ 17,969 14 158 $ 401 $ 48,161 $ 210 $ 191 $ 18,179 14 159 $ 401 $ 47,951 $ 211 $ 190 $ 18,389 14 160 $ 401 $ 47,739 $ 212 $ 189 $ 18,601 14 161 $ 401 $ 47,527 $ 213 $ 188 $ 18,813 14 162 $ 401 $ 47,314 $ 214 $ 187 $ 19,026 14 163 $ 401 $ 47,101 $ 215 $ 186 $ 19,239 14 164 $ 401 $ 46,886 $ 215 $ 186 $ 19,454 14 165 $ 401 $ 46,671 $ 216 $ 185 $ 19,669 14 166 $ 401 $ 46,454 $ 217 $ 184 $ 19,886 14 167 $ 401 $ 46,237 $ 218 $ 183 $ 20,103 14 168 $ 401 $ 46,019 $ 219 $ 182 $ 20,321 15 169 $ 409 $ 45,792 $ 228 $ 181 $ 20,548 35 170 $ 409 $ 45,565 $ 229 $ 180 $ 20,775 15 171 $ 409 $ 45,336 $ 230 $ 179 $ 21,004 15 172 $ 409 5 45,106 $ 230 $ 179 $ 21,234 15 173 $ 409 $ 44,876 $ 231 $ 178 $ 21,464 15 174 $ 409 $ 44,644 $ 232 $ 177 $ 21,696 15 175 $ 409 $ 44,412 $ 233 $ 176 $ 21,928 IS 176 $ 409 $ 44,179 $ 234 $ 175 $ 22,161 15 177 $ 409 $ 43,945 $ 235 $ 174 $ 22,395 15 178 $ 409 $ 43,710 $ 236 $ 173 $ 22,630 15 179 $ 409 $ 43,474 $ 237 $ 172 $ 22,866 15 180 $ 409 $ 43,237 $ 238 $ 171 $ 23,103 16 181 $ 453 $ 42,954 $ 283 $ 170 16 182 $ 453 $ 42,671 $ 284 $ 169 16 183 $ 453 $ 42,387 $ 286 $ 168 16 184 $ 453 $ 42,101 $ 287 $ 167 16 185 $ 453 $ 41,814 $ 288 $ 166 16 186 $ 453 $ 41,527 $ 289 $ 164 16 187 $ 453 $ 41,238 $ 290 $ 163 16 188 $ 453 $ 40,948 $ 291 $ 162 16 189 $ 453 $ 40,656 $ 292 $ 161 16 190 $ 453 $ 40,364 $ 294 $ 160 16 191 $ 453 $ 40,070 $ 295 $ 159 16 192 $ 453 $ 39,776 $ 296 $ 157 17 193 $ 453 $ 39,480 $ 297 $ 156 17 194 $ 453 $ 39,183 $ 298 $ 155 17 195 $ 453 $ 38,885 $ 299 $ 154 17 196 $ 453 $ 38,585 $ 301 $ 153 17 197 $ 453 $ 38,285 $ 302 $ 152 17 198 $ 453 $ 37,983 $ 303 S 150 17 199 $ 453 $ 37,680 $ 304 $ 149 17 200 $ 453 $ 37,376 S 305 S 148 17 201 $ 453 $ 37,070 $ 307 $ 147 17 202 $ 453 $ 36,764 $ 308 $ 146 17 203 $ 453 $ 36,456 $ 309 $ 144 17 204 $ 4S3 $ 36,147 $ 310 $ 143 IS 205 $ 453 $ 35,837 $ 311 $ 142 IS 206 $ 453 $ 35,525 $ 313 $ 141 18 207 $ 453 $ 35,212 $ 314 $ 139 18 208 $ 453 $ 34,898 $ 315 $ 138 IS 209 $ 453 $ 34,583 $ 316 $ 137 18 210 $ 453 $ 34,267 $ 318 $ 136 18 211 $ 453 $ 33,949 $ 319 $ 134 18 212 $ 453 $ 33,630 $ 320 $ 133 S8 213 $ 453 $ 33,310 $ 321 $ 132 18 214 $ 453 $ 32,989 $ 323 $ 131 18 215 $ 453 $ 32,666 $ 324 $ 129 18 216 $ 453 $ 32,342 $ 325 $ 128 19 217 $ 453 $ 32,016 $ 327 $ 127 19 218 $ 453 $ 31,690 $ 328 $ 125 19 219 $ 453 $ 31,362 $ 329 $ 124 19 220 $ 453 $ 31,033 $ 330 $ 123 19 221 $ 453 $ 30,702 $ 332 $ 122 19 222 $ 453 $ 30,371 $ 333 $ 120 19 223 $ 453 $ 30,037 $ 334 $ 119 19 224 $ 453 $ 29,703 $ 336 $ 118 19 225 $ 453 $ 29,367 $ 337 $ 116 19 226 $ 453 $ 29,030 $ 338 $ 115 19 227 $ 453 $ 28,692 $ 340 $ 114 19 228 $ 453 $ 28,352 $ 341 $ 112 20 229 $ 453 $ 28,011 $ 342 $ 111 20 230 $ 453 $ 27,668 $ 344 $ 110 20 231 $ 453 $ 27,325 $ 345 $ 108 20 232 $ 453 $ 26,979 $ 347 $ 107 20 233 $ 453 $ 26,633 $ 348 $ 105 20 234 $ 4S3 S 26,285 $ 349 $ 104 20 235 $ 453 $ 25,936 S 351 $ 103 20 236 $ 453 $ 25,585 $ 352 S 101 20 237 $ 453 $ 25,233 $ 353 $ 100 20 238 $ 453 $ 24,880 $ 355 $ 98 20 239 $ 453 $ 24,525 $ 356 $ 97 20 240 $ 453 $ 24,168 $ 358 $ 96 21 241 $ 453 $ 23,811 $ 359 $ 94 21 242 $ 453 $ 23,452 $ 360 $ 93 21 243 $ 453 S 23,091 $ 362 $ 91 21 244 $ 453 $ 22,729 $ 363 $ 90 21 245 $ 453 $ 22,366 $ 365 $ 89 21 246 $ 453 $ 22,001 $ 366 $ 87 21 247 $ 453 $ 21,635 $ 368 $ 86 21 248 $ 453 $ 21,267 $ 369 $ 84 21 249 $ 453 $ 20,898 $ 371 $ 83 21 250 $ 453 $ 20,528 $ 372 $ 81 21 251 $ 453 $ 20,155 $ 374 $ 80 21 252 $ 453 $ 19,782 $ 375 $ 78 22 253 $ 453 $ 19,407 $ 377 $ 77 22 254 S 453 $ 19,030 $ 378 $ 75 22 255 $ 453 $ 18,652 $ 379 $ 74 22 256 $ 453 $ 18,273 $ 381 $ 72 22 257 $ 453 $ 17,892 $ 383 $ 71 22 258 $ 453 $ 17,509 $ 384 $ 69 22 259 $ 453 $ 17,125 $ 386 $ 68 22 260 $ 453 $ 16,740 $ 387 $ 66 22 261 $ 453 $ 16,353 $ 389 $ 65 22 262 $ 453 $ 15,964 $ 390 $ 63 22 263 $ 453 $ 15,574 $ 392 $ 62 22 264 $ 453 $ 15,182 $ 393 $ 60 23 265 $ 453 $ 14,789 $ 395 $ 59 23 266 $ 453 $ 14,394 $ 396 $ 57 23 267 $ 453 $ 13,998 $ 398 $ 55 23 268 $ 453 $ 13,600 $ 399 $ 54 23 269 $ 453 $ 13,201 $ 401 $ 52 23 270 $ 453 $ 12,799 $ 403 $ 51 23 271 $ 453 $ 12,397 $ 404 $ 49 23 272 $ 453 $ 11,993 $ 406 $ 47 23 273 $ 453 $ 11,587 $ 407 $ 46 23 274 $ 453 $ 11,179 $ 409 $ 44 23 275 $ 453 $ 10,770 $ 411 $ 43 23 276 $ 453 $ 10,359 $ 412 $ 41 24 277 $ 453 $ 9,947 $ 414 $ 39 24 278 $ 453 $ 9,533 $ 416 $ 38 24 279 $ 453 $ 91118 $ 417 $ 36 24 280 $ 453 $ 8,700 $ 419 $ 34 24 281 $ 453 $ 8,282 $ 421 $ 33 24 282 $ 453 $ 7,861 $ 422 $ 31 24 283 $ 453 $ 7,439 $ 424 $ 29 24 284 $ 453 $ 7,015 $ 426 $ 28 24 285 $ 453 $ 6,589 $ 427 $ 26 24 286 $ 453 $ 6,162 $ 429 $ 24 24 287 $ 453 $ 5,733 $ 431 $ 23 24 288 $ 453 $ 5,302 $ 432 $ 21 25 289 $ 453 $ 4,870 $ 434 $ 19 25 290 $ 453 $ 4,436 $ 436 $ 18 25 291 $ 453 $ 4,000 $ 437 $ 16 25 292 $ 453 $ 3,563 $ 439 $ 14 25 293 $ 453 $ 3,124 $ 441 $ 12 25 294 $ 453 $ 2,683 $ 443 $ 11 25 295 $ 453 $ 2,240 $ 444 $ 9 25 296 $ 453 $ 1,796 $ 446 $ 7 25 297 $ 453 $ 1,349 $ 448 $ 5 25 298 $ 453 $ 901 $ 450 $ 4 25 299 $ 453 $ 452 $ 452 $ 2 25 300 $ 453 $ (0) $ 453 $ (0) r r ,%3% • a n UTILITY INFRASTRUCTURE hb SOLUTIONS ENGINEERING Forest View Good Neighbor Meeting Notes Date Held: November 13, 2016 Time: 6:30 pm Attendees: 28 people in attendance, including residents of Idyllwild Condominiums, Knollwood Lane and area east of Dubuque Street, north of Bjaysville Lane. Plus, representatives of the City of Iowa City, HBK Engineering and North Dubuque, LLC. Location: Iowa City Elks Lodge, 637 Foster Road, Iowa City, IA Representatives of North Dubuque, LLC and HBK Engineering presented the proposed concept and mix of uses for the entire development site. The comprehensive plan amendment process was explained and discussed, along with a timeline for the City process and development process. The theme of the development was discussed, such as providing a mix of uses, having a mix of housing types with some areas having a higher density in order to preserve and enhance the natural areas, creating commercial areas along Dubuque Street while protecting the scenic entrance to Iowa City, providing relocation assistance for the residents of Forest View Mobile Home Park and constructing a new neighborhood with single-family homes for the residents of Forest View Mobile Home Park. The following are comments/questions heard from the attendees: • The concept for the entire development was presented and the comprehensive plan amendment process was explained and discussed. A comment was made by a neighbor that they would like to be notified as the process proceeds. The development team mentioned that neighbors will be kept abreast of the process and that a website has been established and will be updated regularly. • There was a discussion about the proposed commercial area along Dubuque Street. The following question and comment arose: o Do you know the number of rooms that will be in the proposed hotel? o A comment was made about the aesthetics of the commercial development. The person did "not want a strip mall on steroids". • During the discussion about the development concept, a neighbor expressed concern about an increase of traffic along Foster Road. • A resident of Idyllwild expressed concerns about the proposed development increasing CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITY INFRASTRUCTURE hb SOLUTIONS ENGINEERING stormwater runoff that might impact Idyllwild. A member of the development team explained that they are proposing a low -impact development that keeps stormwater on site and that they will be working with the City to ensure a stormwater design that exceeds the City standards. • A resident of Idyllwild stated that the City is in the middle of a stormwater design plan for Idyllwild and to make sure that the developers coordinate with the City. • A neighbor encouraged the development team to please develop in an eco -friendly way and to maintain the beauty of the site. I concur that this is a representation of comments expressed at the November 13, 2016 Good Neighbor Meeting. John Yapp, Development Services Coordinator Neighborhood and Development Services, City of Iowa City CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITY hbk INFRASTRUCTURE SOLUTIONS ENGINEERING Forest View Good Neighbor Meeting Notes Date Held: November 13, 2016 Time: 5:00 pm Attendees: 35 people in attendance, including residents of Mackinaw Village, Oak Grove Condominiums, Haywood Drive, Foster Road and Knollwood Lane. Plus representatives of the City of Iowa City, HBK Engineering and North Dubuque, LLC. Location: Iowa City Elks Lodge, 637 Foster Road, Iowa City, IA Representatives of North Dubuque, LLC and HBK Engineering presented the proposed concept and mix of uses for the entire development site. The comprehensive plan amendment process was explained and discussed, along with a timeline for the City process and development process. The theme of the development was discussed, such as providing a mix of uses, having a mix of housing types with some areas having a higher density in order to preserve and enhance the natural areas, creating commercial areas along Dubuque Street while protecting the scenic entrance to Iowa City, providing relocation assistance for the residents of Forest View Mobile Home Park and constructing a new neighborhood with single-family homes for the residents of Forest View Mobile Home Park. The following are comments/questions heard from the attendees: • While discussing the overall development, a comment was made that every effort should be made to protect existing wildlife corridors. • During the discussion about the new mix of housing being proposed, the following questions arose: o Will mobile homes be allowed in the new development? O What are the prices of the proposed housing units? O What is the anticipated density of the development? o Will there be any noise abatement along 1-80? • The following question and comment came up when discussing the overall development concept: o What are the phases --Phase 1/Phase 2? o There were concerns about light pollution -how many street lights will there be? Can they be limited? CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITY INFRASTRUCTURE hbk SOLUTIONS ENGINEERING • Questions arose specific to the far eastern edge of the development: O Any details on the new hotel? o If not a hotel, then what? o Will Laura Drive be closed or remain open? o How far is it from northernmost home on Knollwood Lane to the proposed Market Place? o A request was made to plant large pine trees as a buffer between the Knollwood Lane homes and the proposed Market Place. o Will Haywood Drive remain as it is or will it be increased to city standards? O What type of commercial is being proposed? They would prefer to not have a bunch of chain stores. I concur that this is a representation of commentsr sed at the November 13, 2016 Good Neighbor Meeting. K n Howard, Associate Planner Neighborhood and Development Services, City of Iowa City CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITY hbk INFRASTRUCTURE SOLUTIONS ENGINEERING Forest View Good Neighbor Meeting Notes Date Held: November 13, 2016 Time: 3:00 pm Attendees: 49 people in attendance, including residents of Forest View Mobile Home Park and representatives of the City of Iowa City, HBK Engineering and North Dubuque, LLC Location: Iowa City Elks Lodge, 637 Foster Road, Iowa City, IA Representatives of North Dubuque, LLC and HBK Engineering presented the proposed concept plan for the entire property, including the type of uses proposed such as senior housing on the western side of the development, condominiums tucked in to the woods and at a higher density in order to protect wetlands, woodlands and steep slopes, offices along 1-80, commercial along Dubuque Street and the creation of a new single-family neighborhood just south of the Forest View Mobile Home Park. The relocation plan was discussed with a number of relocation scenarios reviewed. It was stressed that everyone will be assisted and that around 100 homes will be constructed in the new Forest View neighborhood to accommodate income -eligible residents of Forest View Mobile Home Park. The type of financing (Low -Income Housing Tax Credits) being proposed to use for the construction of the new neighborhood for Forest View residents was discussed, as were the income guidelines and what happens if someone does not income qualify or chooses to not live in the new neighborhood. The process was discussed in detail; in particular, the 15 -year the lease to purchase program which allows residents to pay their current rent of $310 a month with a 2% increase each year. A portion of the rent goes in to an escrow account which can be accessed any time if someone moves. However, if a resident stays forthe 15 years then the funds are used as a downpayment for the home when they refinance forthe remaining 10 years. The comprehensive plan amendment process was reviewed and discussed. The comprehensive plan needs to be amended first, then rezoning and subdividing of the land needs to happen before construction can begin. This process can take approximately 6 to 7 months forthe City process and then another 9 to 12 months for the construction of the new neighborhood, utilities and roads. The following are comments/questions heard from the attendees: • After discussing the new neighborhood and the amenities such as single-family homes with a large neighborhood play area and soccer fields, woodlands, a community center and a tornado shelter, a resident wanted to know "if Mobile Homes are allowed in the new development' • A number of questions regarding the financing of the new neighborhood and of the new homes came up. o Is there an income ceiling for the tax credit program and will it be gross or net income? O Who pays the property taxes? CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITY bk NFRASTRUCTURE h SOLUTIONS 11 11 ENGINEERING o After 15 years does the price per month still go up 2% a year? o Is it possible to purchase the new home at year 10 instead of year 15? • During the discussion of the new neighborhood, a number of questions arose specific to the process and types of homes. o If someone is renting now, do they have access to a new home? o If they are currently living in a 3 bedroom, can they go to a 4 bedroom home? If so, how much will it be? o Will the homes be one or two stories? o' Will all of the appliances be included? o What are the lot sizes? o How much will the house be worth in 15 years? • There was discussion about the positive and informative monthly meetings with members of the Forest View Tenants Association and North Dubuque, LLC that are held at the Center for Worker Justice offices. • There were additional comments about how everyone needs to be heard and to be loud! • There was a lot of emphasis on how everyone is working together. I concur that this is a representation of Sgjn nts expr,4d at the November 13, 2016 Good Neighbor Meeting. Boothroy, Neighborhood and`bevelopment Service, City of Iowa City CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITY lhbk INFRASTRUCTURE SOLUTIONS ENGINEERING March 8, 2017 John Yapp, Development Services Coordinator Neighborhood and Development Services City of Iowa City 410 E. Washington Street Iowa City, IA 52240 Dear John, We would like to amend the Application for Comprehensive Plan Amendment that was submitted in December 2016 by HBK Engineering on behalf of North Dubuque, LLC. The original application listed the applicant as North Dubuque, LLC and we would like'to amend the application to include the Forest View Tenants Association as a co -applicant. The co -applicants are: North Dubuque, LLC Forest View Tenants Association 130 E. 3m Street, Suite 400 1205 Laura Drive, Lot #63 Des Moines, IA 50309 Iowa City, IA 52245 The.contact person for the application will remain the same, Steve Long with HBIC Engineering. SincereI 5 Justin Doyle, Member North Dubuque, LLC cc: Steve Long Margarita Baltazar, President Forest View Tenants Association CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITY hbk INFRASTRUCTURE SOLUTIONS ENGINEERING 8 de marzo, 2017 John Yapp; Cordinador de Servicios al Desarrollo Apoyo a los Vecindarios y al Desarrollo City of Iowa City 410 E. Washintan Street Iowa City, IA 52240 Estimado John, Proponemos modificar la Modificaci6n a la Solicitud del Plan Comprensivo que fue entregada por HBK Engineering de parte de North Dubuque, LLC en deciembre 2016. La solicitud original indicaba a North Dubuque, LLC como solicitante; y deseamos modificar la solicitud para incluir a la Asociacibn de Vecinos de Forest View como co-solicitantes. Los co-solicitantes son: North Dubuque, LLC Asociacibn de Vecinos de Forest View 130 E. 3rd Street, Suite 400 1205 Laura Drive, Lote #63 Des Moines, IA 50309 Iowa City, IA 52245 El individuo a contactar sobre la solicitud continua el mismo, Steve Long con HBK Engineering. Le saludamos atentamente, Justin Doyle, Miembro North Dubuque, LLC C: Steve Long Margarita Ba tazar, Presidente Asociacibn de Vecinos de Forest View CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA IDYLLWILD CONDOMINIUMS OWNERS' ASSOCIATION May 30, 2017 To: Iowa City Planning and Zoning Commission Fr: Idyllwild Condominiums Owners Association Re: North Dubuque LLC and Forest View Tenants Association Application Idyllwild Condominiums Owners Association represents 92 owners living in Idyllwild, a property of 20 or so acres located off of Foster Road. Our property is wedged between the Iowa River to our south and a mostly wooded and undeveloped hillside property to our north. Idyllwild was inundated during the Year 2008 Iowa River flood (Figure 1). In Year 2016, we completed construction of a flood mitigation berm to prevent Iowa River flooding from impacting up to a so-called 100 -year level. After many years of hard -work and significant expense to our ownership—about $6 million—we are again a thriving community. Within our property are two ponds that serve as detention ponds that accumulate and then slowly drain to the river stormwater runoff from the Idyllwild watershed (Figure 4) that includes: • Idyllwild's property, • Foster Road's stormwater drainage system from Algonquin Road to Laura Drive, and • Approximately 110 acres of property that lies directly north of us. Flash flooding from a significant rainfall event over our watershed has been a subject of concern for years. Flash floods, unlike floods, are sudden events that offer little or no time to prepare for. They are dangerous and impossible to mitigate with temporary means like sandbags. Idyllwild's stormwater basins and drains are overwhelmed yearly and some flooding of street and lawns has occurred (Figure 2). In Year 2012, the City commissioned a project to consider the problem. The recently completed study, called the Idyllwild Stormwater Drainage Diversion project, highlights the problem through modelling rainfall events over the Idyllwild watershed and identifying deficiencies to the drainage infrastructure. A stormwater basin in the northeast corner of our property is of particular concern since it receives runoff from both Foster Road and the 110 acres to our north. The study demonstrates it has capacity issues. Our past experience confirms their findings as it has been overwhelmed many times and requires constant monitoring to clear debris from its inlet and exit pipes. IDYLLWILD CONDOMINIUMS OWNERS' ASSOCIATION The North Dubuque LLC property, about 70 acres, is located within the Idyllwild watershed (Figure 3). Any changes to the watershed create a great concern to us since any alterations/development could subject us to stormwater flows that would overwhelm our existing basins, culverts, ponds, and flood prevention system designed and built to mitigate Iowa River flooding to the so-called 100 -year flood. We have reviewed all existing and available documentation concerning the North Dubuque development plans. There's a promise of improved housing for Forest View tenants and a road out for Peninsula residents when Foster Road is closed due to river flooding. But nowhere is there a specific mention of our Idyllwild neighborhood with regard to stormwater management of the watershed and the findings in the stormwater diversion drainage study. No one has ever reached out to us for input concerning our plans for future stormwater mitigation. And we have never received a commitment from anyone on implementation of the findings in the diversion drainage project. Questions about how future stormwater retention infrastructure inside the development will be designed and maintained must be answered. It's a major deficiency in their proposal and something that needs to be rectified before going forward with any amendments to Iowa City's comprehensive plan. Idyllwild Condominiums Owners Association would suggest 1. Creation of a "stormwater district" operated by a board of stakeholders, namely City, Idyllwild, and North Dubuque LLC with follow-on to owners and associations within the future development. This district would be responsible for overseeing stormwater management within the Idyllwild watershed, ensuring infrastructure is maintained and funded. It only seems fair since Idyllwild's infrastructure is being asked to handle the water from other property that we are currently obligated to maintain. 2. Idyllwild having a seat during engineering of stormwater retention in the North Dubuque property. We have plenty of information about stormwater effects on Idyllwild given varying river levels. 3. City guarantee the construction of the diversion system described in the Idyllwild Diversion Drainage study. Do not allow development in our watershed until the diversion system is built. 4. Funding of Idyllwild's plan for a mitigation system within our community to handle flooding from significant rainfall events when high-water events occur on the Iowa River. Much of the water we must convey is from sources outside our property, why should be handle this on our own. IDYLLWILD CONDOMINIUMS OWNERS' ASSOCIATION In the late 1980's early 1990's timeframe, a planning and zoning commission just like this one was considering a development along the Iowa River. One can image engineers and other "experts" facing the commission and expressing their assurances on developing the property. A manmade reservoir upstream would prevent against river flooding. Maybe a few protested or even cautioned against it. The commission approved development and the experts were proven wrong, Idyllwild experienced a catastrophic flood in Year 2008. You have a similar opportunity before you. Please listen to everyone and consider any North Dubuque Development carefully. Be suspicious of "expert" opinions and assurances on stormwater management. The future livelihood and maybe even the lives of 92 plus Idyllwild residents are in your hands. IDYLLWILD CONDOMINIUMS OWNERS' ASSOCIATION Figure I Idyllwild one week after Year 2008 flood, water everywhere and over hundred owners displaced for months 4 IDYLLWILD CONDOMINIUMS OWNERS' ASSOCIATION Figure 2 Stormwoter basin overflow with surface flooding. Foster Road is in background. IDYLLWILD CONDOMINIUMS OWNERS' ASSOCIATION Figure 3 Forest View Development within Idyllwild watershed. Idyllwild located in bottom right -side of image. /.:/ / ;s� �F =i � .ori John Yapp Subject: FW: P.C. Hearing From: susan boehlje [mailto:sichance@outlook.com] Sent: Thursday, June 01, 2017 3:01 PM To: John Yapp Subject: RE: P.C. Hearing Thank YOU, especially since there are two wordos in the text: 1) The project is item E on the agenda, and 2) drainage should read "towards the west and the Foster Road/Dubuque Street intersection." I'll be watching..... Sent from Mail for Windows 10 From: John Yapp Sent: Thursday, June 1, 2017 2:55 PM To:'susan boehlie' Subject: RE: P.C. Hearing Thank you —yes — I will print copies and distribute to the Commission before the meeting starts. John Yapp From: susan boehlje [mailto:sichance@outlook.com] Sent: Thursday, June 01, 2017 2:52 PM To: John Yapp Subject: RE: P.C. Hearing Hi — I assumed that written testimony is in order and that this submission is timely for tonight's GPA hearing on the Dubuque Street proposal. TO THE IOWA CITY PLANNING COMMISSION: As an expression of my total disgust at the current Presidential regime, I am sending comments in writing on item #3 of tonight's agenda, to conserve fuel and promote clean air. I live a stone's throw away from the project site. When I moved here 15 years ago, I walked my dog all over the Peninsula area. (As a former wilderness ranger, I was not deterred by topo or soil condition.) As a result I became familiar with every inch of the property, from the first death throes of the Peninsula project through all the new development on Mackinaw and environs, to now. I applaud the comprehensive overview of the staff report on the project. There is much to be concerned about with this proposal. Let's ensure that thorough review continues. 1 will just highlight one particularly important concern —drainage. Where there once was water -absorbing green area, there is now almost total concrete. Runoff is a greater concern now than ever. The site is located at the top of a summit, so gravity flow runs in all four directions. Towards the river, remember the issues between the DNR and Thornberry Park, culminating in a disease -ridden stagnant pond . Towards the east, there will be more burden in the already overtaxed Foster Road/Dubuque Street area. I have yet to see the drainage plan for this project; I will be visiting Public Works for that purpose soon. In parting, I think it worth mentioning that the neighborhood meeting held last autumn by the developers was quite misleading to the public present. To demonstrate what "good neighbors" they will be, they gloriously praised themselves for initiating the plan to preserve the Forest View neighborhood. No mention that they were required to do this by City ordinance. Same for the preservation of the so-called greenbelt, which is seriously restricted against development by City ordinance. Please tread cautiously. You may well be looking at another Idyllwild here. Susan Boehlje 1729 Louis Place TO: Planning & Zoning Commission 6-2-2017 Below are some comments I intended to deliver last night. Given the crowd and the evident emphasis there was likely to be on the future of the residents of Forest View, I elected to send these on to you electronically. MY NAME IS KARIN FRANKLIN. I LIVE AT 816 SUGAR LOAF CIRCLE. IF I HAD MY DRUTHERS THOSE TREES AND REFUGE FOR WILDLIFE ON THE HILL I CAN SEE FROM MY LIVING ROOM WINDOW WOULD ALWAYS BE THERE. BUT I LIVE INA CITY AND KNOW THAT THINGS CHANGE AND PLACES ARE BUILT UPON.....UNLESS YOU CAN AFFORD TO BUY THEM AND PRESERVE THEM, WHICH 1 CANNOT. SO I AM NOT OPPOSED TO DEVELOPMENT OF THIS GROUND. THE QUESTION FOR ME, AND MORE IMPORTANTLY FOR YOU, IS WHAT TYPE OF DEVELOPMENT AND AT WHAT DENSITY. AS IS NOTED IN THE DEVELPORS' NARRATIVE AND THE STAFF REPORT, THE REQUEST INCLUDES DEVELOPMENT AT A HIGHER DENSITY THAN ENVISIONED IN THE 2001 PLAN. IN THE 2001 PLAN THE MULTI -FAMILY DESIGNATIONS WERE A REFLECTION OF THE EXISTING FOREST VIEW PARK AND THE APARTMENTS/CONDOS ON HAYWOOD DRIVE. OTHERWISE THE AREA WAS SEEN AS APPROPRIATE FOR SINGLE-FAMILY, DUPLEX AND LARGE LOT RESIDENTIAL DEVELOPMENT, LARGELY BECAUSE OF THE WOODLANDS AND SLOPES ON THIS TRACT. YOU ARE NOW BEING ASKED TO CHANGE THIS TO HIGHWAY/NEIGHBORHOOD COMMERCIAL, MULTI -FAMILY, AND RESIDENTIAL AT 8-13 DU/ACRE. THIS IS A SIGNIFICANT CHANGE. IN ADDITION, ANY CONSERVATION DESIGN DESIGNATION PREVIOUSLY SHOWN ON THE 2001 PLAN OR THE DEVELOPERS' PRESENTATION AT THE NEIGHBORHOOD MEETING IS GONE. HAVE A GREAT DEAL OF RESPECT FOR KEVIN MONSON AND JEFF MAXWELL BUT THINGS CAN CHANGE AND WHOEVER IS DOING THIS DEVELOPMENT CAN CHANGE. AS YOU KNOW, WHAT THE PLAN SAYS IS WHAT FUTURE ZONING DECISIONS WILL BE BASED UPON.... REGARDLESS OF WHAT IS SAID IN ANY DEVELOPERS' NARRATIVE TODAY. I ASK THAT YOU BE CAUTIOUS IN THE BROAD DESIGNATIONS YOU PUT ON THE PLAN. HIGHWAY COMMERCIAL CAN MEAN MANY THINGS, NOT JUST A HOTEL. MULTI -FAMILY CAN BE MULTIPLE HOUSING FOR ANYONE, NOT JUST FOR SENIORS. THE LACK OF CONSERVATION DESIGN CAN MEAN THAT ONLY THE SENSITIVE AREAS ORDINANCE COMES INTO PLAY. IN THAT ORDINANCE, THE LIMITATIONS ON REMOVAL OF TREES IS RETENTION OF ONLY 10% TO 20% FOR COMMERCIAL & MF RESPECTIVELY. AND THIS RETENTION REQUIREMENT CAN BE WAIVED IF THE TREES INTERFERE WITH INFRASTRUCTURE SUCH AS THE CONSTRUCTION OF THE NEW ROAD. IT IS CONCEIVABLE THAT MOST OF THE TREES ON A LARGE PART OF THIS TRACT CAN BE REMOVED WITH SOME REPLACEMENT; BECAUSE OF THE ROAD ALIGNMENT ALL OF THE TREES ALONG THE 1-80 ROW COULD BE GONE. AS YOU LOOK AT THE NEIGHBORHOOD, WHICH I DEFINE AS THE AREA BORDERED BY THE RIVER, 1-80, DUBUQUE ST AND FOSTER ROAD, PLEASE THINK OF THE MIX AND THE SUSTAINABILITY OF THIS ENTIRE NEIGHBORHOOD. CURRENTLY THERE ARE 108 STICK -BUILT SINGLE FAMILY HOUSES, 120 SINGLE FAMILY MANUFACTURED HOUSES, AND 179 ATTACHED UNITS RANGING FROM DUPLEXES TO 16 UNIT BUILDINGS. WE HAVE A VERY DIVERSE NEIGHBORHOOD. WITH THIS PROPOSAL, WE WILL LOSE 30 OF THE SINGLE-FAMILY MANUFACTURED UNITS, GAIN 2 STICK BUILT UNITS ... I THINK...., AND GAIN UP TO 320-480 MULTIPLE UNITS, PLUS 2 HOTELS AND COMMERCIAL DEVELOPMENT, ACCORDING TO THE CURRENT CONCEPT. IT SEEMS LIKE A LOT FOR ONE NEIGHBORHOOD WITH KNOWN ENVIRONMENTALLY SENSITIVE FEATURES AND A REMARKABLE CHANGE FROM WHAT WAS ENVISIONED A FEW YEARS AGO. WHETHER YOU MODERATE THE DENSITIES REQUESTED OR NOT, I WOULD SUGGEST THAT YOU PUT BACK REFERENCE TO CONSERVATION DESIGN IN THIS AMENDMENT AND REQUIRE A PLANNED DEVELOPMENT DURING THE REZONING PROCESS FOR ALL OF THIS DEVELOPMENT, NOT JUST THE DUBUQUE ST ENTRANCE. THANKS FOR LISTENING. Thank your for your attention to these comments, and for your service to the city; yours is not an easy job. Respectfully, Karin Franklin Remarks to June 1, 2017, Planning and Zoning Commission, on Forest View Development, by Ginalie Swaim, 1024 Woodlawn In the summer of 1969, I drove into Iowa City for the first time. I STILL REMEMBER pulling off of 1-80, onto the long sweep of Dubuque Street, with a few historic homes perched among the woods, the sparkling curve of the Iowa River, the emerald green of City Park, then the steep hill flanked by grand fraternity houses. Because of careful city planning, the Dubuque Street entrance remains very much the same, perhaps one of the most picturesque entrances into any US town, invulnerable to urban sprawl, and setting a unique mood. Dubuque Street is truly our front porch, announcing that this is a special place. The applicant deserves praise for diligent study of sensitive areas, and for communication, transparency, and planning for housing relocation. Nevertheless, the Comp Plan rightly recognizes the Dubuque Street entrance as a community asset deserving protection. So I urge you special attention to an enormous change—introduction of commercial land use. FIRST. One of the North District Planning Principles for commercial use has been to "encourages a business mix that provides goods and services to satis& neighborhood needs." I would venture that the proposed office park goes far beyond "neighborhood needs." SECOND. The applicant's Concept Plan shows TWO hotels. Again, this seems well beyond the neighborhood needs, when there are hotels at the other I-80 exits. In fact, wouldn't we prefer to direct visitors to the hotels in our vibrant downtown, or to the bed and breakfasts in our historic neighborhoods? THIRD: To me, the concept plan shows a major disconnect. The applicant plans to protect and retain the "scenic character," which comprises hillsides and trees. Yet the applicant plans to build two hotels—when the very nature of a hotel and its signage, in fact, is to be seen by tired travelers pulling in at night. Is the applicant being realistic here? • FOURTH: In grading for the hotels, will the applicant be able to retain the berm and existing trees along Dubuque Street? Or will those be torn out and new trees planted? If so, how many decades before those new trees actually mask the hotels? • FIVE. Will the western -most hotel be visible from the ramp? The concept plan shows green in front of that hotel and parking lot, but it looks more like grass than a screen of trees. • SIX: For the so-called "market place," will signage and parking be screened? Is this to be a local business, or a convenience store like a Quik -Trip, or Kum & Go with their new "GO FRESH MARKETS?" • SEVEN: Another disconnect, regarding residential woodlands: The applicant tells us that the Concept Plan is "based on approximately 50% residential woodland preservation." But under the amendment requested, the residential zoning would become RM -12, which only requires 20% woodland retention. Does this mean that the applicant could change his plan down the road and retain only 20%, rather than 50%, of residential woodland? Which is it? • FINALLY, is it sufficient for the the city to rely on a Conditional Zoning Agreement to protect the entrance's "scenic character." Have past CZAs worked that explicitly for us? Can there be one with enough teeth, and accountability, to protect this most valuable community asset? In 1925, the city added land to City Park on the east side of the river because "a permit had been granted" for "the erection of a gas station." Nearly a century ago, the City took steps to protect the beauty of this entrance. Today, we are entrusting our city s loveliest gateway to this applicant, who has gone the extra mile in several planning aspects. I urge you to ask for more accountability and specifics regarding commercial use. IDYLLWILD CONDOMINIUMS OWNERS' ASSOCIATION June 14, 2017 To: Planning and Zoning Commission Fr: Kurt Kimmerling for Idyllwild Condominiums Owners Association Re: Amending North District Plan Your June 71h work session had a presentation by Jason Reichart regarding stormwater management in general and how development in the Idyllwild Watershed may specifically affect Idyllwild's existing stormwater system. Our comments on this presentation follow: 1. Idyllwild began implementing a flood mitigation plan immediately have rejection of the Taft Speedway plan by Iowa City Council in Year 2012. The City abandoned our 92 residents for one reason, we didn't the merit a $1 million City expenditure even though State and Federal funds were approved and available. The Federal and State money was returned and the City's contribution was spent on "more worthy projects" like flood control to south Iowa City and removal of City's sewage treatment plant. We don't want to sound bitter but no one familiar with history can dispute the facts. 2. The presentation does not take into account current Idyllwild conditions and flood mitigation plans. Idyllwild has built a flood berm, constructed to a so-called 100 -year plus 6 -inch elevation, to defend against Iowa River flooding. During high -river events on the Iowa River, defined as a river stage of 21.2 -feet at the Burlington Street gauge, sluicegates in the berm are shut. This prevents river water from backing up into Idyllwild and impacting our streets and utilities. 3. If excessive rainfall events occur during sluicegate closure, storage in our ponds during this condition is limited to about 4.22 million gallons of stormwater runoff. While the number seems large, it really isn't. It's only enough capacity to accommodate stormwater runoff from about 33 acres assuming a 100 -year rainfall event. Our ponds will rise to an elevation of 649.35 -feet or about 2 -feet below the first floor elevations of our lowest lying buildings. At this point, we are trapped between an Iowa River to our south and stormwater flowing into our ponds from 110 -acres to our north and the Foster Road storm -sewers between Algonquin Road to our west and Laura Drive to our east. Not a good situation! 4. At this point, water in our ponds must be removed by pumping the pond water up and over our berm. This requires a pump with a pumping rate of 3,000 gpm to remove the water in 23.5 hours of continuous pumping. Purchasing and installation of a pump is the next phase of our flood mitigation process. IDYLLWILD CONDOMINIUMS OWNERS' ASSOCIATION 5. All of the above assumes conditions as they currently existing. Any changes contemplated by development to our north will require we go back to our engineer (Hart -Frederick of Tiffin) and rework the calculations as this drives pump size, how it is powered, and serviced during flood conditions. This will be done at the expense of Idyllwild residents. 6. We'd like to also comment on questions and answers regarding reductions of stormwater runoff from undeveloped versus developed land. These numbers speak to the rate of water flow not the volume of waterl Developed land necessitate the removal of trees and greenspace and add impermeable surfaces like parking lots, roofs, and streets. This creates more stormwater runoff. This water doesn't disappear, unless it evaporates into the air, and has to go somewhere. In Idyllwild's case, increased water volumes means more water handling demands for our community over a longer period of time. In the case described above, we will have to pump more water over a longer period of time during sluicegate closure. This necessitates developing different flood mitigation plans, different pump configurations and different fuel options to operate the pumps. 7. For more clarity on river and stormwater mitigation in Idyllwild, we suggest you read the Taft Speedway study and Idyllwild Stormwater Drainage Diversion project. We can also provide details from our own engineers. I'd like to again present Idyllwild's suggestions to meet our flood mitigation needs and improve the process of contemplating and implementing any development in the North District: 1. Creation of a "stormwater district" operated by a board of stakeholders, namely City, Idyllwild, and North Dubuque LLC with follow-on to owners and associations within the future development. This district would be responsible for overseeing stormwater management within the Idyllwild watershed, ensuring infrastructure is maintained and funded. It only seems fair since Idyllwild's infrastructure is being asked to handle the water from other property that we are currently obligated to maintain. 2. Idyllwild having a seat during engineering of stormwater retention in the North Dubuque property. We haven't yet heard from the Developer to our north. No invitation to review their stormwater retention plans. 3. City guarantee the construction of the diversion system described in the Idyllwild Diversion Drainage study. Do not allow development in our watershed until the diversion system is built. 4. Funding of Idyllwild's plan for a mitigation system within our community to handle flooding from significant rainfall events when high-water events occur on the Iowa River. Much of the water we must convey is from sources outside our property, why should we handle this on our own? IDYLLWILD CONDOMINIUMS OWNERS' ASSOCIATION Finally, we'd like to make the following comments on North District development: 1. The goal of a secondary access from the Peninsula neighborhood is an important one. We understand how river flooding can impact a neighborhood, our homes where abandoned for 6 to 9 months after Year 2008 flooding. This gravely affected our neighborhood both socially and financially. 2. The Forest View plan for developing low-income property is admirable. We all understand the problems with the cost of housing in Johnson County. 3. We understand the desire to increase the property tax base in Iowa City. Idyllwild homeowners have experienced property taxes increases of about 50% since Year 2010. 4. We don't understand or accept the desire to introduce development in the North District that can in anyway endanger our homes or increase the cost of mitigation for Idyllwild property owners. We've made some extensive and expense efforts to secure our neighborhood from flooding and need to make even more. A little help from the City and Developer is all we ask. We have tried our best to layout the problems and have proposed some possible solutions. It's up to Planning and Zoning to weight the facts, balance the flood security needs of Idyllwild, the desires of the Peninsula neighborhood for access, the Developer's wish to construct hotels, retail space and housing, and the City's need to increase taxable land. Idyllwild trusts you'll make a thoughtful and well informed decision based on facts and conditions as they are today. IDYLLWILD CONDOMINIUMS OWNERS' ASSOCIATION July 5, 2017 To: Planning and Zoning Commission Fr: Kurt Kimmerling for Idyllwild Condominiums Owners Association Re: Amending North District Plan Idyllwild Condominiums Owners Association and North Dubuque LLC have met to discuss: 1. Current and future storm water management vulnerabilities, risks, issues and opportunities within the Idyllwild Watershed; and 2. Overall storm water management including: operational active and passive emergency and system redundancies and backups; wet lands; natural areas; and forest protection approaches/plans for the proposed Forest View Development. Specifically, Ivan Hall, Deb Thome and I met with Jeff Maxwell and Eddie Cole on Monday, June 19th and with Jeff again on June 26th and June 28th. We would characterize the meetings as excellent in terms of the information that was exchanged and feel both parties understand each other's concerns. We proceed with cautious optimism that collectively we will achieve an acceptable feasible time phased "solution set" with protections that will benefit the overall Peninsula and Iowa City requirements and objectives. I'd like to again present Idyllwild's suggestions to meet our flood mitigation needs and improve the process of contemplating and implementing any development in the North District: 1. Creation of a "stormwater district" operated by a board of stakeholders, namely City, Idyllwild, and North Dubuque LLC with follow-on to owners and associations within the future development. This district would be responsible for overseeing stormwater management within the Idyllwild Watershed, ensuring infrastructure is maintained and funded. It only seems fair since Idyllwild's infrastructure is being asked to handle the water from other property that we are currently obligated to maintain. Based on the developer's Proposed Improvements drawing dated June 15, 2017 there could be up to ten, or possibility more, distinct detention systems installed to manage stormwater across the development. Each of these will be separate entities and each responsible for management and maintenance of their individual stormwater systems. This seems, in our opinion, to be a difficult and dangerous situation for Idyllwild and our designation as IDYLLWILD CONDOMINIUMS OWNERS' ASSOCIATION the last detention system prior to water reaching the Iowa River. How are we to interact with these entities? Who will ensure these systems are maintained as required? What is their legal obligation to maintain the systems? What is our legal right to ask someone to maintain their system? Only an Idyllwild Watershed Storm Water District established by the City could actually perform this function. 2. Idyllwild having a voice during engineering of stormwater retention in the North Dubuque property. We assume, given the meetings we've had to date, that we will be able to participate. 3. Funding of Idyllwild's plan for a Diversion System and Storm Water Pumping within our community to handle flooding from significant rainfall events when high-water events occur on the Iowa River. Much of the water we must convey is from sources outside our property, why should we handle this on our own? We need the pump -station to handle water management during high -river events. Since 1975, per Corps of Engineer's records, the Iowa River exceeded the 20 -foot level, the point where we close sluicegates, at the Burlington Street gauge 274 days or about 2% of the time. Sluicegate closure isn't an uncommon situation given the 40 plus year data. We need a pump - station! We propose Iowa City guarantees construction of an "expanded" Idyllwild Storm Water Diversion Project described in the Idyllwild Diversion Drainage study to include an Idyllwild Storm Water Pumping Station. The existing city allocated budget of $450,000 should be first applied to the Idyllwild Diversion Project with any unused portion be applied to an Idyllwild Storm Water Pumping station. Any shortfall in funding for the Pumping Station could jointly be addressed by Iowa City, Forest View Development, Peninsula Neighborhood and/or the Idyllwild Owners. The road that the Forest View Project will build with Iowa City will' provide the Peninsula Neighborhood, for essentially no investment, significant Peninsula Neighborhood community convenience, community benefit, lowering of insurance rates, and increase in home value/tax base. 4. Do not allow development in our watershed until the Diversion System and Storm Water Pumping Station is built. Diversion is an important! We need the ability to divert water away from our ponds when the river is high and levee sluicegates are shut. We have limited storage in our ponds and pumping water the levee is required. We very much hope our meeting with North Dubuque LLC leads to some meaningful resolution to our needs. But these issues are complex and in our opinion requires input and help from City and other stakeholders. Where are they in this process? IDYLLWILD CONDOMINIUMS OWNERS' ASSOCIATION Managing stormwater in the Idyllwild Watershed should be the concern of everyone's west of Dubuque Street, City, Peninsula Neighborhood, Idyllwild and Forest View. It should be added as a fifth goal to those described in Mr. Yapp's June 30th memo to Planning & Zoning. A comprehensive plan for stormwater management within the Idyllwild Watershed provides: • Peninsula Neighborhood gains another access road out of the area. • Forest View retains their neighborhood and improves the housing stock • North Dubuque LLC can construct retail, hotels, and a variety of housing • City gains a larger tax -base • Idyllwild obtains help managing our stormwater concerns We have tried our best to layout the problems and have proposed some possible solutions. It's up to Planning and Zoning to weight the facts, balance the flood security needs of Idyllwild, the desires of the Peninsula neighborhood for access, the Developer's wish to construct hotels, retail space and housing, and the City's need to increase taxable land. Idyllwild trusts you'll make a thoughtful and well informed decision based on facts and conditions as they are today. We would very much like you to make any change in the North District Plan to include conditions around our stormwater management needs. Lastly, I'd like to address Ms. Dilkes June 29th memo to Planning and Zoning concerning the Taft Speedway flood mitigation project. The history she outlines is accurate but it offers no insight into the reasons behind the Council voting against the project. You need to study the minutes of the various work sessions and City Council meeting leading up to the November 27th vote on the subject. If you do study those transcripts, you will conclude that City Council didn't want to risk approving the project and then losing the funding because it didn't meet the "immediate need" criteria used to evaluate and award. The reward of securing Idyllwild wasn't worth the risk of losing funding that could be used elsewhere. JCAAC Johnson County Affordable Housing Coalition 308 E. Burlington Street, PMB 121 Iowa City, Iowa 52240 jcaffordablehousing @gm ai I,com July 18, 2017 TO: Commissioners, City of Iowa City Planning and Zoning FROM: Sara Barron, Executive Director, Johnson County Affordable Housing Coalition RE: Proposed Comprehensive Plan Amendment CPA16-00005 As you consider CPA 16-00005, an amendment to the North District Plan, the Affordable Housing Coalition would like to acknowledge the outstanding process used to develop the Forest View redevelopment proposal. We appreciate this plan's potential impact on affordable housing—both the scope of this project in its current form and its value as a potential model to replicate for future projects: The practices we wish to highlight are: 1) relying on input and continued involvement from residents who will be impacted by the redevelopment; 2) making a concerted effort to offer translation services (in-person and print materials) and 1-1 meeting opportunities for affected residents; 3) adopting communication strategies that are sensitive to the possibility of cultural, language, and/or class barriers to participation; 4) welcoming advocacy and oversight from groups such as the Center for Worker Justice as a means of ensuring access and fairness for residents throughout the process 5) considering the plan's long -tern impact on the stability of affordable housing, including a path to home ownership; 6) implementing relocation assistance options for residents that include affordable - for -them housing at their current location; and 7) preserving sensitive environmental areas. We wish to express our appreciation for the developers, engineers, city staff and Council, community advocates, residents, and all others who have invested their time and resources in the pursuit of a fair, transparent, and just redevelopment process. Thank you for your service. cc: City Council, Geoff Fruin July 18, 2017 To: Planning and Zoning Commission Fr: Kurt Kimmerling for Idyllwild Condominiums Owners Association Re: Amending North District Plan Idyllwild Condominiums Owners Association and North Dubuque LLC have continued our stormwater management discussions, now expanded to include Iowa City representatives. We continue to have cautious optimism that collectively working with North Dubuque LLC and Iowa City we will achieve an acceptable and feasible time phased "solution set" to achieve Idyllwild Storm Water Management with protections that will benefit the overall Peninsula, the Forest View Development, and Iowa City requirements and objectives. I'd like to again present Idyllwild's suggestions to meet our flood mitigation needs and improve the process of contemplating and implementing any development in the North District: 1. Do not allow development in our watershed until the Idyllwild Diversion System and Storm Water Pumping Station is built. Diversion is an important! We need the ability to divert water away from our ponds when the river is high and levee sluicegates are shut. We have limited storage in our ponds and pumping water the levee is required. Managing storm water in the Idyllwild Watershed should be the concern of everyone's west of Dubuque Street, City, Peninsula Neighborhood, Idyllwild and Forest View. It should be added as a fifth goal to those described in Mr. Yapp's June 30the memo to Planning & Zoning. A comprehensive plan for storm water management within the Idyllwild Watershed provides: • Peninsula Neighborhood gains another access road out of the area. • Forest View retains their neighborhood and improves the housing stock. • North Dubuque LLC can construct retail, hotels, and a variety of housing. • City gains a larger tax -base. • Idyllwild obtains help managing our storm water concerns. 2. Idyllwild having a voice during engineering of storm water retention in the North Dubuque property. We assume, given the meetings we've had to date, that we will be able to participate. Creation of a "storm water district" operated by a board of stakeholders, namely City, Idyllwild, and North Dubuque LLC with follow-on to owners and associations within the future development. This district would be responsible for overseeing storm water management within the Idyllwild Watershed; ensuring infrastructure is maintained and funded. It only seems fair since Idyllwild's infrastructure is being asked to handle the water from other property that we are currently obligated to maintain. Based on the developer's Proposed Improvements drawing dated June 15, 2017 there could be up to ten, or possibility more, distinct detention systems installed to manage storm water across the development. Each of these will be separate entities and each responsible for management and maintenance of their individual storm water systems. This seems, in our opinion, to be a difficult and dangerous situation for Idyllwild and our designation as the last detention system prior to water reaching the Iowa River. How are we to interact with these entities? Who will ensure these systems are maintained as required? What is their legal obligation to maintain the systems? What is our legal right to ask someone to maintain their system? Only an Idyllwild Watershed Storm Water District established by the City could actually perform this function. The P/Z needs to consider Iowa City protections and/or zoning conditions when making changes to the master plan that bind future development and developers to P/Z approval conditions and restrictions. MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION JULY 20, 2017 — 7:00 PM — FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Ann Freerks, Carolyn Dyer Mike Hensch, Phoebe Martin (via phone), Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: STAFF PRESENT: Sylvia Bochner, Sara Hektoen, John Yapp OTHERS PRESENT: Steve Long, Sara Barron, Tammy Kramer RECOMMENDATIONS TO CITY COUNCIL: By a vote of 7-0 the Commission set a public hearing on an application for a Comprehensive Plan amendment to amend the Southwest District Plan to change the land use designation of property located north at 1160 Highway 1 from Single Family/Duplex Residential to General Commercial. By a vote of 6-1 (Martin voting no) the Commission recommended approval of CPA16-00005 an addendum to the North District Plan, to: A. Adopt the land use map dated April 12, 2017 B. Adopt the Sensitive Areas Inventory dated April 5, 2017 C. Adopt the following goals: a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b. Housing Goal: Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. c. Commercial and Institutional Uses Goal: To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque St must adhere to strict design guidelines imposed through a Conditional Zoning Agreement (CZA). Such design guidelines will address building fa9ade and materials, sign placement, setbacks from the street, screening and tree preservation. d. Commercial and Institutional uses goal: A buffer of existing trees and vegetation should be preserved between the Dubuque Street right of way and any development. Woodlands in between Knollwood Lane homes and commercial development should be preserved to provide a distance and visual buffer. For properties fronting on Dubuque Street, the percentage of preserved woodlands should exceed minimum code requirements. Planning and Zoning Commission July 20, 2017 — Formal Meeting Page 2 of 9 e. Transportation Goal: Upon redevelopment of property west of Dubuque St and south of Interstate 80, access to Dubuque Street for south -bound traffic north of Foster Road may be allowed provided that the access point/ intersection is designed to accommodate anticipated traffic volumes from the developing area west of Dubuque St, south of Interstate 80. By a vote of 7-0 the Commission recommended forwarding to the City Council the following statement: The Planning & Zoning Commission recommends cooperation between Dubuque Street LLC (and successors), Idyllwild, the City and other property owners in the Idyllwild watershed to address and resolve stormwater issues. By a vote of 7-0 the Commission recommended approval of REZ17-00012 a proposal to rezone approximately 2500 square feet of property located at 114 E Prentiss Street from Planned High Density Multi -Family Residential (PRM) to Riverfront Crossings -Central Crossings (RFC -CX). CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. COMPREHENSIVE PLAN ITEM (CPA17-000021: Setting a public hearing on an application for a Comprehensive Plan amendment to amend the Southwest District Plan to change the land use designation of property located north at 1160 Highway 1 from Single Family/Duplex Residential to General Commercial. Yapp noted this would be setting a hearing for August 3, 2017. Hensch moved to set a public hearing on an application for a Comprehensive Plan amendment to amend the Southwest District Plan to change the land use designation of property located north at 1160 Highway 1 from Single Family/Duplex Residential to General Commercial. Parsons seconded the motion. A vote was taken and the motion passed 7-0. COMPREHENSIVE PLAN ITEM (CPA16-00005): A public hearing on an application for a Comprehensive Plan amendment to amend the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. Yapp began by showing again where the land in question is located. Staff has recommended the adoption of certain goals regarding the change of land use for this area. Yapp showed the land use map the applicant is requesting with highway/neighborhood commercial use, low- Planning and Zoning Commission July 20, 2017 — Formal Meeting Page 3 of 9 medium density mixed -residential, and multi -family residential. Staff is recommending in addition to the adoption of the land use map also the adoption of the sensitive areas inventory associated with the application. The applicant submitted this evening a graphic related to the Dubuque Street entryway. Staff is recommending an additional goal stating "a buffer of trees and vegetation should be preserved between the Dubuque Street right of way and any development. Woodlands in between Knollwood Lane homes and commercial development should be preserved to provide a distance and visual buffer. For properties fronting on Dubuque Street, the percentage of preserved woodlands should exceed minimum code requirements." Yapp explained that what the applicant is attempting to do with their graphic is to illustrate how those goals will be achieved. Yapp noted this is a concept graphic. Freerks opened the public hearing. Steve Long (HBK Engineering) stated that after the last Commission meeting Kevin Munson and himself met with Yapp to discuss the goal that was just recommended by Staff and what would work to preserve the beautiful entryway to Iowa City. As previously stated, the development is called Forest View and their goal is to keep as much of the forest as possible while balancing it with the need for the residential and commercial added to the area. Long reiterated that this is just a concept and won't have exact graphics until grading plans are put together once the lots are sold to be developed. However they can comfortably state they can preserve at the new Foster Road interchange with Dubuque Street 20 feet of the existing and add 15 feet of heavily landscaped area. Long also noted that south, where the marketplace is proposed, they are confident 30-40 feet of vegetation could be preserved, with another 15-20 feet heavily landscaped. They will be able to do that by putting in substantial retaining walls adjacent to the new development. Hensch noted that the main sidewalk will extend all the way to Dubuque Street and asked if that will be the main focal point or will the main focal point extend all the way down to Foster Road. Long said they will work with Staff on that, understanding Hensch's point that it might be better to direct pedestrians off Dubuque Street and onto the new road. Yapp noted that the dark green color on the graphic reflects private property (the applicant's property) and the right-of-way area is not shaded. Long noted that the right-of-way vegetation would also be preserved. The 20 feet he mentioned earlier would be in addition to the right-of- way. Sara Barron (Executive Director, Johnson County Affordable Housing Coalition) noted the memo they sent in advance of this meeting and wanted to take a moment to publically recognize a few of the points in the memo. The Johnson County Affordable Housing Coalition would like to acknowledge the outstanding process used to develop the Forest View redevelopment proposal not only in support of affordable housing—both the scope of this project in its current form and its value as a potential model to replicate for future projects. Including: 1. relying on input of the affected residents; 2. making a concerted effort to offer translation services and 1-1 meeting opportunities where appropriate; 3. adopting communication strategies such as providing information in multiple languages and other examples of awareness of cultural, language, and/or class barriers to participation in the process; Planning and Zoning Commission July 20, 2017 — Formal Meeting Page 4 of 9 4. welcoming advocacy and oversight from groups such as the Center for Worker Justice; 5. considering the plan's long-term impact on the stability of affordable housing, including a path to home ownership; 6. implementing relocation assistance options for residents that include affordable- for - them housing at their current location; and 7. preserving sensitive environmental areas. Barron recognizes that a tremendous amount of work went into this proposal from a number of involved parties including the Commission, City Staff, City Council, developers and engineers. She reiterated the impact this project will have because of the involvement of the affected residents and thanked everyone that made that possible. Signs noted as President of the Johnson County Affordable Housing Coalition he has recused himself from about three meetings where various committees and boards discussed this and was very careful to not be participating in this recommendation. Freerks asked about the wooded area to the west of the development (where the concrete and buildings will be) and if that would be green space of is something else anticipated there. Long stated most of that land is actually City right-of-way and some wetlands in the bottom of the ravine so it would not be developed. Freerks also asked about the area between Laura Drive and Dubuque Street and Long stated that is planned to be green space. Freerks closed the public hearing. Hensch moved to approve CPA16-00005 an addendum to the North District Plan, to: D. Adopt the land use map dated April 12, 2017 E. Adopt the Sensitive Areas Inventory dated April 5, 2017 F. Adopt the following goals: a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b. Housing Goal: Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. c. Commercial and Institutional Uses Goal: To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque St must adhere to strict design guidelines imposed through a Conditional Zoning Agreement (CZA). Such design guidelines will address building fa9ade and materials, sign placement, setbacks from the street, screening and tree preservation. d. Commercial and Institutional uses goal: A buffer of existing trees and vegetation should be preserved between the Dubuque Street right of way and any development. Woodlands in between Knollwood Lane homes and commercial development should be preserved to provide a distance and Planning and Zoning Commission July 20, 2017—Formal Meeting Page 5 of 9 visual buffer. For properties fronting on Dubuque Street, the percentage of preserved woodlands should exceed minimum code requirements. e. Transportation Goal: Upon redevelopment of property west of Dubuque St and south of Interstate 80, access to Dubuque Street for south -bound traffic north of Foster Road may be allowed provided that the access point/ intersection is designed to accommodate anticipated traffic volumes from the developing area west of Dubuque St, south of Interstate 80. Parsons seconded the motion. Freerks noted her appreciation on all parties for the effort that has gone into this amendment and discussion. This is a large amendment but really hopes it does benefit the community. She does still have concerns about the green space as well as light and noise from a gas station but at this point it is just about opening the door for the next steps and that all steps are very carefully thought through. Signs agrees and feels this is a step and there are several opportunities to address details as this area develops. He hopes the developers will take what they've heard at these discussions and proceed with the best intentions. Hensch added he hopes the applicant and developers do not take a minimalist approach to meeting the stipulations and instead move forward with the spirit in which the discussions and goals have been vocalized. He noted there have been past situations where the Commission has been disappointed with the result of a development not fulfilling the spirit of the discussions. He added this is an exciting project and he really wants to see it succeed. Parsons stated they all want this to succeed and noted he has been pleased with all the collaboration and communication that has gone on. It is a sensitive community and he is very pleased with the relocation plan and all that is being preserved. Martin noted that she is still apprehensive and the comment that this opens up a whole lot of other possibilities actually makes her even more nervous because what if this development doesn't go the way they all hope it does. Dyer also shared her appreciation for all the efforts to try to make this development compatible with the neighborhood and the greenway along the highway. She is also impressed with the efforts made to provide housing for the people who are already a community so they can maintain a community. She feels the developers should be congratulated for that. A vote was taken and the motion passed 6-1 (Martin dissenting). Freerks added there has been good discussions regarding stormwater management and wishes to thank everyone who has been part of those discussions and efforts to successfully work on those issues. The Commission has drafted some wording that Staff will pass onto City Council. Yapp noted last Friday Staff (engineering staff, City Manager, and City Attorney) met with representatives from Dubuque Street LLC and Idyllwild. It was a productive conversation and they are all working toward cooperation with the diversion project and possible pump station for Idyllwild. Planning and Zoning Commission July 20, 2017— Formal Meeting Page 6 of 9 Parsons moved to recommend the Commission forward to the City Council the following statement: The Planning & Zoning Commission recommends cooperation between Dubuque Street LLC (and successors), Idyllwild, the City and other property owners in the Idyllwild watershed to address and resolve stormwater issues. Theobald seconded the motion. A vote was taken and the motion passed 7-0. REZONING / DEVELOPMENT ITEM (REZ17-00012): Discussion of an application submitted by Roby Miller, is for a rezoning of approximately 2500 square feet from Planned High Density Multi -Family Residential (PRM) zone to Riverfront Crossings Central Crossings Subdistrict (RFC -CS) zone for property located at 114 E. Prentiss Street. Bochner presented the Staff report noting the property is at the intersection of Clinton and Prentiss Streets. It is currently zoned Planned High Density Multi -Family Residential and the applicant proposed to rezone it to Riverfront Crossings Central Crossings Subdistrict. Bochner showed images of the property, it is currently a two-story building that was built in 1961 and used as an office building with four units of residential. In 1989, an Islamic Mosque acquired the building and received a Special Exception to change the use of the property to Religious/Private Group Assembly use but they stopped using the building and it has been vacant for some time. The applicant has submitted a concept drawing of the proposed improvements. They would like to convert the existing building into a duplex with one unit on each floor. They would also like to remove pavement in the side yard and add landscaping to provide more open space for residents, repaint the exterior, and modify the building so that the front entrance faces the street and the address is clearly marked. Bochner noted the proposed zoning, Riverfront Crossings Central Crossings Subdistrict is intended for moderate intensity mixed use development in buildings with entries opening onto pedestrian friendly streets. A duplex would be a permitted use in this zone. Because this is a very small parcel, opportunities for redevelopment are very limited. The surrounding neighborhood has a lot of apartments, including some that are new and developed to Riverfront Crossings standards. As a multi -family dwelling this property would be compatible. With regards to parking, Bochner noted in the building's prior use as office space the building would have required six parking spaces (but was grandfathered in to not having to provide those). When converted into a duplex it will require less than six spaces, and because the proposed use would require fewer spaces than the current use, no additional parking spaces would be required. Additionally the location is directly adjacent to the City's new parking facility, future tenants would be able to purchase a permit to park in the facility if they have a car or use on street parking. Staff recommends approval of REZ17-00012 a proposal to rezone approximately 2500 square feet of property located at 114 E Prentiss Street from Planned High Density Multi -Family Residential (PRM) to Riverfront Crossings -Central Crossings (RFC -CX). Tammy Kramer (Blank & McCune Real Estate Company) is working as the agent for the MINUTES PLANNING AND ZONING COMMISSION JULY 6, 2017 — 7:00 PM — FORMAL MEETING E M M A J. HARVAT HALL, CITY HALL MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: OTHERS PRESENT: APPROVED Ann Freerks, Carolyn Dyer Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald Sara Hektoen, John Yapp Charlie Eastham, Jeff Maxwell, Kurt Kimmerling, Mazahir Salih Becker, John Moreland RECOMMENDATIONS TO CITY COUNCIL: Margarita Baltazar, Julay Flores, Ivan Hall, Kevin Monson, Jimmy By a vote of 7-0 the Commission recommends to approve SUB17-00008, a 22 -lot, 7.9 acre preliminary plat located along Huntington Drive and Thames Drive and also REZ17-00011, a rezoning of 1.59 acres from Medium Density Single Family (RS -8) zone to RM -12 Low Density Multi -family, for property located on Huntington Drive, south of Thames be approved subject to a conditional zoning agreement as stated in the Staff Report. CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: Charlie Eastham (953 Canton Street) said that years ago when he was on the Commission, the Commission spent a lot of time on the Wal Mart application, and spent a lot of time on landscaping requirements for the large parking lot. Now that the landscaping has had time to mature, it looks fantastic. COMPREHENSIVE PLAN ITEM (CPA16-000051: A public hearing on an application for a Comprehensive Plan amendment to amend the North District Plan for on 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. Yapp reviewed the staff memo. Yapp stated the staff memo was written in response to the materials the applicant had submitted at the last meeting. Yapp said staff has identified two questions for the Commission 1. Is Highway/Neighborhood Commercial land use appropriate north of Knollwood Lane and 2. If Highway/Neighborhood Commercial land use might be appropriate, what types of policies/goals should be incorporated in a Comprehensive Plan amendment to address concerns with proximity to Knollwood residents? Planning and Zoning Commission July 6, 2017—Formal Meeting Page 2 of 13 Hensch asked why staff called out the gas station when developing these questions. Yapp said it was due to public comment and commission discussion at the last meetings where this was discussed. Freerks agreed, saying they had spent some time discussion the commercial land use and gas station at the last meeting. Yapp said Idylwild residents and representatives from the Dubuque Street LLC team have met several times to discuss stormwater issues, and that they would be providing input to the Commission tonight. Yapp said the applicants have submitted wetland, wooded area, and threatened and endangered species survey information for parts of the property including the Dubuque Street frontage. The applicants have not, however, conducted a specific tree survey. Hensch asked what the tree preservation requirement is. Yapp said that for commercial property, up to 90% of a woodland may be cleared under the Sensitive Areas Ordinance. For residential property, it is 50%. Yapp said that regarding the types of design standards to be incorporated into a conditional zoning agreement, the applicant has provided examples of landscaping and building material standards. Staff concurs that these are good examples of the types of conditions which might be in a Conditional Zoning Agreement, in addition to addressing concerns like lighting and signage along Dubuque Street. Freerks opened public discussion Jeff Maxwell (Maxwell Construction) discussed the stormwater management. He noted the City has in the current budget $450,000 to design the Idyllwild stormwater diversion channel which is located on the no -name road along the west side of the Idyllwild property. Maxwell stated he has met with Kurt Kimmerling (the Idyllwild Homeowners Association), Deb Thorne and Ivan Hall three times since the last Planning and Zoning meeting with the intention of sharing ideas on how to move forward as a neighborhood community. Maxwell noted that even though the development has the obligation and intention to abide by all the stormwater ordinances the City imposes, Idyllwild is in a particular position where their comfort level needs more attention than just the City ordinances. They feel a pumping station is critical so Maxwell has asked City Engineers Jason Reichart and Jason Havel to arrange a meeting with the Idyllwild group to discuss the diversion channel. There have been two different scenarios proposed, one an open ditch and the other an enclosed piping system that would convey water from Foster Road underground to the river. Maxwell stated that the Idyllwild Community, or the representatives from that community, are favoring the lesser expensive option of the diversion proposals. The City hired Howard Green Engineering to conduct a study who made recommendations to the City and now that plan will go out as a request for proposal to local civil engineers to prepare and submit bids to the City. Maxwell stated that their intention, as neighbors upstream of Idyllwild, are to serve as their friends and their neighbors. Maxwell is the contact person and will continue to meet with them and share with them and invite them to meetings to discuss the importance of the pumping station. Maxwell stated if the diversion channel is built there will be a sluice gate that would be in addition to the private sluice gates that have been designed in the Idyllwild retention flood walls that have already been built. That retention and flood wall barrier will only be solid if the diversion wall also has a sluice gate and Maxwell believes that is part of the plan that the City is endorsing. If those gates are ever activated by the high water level in the Iowa River, on the Idyllwild side of the levee, there is no way to get rid of any stormwater without physically pumping it over the levee. Maxwell is hoping to meet with the City to request that if they are endorsing the lesser of the two priced diversion channels could the City sluice Planning and Zoning Commission July 6, 2017—Formal Meeting Page 3 of 13 Engineering department consider allocating the unused portion of that budgeted amount towards the pump station. The Idyllwild Community would hire their consulting engineer to design, submit that to the City for their review, so that the Idyllwild Community could have a complete stormwater protection system. Maxwell noted that the funds that will be left over (of the $450,000 budgeted, only $250,000 is estimated needed) are hoped to be endorsed to be contributed towards the pump station. Any shortfall or deficit the Idyllwild Community would be responsible for as well as the Forest View Community would consider participating in helping so they can close the loop on the fear of the stormwater issue at Idyllwild. Hensch asked if the stormwater diversion channel and the pump station are both approved and funded would that satisfy the concerns of the Idyllwild residents. Maxwell can't totally speak for the Idyllwild residents but in their conversations he felt they were pleased with that proposal. Margarita Baltazar (President of the Association of Forest View) is here following the process because they are the most interested in this project advancing. They are low income people, they have been working for more than one year with the developers. They seeing that the developers are worried and they want to help the community. She stated her community is the most interested one in this project and they want to see this project moving forward. She feels there are some moments when people are telling her this project is not moving forward, but she tries to tell them yes it is moving forward as it is a good thing for their sons and daughters. She stated that this is good for the community and would be a good example for other communities to show this can be done together. She is very happy with the developers, as these are not developers like other ones that just come, build and leave, this is taking care of people and being very concerned with the people living in the community. The developers have listened to the residents and they all have the same goal, it is a win-win situation and improve everyone's lives. She acknowledged that there is worry for the community and people and thanked everyone for that. Julay Flores (Forest View) is speaking as representing Forest View Association and the Center for Worker Justice which has been a lot of support. She wants to reaffirm and confirm what the president of the association was saying. They say it was a good presentation from the developers and it is a good sign that everyone is meeting at the table and just to be able to have conversation is a good sign and is expecting good results. She stated there is no doubt this will be a good example that Iowa City can have with this project because it can be something good for the community. It will be an example for other communities. This is especially true for the community because there will be good housing for low income people. The project is also taking into account the community and the environment. Especially the social part has been taken into consideration and she is very thankful for that. Signs noted that the developer and the residents spoke at the Johnson County Affordable Housing Coalition meeting last week with the focus discussing the affordable housing aspect of the project. Signs was present but did not participate in the conversation. Kurt Kimmerling (33 Trevose Place) is the President of the Idyllwild Association. He first thanked Jeff Maxwell and Eddie Cole for the time they spent with the Association, they had three very good meetings. There has been quite a bit of progress but still a long way to go. With regards to whether Idyllwild is satisfied with the solutions presented, the answer is no. The goal of stormwater management resolved for the entire district has not been met. It is there understanding that there could be quite a few discreet different stormwater retention areas up there (underground, ponds, etc). Idyllwild would like to know better how those will be Planning and Zoning Commission July 6, 2017 — Formal Meeting Page 4 of 13 independently managed because all that water will eventually come their direction. Additionally Kimmerling added that pumping the water out will be so important when the sluice gates are closed. Idyllwild's three goals are (1) diversion, (2) pump station funding, and (3) future stormwater management for the district. With regard to the RFQ, Kimmerling spoke to Ron Knoche and he expects to take the diversion RFQ bids to City Council the first week in August. Freerks asked Yapp to talk about the the idea of a stormwater management district as that is a new concept. Yapp noted it is not something Iowa City is equipped to do nor have ever done in the way that is being described. The City does have a few large stormwater basins that are City controlled (one in Hickory Hill park and one is Scott park). In this type of situation where there are multiple smaller watersheds (because of the topography) developed at different times when properties are being developed. Yapp stated they have discussed at the staff level the possibility or idea of that being a self-imposed stormwater management district with private covenants and private management fund set up for future maintenance. Hensch asked if there were statutory needs for a regional stormwater management system. Yapp said Iowa City has not done it before. Hektoen stated that just because there are multiple stormwater management basins doesn't mean it will be managed by different groups per say. Typically there is a homeowners association within any subdivision and it is managed by the HOA or designee. Hensch asked when the appropriate time to discuss the management is. Rezoning? Subdivision Plat? Hektoen replied it is most commonly done in the subdivision phase. Mazahir Salih (Center for Worker Justice) stated while she doesn't live in Forest View but is invested in this project because Iowa City has an affordable housing crisis. Most of the Forest View residents are members of the Center for Workers Justice and they are very concerned about losing their homes and not being able to find any good housing options in Iowa City. As this project has progressed, what she has noticed is how the developers has worked with the residents to achieve a creative solution for the affordable housing crisis in Iowa City. She encourages the Commission to support this project because of the benefit for the residents. Ivan Hall (14 Idyllwild Court) began with the point that the proposed development is not just homeowners, it is commercial, and it is retail space, hotels, and possibly gas stations. There is a mix where people will be doing things autonomously and there is a risk associated with all the different operations. There could be an operation failure that would affect any one or all of the systems that are connected and could result with water being backed up (not because of weather) due to an operational shutdown. The law of probability is if there are 11 or 12 systems something will go wrong. Hall next commented on the National Pollutant Discharge Elimination System (NPDES) authority where the City can set up a commission locally, there can be a mandate to enforce it, the City is supposed to offer protections to the residents by whatever means makes sense. When the City implements under that guidance it is federally regulated. The commission can also impose regulations above and beyond City Code to address needs often created by planning and zoning requests. Therefore there are two precedents to come forward to set up these councils, they don't have to be funded, but they need to be legitimate and need to be set up through that. Hall stated one of the things he was disappointed in with the Staff study doesn't give enough press to all the activity and energy Idyllwild has put forward. Stormwater should be one of the top four or five Staff recommendations. The tactic of Planning and Zoning Commission July 6, 2017 — Formal Meeting Page 5 of 13 conditional zoning could be used as everything needs a burning bridge. The City's burning bridge is the NPDES. Hall is trying to make them understand the Commission has an obligation to enact phases and are guided by them. Hall offered to meet with the City Attorney if she doesn't comprehend the regulations as he is familiar with federal regulations. It is criminal negligence, as defined by gross deviation from a reasonable standard of care having full knowledge of law, policy and community and neighborhood issues and vulnerabilities and consequences. Hall stated with the Staff study that was done, with the study for Idyllwild that was done, and all the good work they are doing together no one is able to say they don't know what the vulnerabilities are for the area. The area (Idyllwild) is trying to handle this themselves so setting up underneath the NPDES to give them legitimate standing and to dedicate one staff person to be the recorder to make it work is what they are requesting. Hall acknowledged this isn't the standard business process of dealing with homeowner groups, commercial properties are tough to deal with and how that is managed as a single integrated system will be hard unless there are some rules imposed on the developer that all participants agree to before they become a member of this enterprise. Signs asked if Hall's main thrust is that the NPDES is the authority to set up a commission to be the stormwater group. Hall confirmed that is his point and there are many opportunities to be taken advantage of. Kevin Monson (North Dubuque Street LLC) gave a short summary for the Commission because there has been a lot of details and issues raised but he wants to take it back to the goals of the project. There needs to be a comprehensive idea of what really is the plan for this area of our City. There are five big goals. (1) Safe, affordable, long-term housing for the current residents of Forest View. They want to maintain that community, it is truly a community within the City. Other developers that have approached the Coles throughout the years did not have that goal and thankfully the Coles are part of that community and saw the value of maintaining the community. That makes Monson proud to be part of this team, improving the living conditions of those that call Forest View their home is the primary goal. (2) Smart Growth. It is very easy for the City to grow and take up more farmland and we see that happen every day. It is a lot more difficult to do an infill project such as this. It has built in issues, but smart growth is the way he best sees growth in the future. That means continuing constant communication with neighbors, working together to find solutions to common issues, and Monson noted he has never been part of a project where they have as many good neighbor meetings. When they began they didn't have answers, but over time they have been able to work towards solutions that are viable, feasible, affordable, and all wraps together. (3) Diversity. There has been much said about low-income housing, but there will also be moderate -income housing, hope to have retirement housing, a true mix and very diverse community. That mix includes jobs, jobs for the residents, jobs for the community, jobs and opportunities for people to very easily walk to get services where they once would have had to drive. This will be a much different development than has been seen in neighboring communities. (4) Protecting the environment. They have been pushing since day one to use low -impact design strategies. That is not standard practice in the community and is a work in progress. Earthview Environmental is part of their team. (5) To beautify the entrance to the community. As a longtime resident of Iowa City, Monson shared we often overlook the entrances to the City and feels that this entrance in particular has been overlooked. The 40 year old mobile home park is the first thing some of our visitors see. We can do better. The Dubuque Street corridor is a very important part of the City and the design will protect the green space along corridor. The architectural guidelines will be very stringent on what will be seen in the construction of the buildings. They will be stone, wood and glass. They will celebrate the wooded setting. The development is named Forest View because they want Planning and Zoning Commission July 6, 2017 — Formal Meeting Page 6 of 13 to keep the forest view, it is part of their mission. Monson asks for the Commission's support so they can work together and move forward as a community Ivan Hall stated that Yapp has a copy of the permit for the NPDES and can forward it to the Commission for their opportunities to govern with authority coming from the Federal Government. Freerks stated she feels there are still a few details that need to be outlined and hates making up language on the fly. The Commission has had the past two weeks to review documents and hear from Staff and just now she feels like she can digest all of it. Hektoen stated if there are questions for the applicant it needs to be framed as such and done in public hearing. If there just needs to be discussion amongst the Commission then the public hearing should be closed. Freerks noted her concerns to the applicant about the placement of the gas station and would rather see office commercial south of the new roadway. Part of what Staff outlined in response to the conversation a few weeks ago was that neighborhood commercial use may not be appropriate there and may not achieve all the goals Mr. Monson just outlined. Freerks is questioning the details and is not opposed to the commercial, just the transition from the homes to the commercial. Monson replied that certainly they have a diagram but they have not marketed any piece of the property and are a long ways away from being able to do that. They have already discussed moving the hotel to where the market it on the diagram. The idea was to hide the market more effectively (because it is lower than the tree ridge) and the back wall would have no windows and be 300 feet away. If the hotel or other commercial building goes there, it will definitely been seen by the neighbors. He feels they can address the concerns with materials and plantings much more effective than if a bigger structure were there. Freerks noted that the gentlemen that is closest to the area has a concern about a gas station that close to his home. Monson acknowledged the concern but noted when one has a forest in their back yard for year and now it is to be developed of course there are concerns. Monson said they are trying to mitigate those concerns and make is as least intrusive as possible. Others in the area voiced concern about having a taller building there because of noise and light pollution. Freerks asked what the hours of the marketplace (gas station) might be. Monson replied that it has not yet been marketed so those details have not been decided. Hektoen stated those are the type of details that are addressed at the conditional zoning stage. Freerks understands that but is concerned about the impact on the area, which is decided at this Comprehensive Amendment stage. Monson noted that with regards to noise and traffic, the traffic on Dubuque Street is much closer to the houses than this new development will be. Freerks stated it is more than just car noise, it could be speakers from the gas station that generates noise. Freerks asked Yapp if commercial office was allowed in the area, what the height restrictions would be. Yapp believes it would be two stories (25 feet). Martin asked Monson what all the possibilities of zoning have they looked at along the Dubuque Street exit. Monson replied that he is an architect and has a problem when people say a building is not attractive or a distraction. A proper designed building with materials that will add to the character of the Dubuque Street corridor and frankly has to be better than looking at a 40's era mobile home park. They will continue to feature the natural features of the area and maintain the ravine. Planning and Zoning Commission July 6, 2017 — Formal Meeting Page 7 of 13 Martin stated that what the City has done regarding the trail system along Dubuque Street and across the bridge seems great but she had a friend hit by a car using the crosswalk with that trail. The City has tried to keep that entrance beautified and even with the construction of the trail system didn't disturb the landscape. So now adding a hotel and gas station, how will that maintain the beautification of the area? Monson replied that part of their plan is a path to connect the trail systems down to Foster Road. Regarding the entrance to the area, they showed renderings at a previous meeting of stone walls as a gateway to Forest View. Freerks shared she feels less comfortable after hearing that because weeks ago they heard that the buildings will be low and set back, signs will be low and the lush green entrance will be maintained. Now it seems as if the buildings will be close to the road and just by saying the buildings will be beautiful and constructed with high end materials doesn't create the same beautiful entrance that people expect for Iowa City. Monson noted that his point was not to say they wouldn't continue the lush green entrances, he is admitting that every building will not be hidden by trees on this lot. They know they will not need large signage as everyone uses apps nowadays to find facilities. Their plans show all kinds of different areas of protecting the land masses and tree covers and they will develop more on the areas that are more open. Monson added that almost all the buildings (the market is the exception) will have parking under the buildings, therefore reducing impact on the footprint size and impact on the green space. Yapp showcased on the map the areas of the proposed buildings within the development. He noted the only maps that are being considered for adoption into the Comprehensive Plan however are the land use map and sensitive areas map. Jimmy Becker (Dubuque Street LLC) was born and raised in Iowa City and his brother currently lives in the Peninsula neighborhood. He works for Blackbird Investments (part of the Dubuque Street LLC). He wants to address the question of the hotel and marketplace and how they will be able to preserve trees while at the same time proposing commercial buildings. Each issue is a piece of a puzzle that will fit into this master plan. With regards to the marketplace and the topography of that area allows for a way to tuck it within the trees with minimal invasion. Additionally with the hotels they will be building up (rather than out) again preserving the greenery and trees. Martin asked without the hotels and gas station, would the rest of the development be viable. Becker confirmed that those proposals make the rest of the project viable, specifically for the affordable housing. Freerks closed the public hearing Hensch moved to approve CPA16-00005 a Comprehensive Plan amendment to amend the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals as listed in the Staff Report. Parsons seconded the motion. Hensch noted that while listening to all the discussions and speakers he kept in his mind what is most important to the community and if all those criteria are met. (1) Infill development; yes, this project brings development to an underutilized area; (2) entrance way to Iowa City; the poor Planning and Zoning Commission July 6, 2017 — Formal Meeting Page 8 of 13 condition of Forest View currently and the impression it leaves on visitors to Iowa City will be addressed; (3) affordable housing; this development address an chronic issue in Iowa City; (4) stormwater management; while not discussed in the Comprehensive Plan it can be address in rezoning and subdivision; (5) preserving trees; the beautiful entrance to Iowa City needs to be preserved and a goal to the Comprehensive Plan can be added to maintain a buffer of trees at the entrance. Theobald agrees with Hensch, and believes this is an opportunity to create a really interesting entrance to Iowa City. Her concern is in recent developments when she has seen what was put in for landscaping she has been disappointed. This would be an area where the landscaping needs to be preserved. She doesn't disagree with commercial properties being in that area, it could enhance the area, if done correctly. She feels there are the proper steps in the future to ensure it is done correctly. Freerks stated she is not opposed to commercial either, her question is in the placement of the gas station and having it right next to residential. Additionally there is concern about the removal of trees in a commercial area. She feels there needs to be a goal added regarding preserving the terrain, greenspace and trees. Hensch agrees that 90% tree removal is unacceptable for this area (which is allowable for commercial areas) but not all trees are equal, and it is important that a tree inventory be done so that the correct species be saved. Freerks stated that Project Green would argue its more than just the trees, it's the lush green space as well. Freerks believes more detailed goals need to be added for the preservation of green space and perhaps even the stormwater management. Martin understands that at some point this area is going to be redeveloped but she hopes as a community we can all stand tall and tell our children and grandchildren of the amazing process of this really cool Dubuque Street entrance. There are amazing opportunities here and don't want to have regrets. This is a multi -facet project with many pieces. Freerks agreed and noted that there have been situations in the past that were poorly vetted and ended up being nothing like what was imagined in the beginning. Martin also stated it's not just the landscaping but also the traffic Signs mentioned that one of the items in the Strategic Plan that stands out to him was the Council's goal to proactively develop interstate entryways. He agrees that this area is a crucial piece of the community's psyche and he feels the developer knows that and knows they will be under the microscope. Signs feels that since the group of developers are part of this community they do care like the community does. Signs had some concern at first with some of what Steve Long and the others had said about trees but feels the Commission can set limits at some point in the process, wherever appropriate. When Signs thinks of the possibilities he has been using Minneapolis as a comparison. They have a lot of development in marshlands and woodlands and have done so in a beautiful way. This development group has heard all the concerns and as members of the community that do business here will want to do what is best and right to not only protect the area, but their reputations. Signs is concerned that the Commission is allowing this one piece of a 70 acre area overshadow all the good that this development is. This is one of the best conceived development ideas he has ever witnessed with the preservation of greenspace and working with affordable housing. Planning and Zoning Commission July 6, 2017 — Formal Meeting Page 9 of 13 Signs also discussed the Idyllwild situation noting that area has had a problem since development and that problem isn't the fault of this developer. Less than half of the land for this development is in the Idyllwild watershed and one-third of that is being preserved. Signs feels it is important to move forward with this Amendment and perhaps add to the motion that City Council work with Idyllwild and the developer to develop a solution. However that one issue is not enough to hold up this entire project moving forward. Freerks stated it is the responsibility of the developer and the Commission to do no greater harm. Signs agreed but noted the developer will have to meet all the run-off and groundwater criteria for their development and therefore that does not need to be a hold-up at this phase. Freerks just feels there needs to be more time to iron on the details that can be added to the Amendment for reassurances. Martin added that when Signs stated this is cooperation between developers and neighbors like he's never seen before, that actually makes her more cautious because when something appears to be as amazing as this project, it seems too good to be true. Hensch recommends adding a goal about tree preservation and woodlands specifically. He noted he is not concerned about a gas station, his concern is with the entrance on Dubuque Street and maintaining the beauty of that. Theobald is concerned with the placement of the gas station and would like to see it swapped with the hotel due to environmental issues of living/working next to a gas station. There are odor issues, not to mention noise. Martin is concerned about traffic with pedestrians and bicyclists. Dubuque Street will only get more crowded when the new high school opens. Yapp noted in the motion Staff is recommending adopting the sensitive areas inventory which shows proposed impacts and proposed preservation. Freerks said she doesn't believe that is enough. Dyer noted that making an 80 foot right-of-way is going to require more than 80 feet wide of excavation and then someplace to put all that dirt. That will create a big hole in the entryway and eliminate what is appealing there. Dyer stated that two of the votes she regrets most while being on this Commission both deal with gas stations (the HyVee gas station on North Dodge and the Benton Street gas station). They light up the whole universe 24/7 and both face residential neighborhoods. They are supposed to have buffers of plantings and all they have is grass. She does not want to see the same mistake in this location. She agrees there needs to be more specific language about preserving the existing environment along Dubuque Street. Martin feels the City and the Developer need to work together to draft language to reach the goals of the Commission. Hensch withdrew his motion, Parsons seconded the withdrawal. Hensch moved to defer the item until the next meeting so an additional goal can be drafted regarding the woodland preservation along the Dubuque Street entrance. Dyer noted the houses on Knollwood Lane may qualify as historical houses since they are mid- century modern that were created by a distinctive developer. Planning and Zoning Commission July 6, 2017—Formal Meeting Page 10 of 13 Parsons seconded the motion and concurred. Parsons noted that when he read the North District Plan there was already mention of trying to preserve the area, so would that statement remain. Yapp confirmed that would remain in the Plan. The current language discusses the scenic character of the corridor but doesn't get into the specific woodland preservation or natural areas. A vote was taken and the motion carried 6-1 (Signs dissenting). REZONING / DEVELOPMENT ITEM (REZ17-00011/SUB17-00008): Discussion of an application submitted by Arlington LC for a rezoning of approximately 1.59 acres from Medium Density Single -Family (RS -8) zone to Low Density Multi -Family (RM -12) zone and a preliminary plat of Stone Bridge Estates, Part Ten, a 22 -lot, 7.9 -acre residential subdivision located southeast of the intersection of Thames Drive and Huntington Drive. Yapp began the staff report showing a map of the location of the proposed subdivision. The existing zoning is Medium Density Single -Family Residential (RS -8), to the south is Low Density Multi -Family (RM -12) zone, and to the west is Planned Development 5, a Planned Development Single -Family. The proposed application consists of two parts; the first part is rezoning lot 147 to Low Density Multi -Family consistent with the property to the south. The remainder of the application is for a single-family subdivision, extending Huntington Drive to the northern property line and extending Thames Drive to Taft Avenue. Yapp explained that the existing RS -8 zoning does allow duplexes on corner lots and the applicant does intend to construct duplexes at the intersection of Huntington and Thames Drives and that is why those lots are a little bit larger. Yapp showed images of the proposed townhouses and lot 147 could accommodate approximately 8 townhomes that would be accessed from a rear lane. When this property was first rezoned in 2009 the City required a landscape buffer along Taft Avenue and a concept plan was adopted and Staff now requires that same concept be required. The concern at the time was someday Taft Avenue will become a major north/south arterial street and the hope is by the time that happens this landscaping will have matured and help protect the rear yards of these properties. Staff recommends approval of REZ17-00011, a rezoning of 1.59 acres from Medium Density Single Family (RS -8) zone to RM -12 Low Density Multi -family, for property located on Huntington Drive, south of Thames be approved subject to a conditional zoning agreement requiring compliance with the following: 1. The developer is required to dedicate space along Taft Avenue for right-of-way and construction easements to allow the future improvement of the arterial street; 2. Substantial conformance with the concept plan in regard to lot depths and street layout; and 3. Substantial compliance with the landscaping plan dated 10-12-09 4. Substantial compliance with the elevations submitted for two buildings consisting of 4 townhomes each. Stormwater management would be collected near the creek and directed along Scott Boulevard stormwater basin, a City regional stormwater facility. Staff also recommends approval of SUB17-00008, a 22 -lot, 7.9 acre preliminary plat located along Huntington Drive and Thames Drive. Planning and Zoning Commission June 15, 2017 — Formal Meeting Page 3 of 9 2) Prior to the issuance of a building permit, the Developer shall pay 50% of the cost of improving Rohret Road to the western city limits as determined by the City Engineer; 3) As part of a preliminary plat application for any of the property hereby rezoned, the Developer shall complete a water pressure analysis and, if necessary, design and construct the water system to include a booster pump to provide adequate water pressure. Parsons seconded the motion. Freerks noted she is not against the development but thinks the standard of the road is important and agrees it is not the developers place to have to pay for 100% of the upgrade but does believe Rohret Road needs to be on the Capital Improvements Plan. Herbert Hoover Highway and Taft Avenue are both on the Capital Improvements Plan, they are unfunded, but al least on the Plan. She is interested in recommending to City Council that Rohret Road be added to the Capital Improvements Plan. She added that the improvements to Rohret Road might be more crucial as the smaller homes in the development will have their front yards facing Rohret Road. A vote was taken and the motion passed 6-0. Theobald moved to recommend adding Rohret Road improvements to the Capital Improvements Plan. Parsons seconded the motion. A vote was taken and the motion passed 6-0. F REHENSIVE PLAN ITEM (CPA16-00005): ic hearing on an application for a Comprehensive Plan amendment to amend the North t Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. Theobald disclosed that she is part of a group that kayaks with Steve Long (from HBK Engineering) but feels she can be impartial and she and Long have not had any conversations about this item. Yapp began the Staff report showing an outline of the area proposed for the Comprehensive Plan Amendment and also the proposed land use map. He noted at the Commissions work session on June 7 they asked for additional information on this item. The applicant is ready to report the answers to the information requests however Staff has not had a chance to review the information in any detail. Yapp also noted the Commission received correspondence from the Idyllwild neighborhood but again Staff has not had time to fully review and react to that as well. Staff has no additional presentation for the Commission at this meeting but invites the Applicant the opportunity to review their materials. Freerks noted it is unlikely the Commission will act on this item this evening as they need to Planning and Zoning Commission June 15, 2017—Formal Meeting Page 4 of 9 hear the information the Applicant has this evening and give Staff time to review all the new information. She explained that Comprehensive Plan Items can sometimes move slowly as a lot of information needs to be collected and reviewed. She stated they welcome public comment if there is something new and relevant to add (that wasn't discussed at the previous meeting) but wanted to warn the public that no decision would be made this evening. Freerks opened the public hearing. Steve Long (HBK Engineering) began by reiterating there was a good discussion at the June 1 meeting and the Commission heard from the Applicant and residents of the area. He has brought some of the team again to this meeting if there are questions about the wetlands, stormwater or road design. Freerks noted there was the list of questions that was presented at the work session on June 7 and will read through the information the Applicant has submitted to answer those questions and will be better prepared at the next meeting for follow-up questions. Brian Boelk (HBK Engineering) wanted to quickly give the Commission a little insight on one of the exhibits they will see in the packet of information they were given. He pointed to an aerial map of the Amendment and said it was based on the project limits of the development and what the Comprehensive Plan Amendment is addressing in itself and also on the Idyllwild Diversion Drainage report as done by Howard R. Green through the City of Iowa City. Jason Reichart also gave the Commission more information on that study during the work session. Boelk explained what they wanted to address was the comments from the Idyllwild memo in regards to the 110 acres of drainage coming down. The yellow line on the exhibit is the project limits as defined by North Dubuque LLC, the purple line is the drainage basin (watershed area) as defined by the Study by Howard R. Green which is defined as 78 acres (not 110). Therefore he asks the Commission to focus on the purple area within the yellow line because that is the area of the proposed future development that would be the area that would drain to the Idyllwild watershed drainage area. Boelk stated the cross -hatched blue portion is the preservation that they have already shown and denoted as preserved woodlands in its existing conditions. Additionally other trees in other areas of the development would also be preserved, but this cross -hatched blue area is definite preservation. The table on the bottom of the exhibit shows the 78 acres of watershed north of Foster Road and that 37 acres of it are in the Forest View development and 11 acres of that are preserved so that only leaves about 27 acres of watershed drainage area for the Idyllwild watershed that could be developed. The areas in the northwest corner and areas where the proposed hotel will be are not in the Idyllwild watershed drainage path. The black lines on the exhibit show the overlay conceptually proposed improvements. Freerks noted her concern about the woodlands and how the stormwater management can be maintained together. Judy Joyce (903 Walker Circle) is the owner of Earthview Environmental is working with the Team on the sensitive areas and the stormwater management and how to incorporate that stormwater management into the natural areas. In the packet distributed to the Commission this evening there is an exhibit with a bunch of different pictures of an area in Coralville where they have incorporated some of the stormwater BMPs directly into the woodlands. Joyce stated this is one of the practices they are looking at, the nice benefit to this practice is not only does it address stormwater management but also stabilizes ravines. So in developments where you Planning and Zoning Commission June 15, 2017 — Formal Meeting Page 5 of 9 can see ravines eroding and caving in with infrastructure (houses or garages) starting to fall into the ravines, this practice stabilizes the ravines so that won't happen. It will look very natural as it progresses throughout the years with native vegetation and incorporate into those woodland areas. Freerks asked if Joyce anticipates there would need to be tree removal in order to make this happen. Joyce explained that a lot time where the ravines are that is not where the best trees are, and likely the trees are falling into the ravines. Therefore there may be some tree removal but they would not be the higher quality trees that are usually away from the ravines. She added in this case they were able to incorporate the sanitary sewer which went up the ravine and they built the structure on top of where the sanitary sewer was. So they were in an area where the trees were already being removed for another purpose and were able to incorporate that in to minimize woodland impacts. Joyce added if they look at the wetlands delineation report it shows photos of the different wetland areas and the wetland area is in the low area in the center of the ravine. It looks like trees from the aerial but it is really overhang. Freerks asked if they have met with the Corp of Engineers. Joyce stated they did meet with them in March and walked the site and they gave preliminary indication that they were going to accept the wetland delineation, but until they actually know what they will be specifically impacting they do not review the permitting process. They are waiting to they know what they will be proposing for impacts. In the meantime they have requested a formal jurisdiction determination to be done and that should be complete in 30 days. Boelk added that looking at the future proposed use the area in which they would handle stormwater management would also be underground detention under parking lots and pavements. This would be similar to what was done at the HyVee on Dodge Street where there is piping and retaining water underneath the pavement. Ivan Hall (14 Idyllwild Court) stated he attended the Commission's work session and thought the conversation was outstanding but his concern was one of the main points was that the developer communicate and work with the surrounding communities so that when something came in there was a best attempt of reaching middle ground or full understanding. The Idyllwild neighborhood has not received anything, not even a phone call, which is disturbing for the neighborhood. There is development coming in and abandoning their community in a sense. Freerks noted the Commission did not receive the documents from the Applicant until this evening. Hall acknowledged that the Commission was handed something but there was no attempt to contact the Idyllwild neighborhood and they do have concerns. Hall stated he would like to have what was given to the Commission be made available to the public and that the Applicant should be made aware of the Commission's concern about better communication. Hall feels what the Applicant has worked on is necessary but Hall does not believe it is sufficient to meet the Commission's working session objectives. He also feels there needs to be more analytics and the choices and design criteria have to be sorted out. There is a way to model this and the Applicant has to take the time to do it and make sure they have the complete information. Lastly, Hall noted at the working session there was discussion about not taking down any trees along Dubuque Street and to protect those in a wide swath and don't impact the ditches. The current submittal doesn't reflect that design goal. Planning and Zoning Commission June 15, 2017—Formal Meeting Page 6 of 9 Freerks noted that she has not had time to fully review the meeting minutes and feels those should go to City Council as preliminary so the Commission has time to review them in detail. Kurt Kimmerling (33 Trevose Place) is representing the Idyllwild Condominium Association noted they submitted yesterday a packet to the Commission. The purpose was to point out a couple of things that haven't been spoken about concerning their flood mitigation efforts which drive stormwater flow. They have built a 100 year plus 6 inch berm along Taft Speedway. That berm defends the Idyllwild property against a 100 year flood on the Iowa River. To defend that flood they have slew skates along the berm that they must shut when the river is high. That then creates a bit of a problem on the stormwater side, because then no stormwater above them can flow to the river through the Idyllwild property. This causes a lot of problems because they need to pump that water over the levee that they built into the river during those kinds of high river high rainfall conditions. The engineers say that occurs 0.2% of the time. With the current situation they need to pump about 3000 gallons per minute of water assuming a 100 year rainfall event over the 110 acres they drain above them. All of this assumes the conditions as they currently are, any changes contemplated by development to the north require Idyllwild to go back to their engineer (Hart Frederick of Tiffin, Iowa) and rework calculations that drive pump size, how it's powered and serviced during flood conditions. That will all be done at the expense of the Idyllwild Condominium Association. Kimmerling said they would also like to comment on questions and answers regarding reductions of stormwater runoff from undeveloped versus developed land. Those numbers speak to the rate of flow, not the volume. Developed lands necessitate the removal of trees and green space and adds impermeable services like parking lots, roofs, and streets. That creates more stormwater runoff, the water doesn't disappear unless it evaporates into the air so it has to go somewhere. In the case of all the land north, it comes through Idyllwild. Therefore Idyllwild will have to pump more water over longer periods of time during slew skate closure and necessities the development of different flood mitigation, different pump configurations and different fueling options to operate the pumps over a longer period of time. For more clarity on stormwater and mitigation on Idyllwild they suggest the Commission read the Taft Speedway Study that was completed in 2010 by the City of Iowa City and the Idyllwild Stormwater Drainage Diversion Project completed in 2016 by the City of Iowa City. In closing, Kimmerling noted that Zoning & Planning has some general goals in place and he is sure they want to improve the livability of citizens in Iowa City (like Idyllwild residents), he is sure they want to ensure their safety and security and he is sure they will make recommendations to City Council on how the North District development goes forward. Kimmerling requests they make recommendations that include Idyllwild's situation whatever that may be. It should include a diversion project, they need to be able to shunt water away from Idyllwild in certain conditions when there are high river conditions on the Iowa River and they have to shut their slew skates. He stated it will be impossible for Idyllwild to deal with this situation without some help on diversion projects, and perhaps even some help on things like pumping systems and pumping stations. Hektoen pointed out that in Mr. Kimmerling's correspondence that was sent to the Commission it stated that Council rejected the Taft Speedway Study and she noted there were a number of items Council did take into consideration when making their decision and she will provide the Commission with a memo summarizing those considerations. Jeffrey Maxwell (3011 Sierra Court) is part of the development team of North Dubuque, LLC and wants to acknowledge his appreciation for what Kimmerling and Hall are talking about and are Planning and Zoning Commission June 15, 2017 — Formal Meeting Page 7 of 9 concerned about. From the development team, Maxwell's role is as the ditch digger. He works with the City of Iowa City on a number of underground utility projects each year, he is not a civil engineer nor a geotechnical engineer, but would like to offer to both Hall and Kimmerling to be their liaison, as well as the Commission's or City Engineers. When the development team comes in wearing suits and ties it's important to remember there are other members who are the nuts & bolts of the team, Maxwell is the nuts & bolts. He is a community member that has the Forest View community as his number one priority as the Cole's have demonstrated their history and he is synchronized with their wishes. Maxwell has been a ditch digger in this community for 35 years and is very proud of this community and has every intention of being a good partner with not only the Forest View Community, but the City, his partners, and especially the neighbors. Maxwell stated he will become great friends with Hall and Kimmerling because when they have a question Maxwell will be happy to answer. This is the making of one of the most wonderful projects for Iowa City and are anxious to work with the neighbors and calm any concerns. Maxwell noted there has to be some caution, Boelk did a good job recognizing how many acres the North Dubuque LLC project will impact to specifically the Idyllwild area, it was a good graphic and very detailed. The one thing the development cannot do is be responsible for anything that has been prepared and calculated in the past. So understanding Howard R. Green's drainage plan, and their flood mitigation information that they have done for the City of Iowa City, the engineers will have to review that and determine if there are any weak links who is responsible for correcting them. Maxwell noted that what his team will do in Forest View may not be an answer to all the Idyllwild problems, the river has been there a long time, the flood wall, mitigation, the backflow prevention equipment that has been installed he is not privy to how that was all designed. Maxwell just wants to create an understanding with Kimmerling and Hall so they can relay to their community they will all move forward together cautiously and accurately. Freerks thanked Maxwell for working as a liaison and keep the conversational lines open. Laura Hawks (1710 East College Street) is a landscape architect in Iowa City and has worked since 1999 with Project Green. Hawks was hired in 1999 by Project Green to work on North Dubuque Street and at that time she worked very closely with the City Engineering Department to work out issues with erosion (mostly along the east side of Dubuque Street) and also to remove plant material that had been planted in the early 70's by Project Green. They also added new plant material that would harmonize with the existing parkway. During the steering committee meeting they came up with a couple added concerns (to add to the concerns that she spoke about on June 1). One concern is the intersection at North Dubuque leading into the new subdivision development. Another concern is the commercial development along the west side of North Dubuque. They are worried about more commercial development suddenly happening along the east side of North Dubuque and if that lighted and controlled intersection will open the door for additional commercial development. An added item is they wanted to be sure that Planning & Zoning Commission was aware of the fact that they have funded a lot of landscaping and maintenance of North Dubuque Street since the 70's. Since 2006 they have actually maintained that parkway all the way down to Park Road. Ivan Hall (14 Idyllwild Court) stated his appreciation for Maxwell to offer to be a liaison but Hall has the technical skills to deal with the design drivers and constraints. He noted they must be realistic on what the design discretion is moving forward. Technology is good and if technology works they will grab it, but Hall would like to be involved in the design, analytics, and trades and then they can all agree to disagree or they might find him helpful. If he were part of the team he could assist with system engineering. Idyllwild is very vested in this project and with the Taft Planning and Zoning Commission June 15, 2017 — Formal Meeting Page 8.of 9 Study there were lots of politics involved but no benefit other than the stormwater study that happened six or seven years later. If Idyllwild would endorse what the development team turns in it will save a step and bring the best information forward. Freerks closed the public hearing. Parsons moved to defer CPA16-00005 to the July 6, 2017 meeting. Theobald seconded the motion. Hensch is in favor of the deferral as it is very important for the Commissioners to have time to review all the materials that are trickling in and also get Staff's input. A vote was taken and the motion passed 6-0. CONSIDERATION OF MEETING MINUTES: JUNE 1 & JUNE 7. 2017 Signs moved to defer approval of the meeting minutes of June 1 & June 7 for further review. Theobald seconded the motion. A vote was taken and the motion passed 6-0. PLANNING AND ZONING INFORMATION: None. ADJOURNMENT: Parsons moved to adjourn. Theobald seconded. A vote was taken and motion carried 6-0. MINUTES PLANNING AND ZONING COMMISSION JUNE 7, 2017 — 5:15 PM — WORK SESSION EMMA HARVAT HALL — CITY HALL MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: Mike Hensch STAFF PRESENT: Sara Hektoen, Bob Miklo, Jason Reichart, John Yapp CALL TO ORDER: Freerks called the meeting to order at 5:15 PM. COMPREHENSIVE PLAN ITEM (CPA16-00005): Discussion of an application for a Comprehensive Plan amendment to amend the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas surrey, and add certain housing, transportation and design goals. Reichart (City Engineer) gave an overview of the stormwater project. He began with a brief history, starting with the flood. In January 2009 the City hired Stanley Consultants to complete a feasibility study of flood mitigation projects around the City. There were some concerns from residents, which generated the Taft Speedway study. They looked at the feasibility and flood mitigation of Taft Speedway and Idyllwild areas. This study looked purely at river flooding and the Council chose to not move forward with Staff's recommendation of flood mitigation in that area but did choose to move forward on a recommendation from that study which led to the Idyllwild Drainage Diversion Study. That study essentially looked at drainage of the area north of Idyllwild which is approximately 78 acres. It also looks at rainfall events, runoff coming from those 78 acres into the Idyllwild area and how it impacts the existing storm sewer system. The study identifies deficiencies in the existing system and gives potential recommendations as how to address these deficiencies. In the study it states that in the undeveloped state there is a lot of runoff flowing through Idyllwild and recommends the diversion. Reichart believes the Staff recommendation will be the drainage swale along the road to allow the stormwater runoff to bypass Idyllwild but will still allow low -flow to go through the ponds to maintain water quality in the Idyllwild stormwater management area. Yapp asked when that project is funded. Reichart stated the project funding was provided in 2016 and they have $450,000 in the budget to move forward with the recommendations. They currently have a Request for Quotes out for design of the stormwater diversion project and then hope to begin construction in 2018. Freerks asked if Reichert could comment on how he feels this proposed development might affect the stormwater diversion plan. Reichart noted that in the study they did look at a conservative estimate of development to the north in the 78 acres and did cursory stormwater Planning and Zoning Commission June 7, 2017 — Informal Meeting Page 2 of 6 runoff counts. Without an actual plan or design there is no way to accurately measure that but they do state in the undeveloped state it would be four cubic feet per second flowing through. The City's stormwater management requirements have to limit that to 0.15 cubic feet per second so it would be a significant reduction. Reichart stated during the subdivision phase of development the applicant will have to submit all those counts and calculations to be reviewed and they must meet those stormwater requirements. He said the diversion will help, the applicant will only be required to manage the excess from a 100 year storm and the diversion will help with any excess runoff that may happen to enter Idyllwild in those larger storms. Martin asked for clarification on the undeveloped stage and Reichart stated undeveloped is how it exists today. Martin asked when any land is developed, does that make the water runoff harder to maintain or easier. Reichart said it depends, when they look at runoff, they base the calculations on the type and amount of ground cover, so the more permeable surface there is the more infiltration there will be, the more impermeable the more runoff. So if a development has a lot of roofs and pavement there will be more runoff that will need to be handled. Martin asked if the diversion would help that. Reichart said the diversion project is to help the situation in the present state as there are currently deficiencies identified. Signs stated he is understanding that the new development then would have to meet the requirement of a maximum of 0.15 cubic feet per second. Reichart confirmed that is correct. Freerks noted that Staff had passed along to the Commission a letter from some neighbors and a copy of the Idyllwild Drainage Diversion Study. She stated she wants to use this work session for the Commission to give Staff a list of question/concerns so Staff can prepare answers for the next meeting. Freerks began by asking her questions. 1. When the wetlands determination will come back from the Corps of Engineers. 2. With regards to the replacement housing, has the tax credit been secured? If not is there a backup plan? 3. She would like to see a map overlay of the sensitive areas and stormwater management area and would like more information on how those two things can overlap and how there can be credit for woodlands and have stormwater management in the same area. Would the woodland area need to be expanded in order to maintain the numbers at a 50% level. 4. She noted her concern about the Highway Commercial and having a gas station in the area. How will that really protect and enhance the District's unique characteristics along that corridor, which is a concern and requirement for that District. She added that perhaps instead of a 20% reserve of trees in that area it should be more like 50% to minimize the impact. Martin asked about the percentages, if the Commission requires the percentage to be higher and the developer takes the trees down anyway, what is the repercussion? Hektoen stated that would be stated a conditional zoning agreement for the correct impact, putting it in the Comprehensive Plan forecasts or sends a message that it is the goal but does not have the force of law. Freerks agreed however feels if it is mapped in the Comprehensive Plan as Highway Commercial a stipulation should be included. Martin commented that she felt the Commission discussed this same issues years back when they were doing some zoning at the Dodge Street exit and maintaining the unique Planning and Zoning Commission June 7, 2017 — Informal Meeting Page 3 of 6 characteristics of the area. Freerks stated it is in the Comprehensive Plan now, but if they amend the Comprehensive Plan the need to make sure they note the desire to protect and enhance to City's entrances. 5. With regards to traffic, Freerks asked if engineers looked at the proposed new intersection with Dubuque Street. Yapp noted that it is within regulations, and noted that again this is all at a Comprehensive Plan conceptual level. Freerks is concerned with Hancher and sporting events what the impact will be to add another light on Dubuque Street. Yapp noted the signals will all be interconnected (at the ramps, this intersection, and the intersection at Foster Road). Signs asked if there has been any discussion about connecting the new road into Foster Road rather than intersecting onto Dubuque Street, which is what is in the current Comprehensive Plan. Foster Road has been improved significantly. Yapp stated that upon full build -out, if this development happens, a second, separate, access to Dubuque Street is strongly recommended otherwise it would overload the Foster Road/Dubuque Street intersection. Yapp noted it is also important for distribution of traffic, to help balance those traffic volumes, especially as secondary access from the larger Peninsula area. 6. Freerks was curious about the grading along the new Dubuque Street interchange, and how much grading will be needed. It appears to be very steep there and possibility quite a bit of dirt will need to be removed to create that access point. 7. Freerks feels there needs to be more thought on the tree preservation, especially along the unique corridor the City wants to preserve. Theobald requested an inventory of what trees are in that location. Yapp noted the City typically does that in the public right-of-ways but not on private property, he would have to find out the Forestry Departments workload. Dyer asked how much of the property is public right-of-way. Yapp showed on the concept plan map a red line that shows approximately where the right-of-way is located. 8. In the discussion of entering Conditional Zoning Agreements in the future and controlling design Freerks would be interested to know what the applicant has in mind and examples of designs (materials, etc.). 9. She shared her concern regarding stormwater and how it travels and wants to make sure no greater harm will be done before making this big change in the Comprehensive Plan. The combination of maintaining woodlands and natural space along with stormwater management is difficult to see how it can be achieved. Dyer asked if the change in the Comprehensive Plan designate the desirable uses, like for a hotel or gas station. Yapp replied that the change in the Plan would be vaguer than that, the land use map would identify Highway Commercial/Neighborhood Commercial land uses and then the text of the Plan could be more specific about what is desirable or not desirable. Dyer stated her concern is a gas station in that location. She noted the two most recent gas stations (HyVee at north Dodge and Kum & Go on Riverside) are adjacent to residential and they are like beacons in the night. Signs shared his comments/observations noting that one of the basic challenges they as a community have to look at is where there is space left to grow. By looking at the map, this Planning and Zoning Commission June 7, 2017—Informal Meeting Page 4 of 6 conflict of natural areas will happen in a lot of places. As a whole there needs to be a balance of how to grow and yet keep natural areas. He noted the Comprehensive Plan states a desire to proactively develop interstate entryways to the community. Iowa City has two entryways (three if you count Herbert Hoover Highway) so there is a limit on where the development can happen. He struggles with all the development that is going on elsewhere and is concerned that they not scare away development opportunities in Iowa City. He believes everyone would agree the City needs to grow its tax base, especially as Federal and State resources continue to dwindle. Signs is very involved in affordable housing and trying to find places in Iowa City to put affordable housing is very difficult. So if this area can have affordable housing, some commercial, and be an attractive entryway how can that be accomplished. He noted he is a tree person and spent six years working at an environmental non-profit and likes to see trees and woodlands and natural areas. The struggle is the balance and emphasis does need to be placed on the trees along Dubuque Street and the interstate entryway. Within the development it appears they have done a good job avoiding some of the major sensitive areas and ravines. Freerks doesn't see how the preservation of trees will be doable with the need for the stormwater retention area and therefore needs to be shown how the two can be achieved. Signs agreed but noted there are a lot of techniques that can be used beside just stormwater retention basins. Signs is frustrated about the conversation regarding the secondary access, and while it is a great idea it seems as if that should have been covered when the Peninsula was being developed. If it is so critical to have that secondary access, why wasn't it built at that time, rather than using that as a reason to support this project when this project should stand on its own. Parsons noted that perhaps the circumstances have changed because of the 2008 flood. Signs stated it is his understanding they talked about secondary access from the get -go, the plan was to put a bridge across over to Coralville but never seriously explored. Parsons noted that still wouldn't work because abridge would likely be closed during a flood event as well. Yapp confirmed that a bridge across to Coralville was never seriously considered. Martin added that it was her understanding that after the flood the Peninsula was invited by the City to have a conversation about secondary access and they declined. Yapp doesn't believe that is correct, and best to just deal with what is happening now. Signs agreed and reiterate this is why what they as a Commission does now is so important to the impact of the future. Signs mentioned that specifically with the hotel and gas station, he knows the residents that live close by were not happy with living next to a gas station. Therefore it seems an easy thing would be to move the boutique hotel down to that are and have the gas station north of the access street. Signs also mentioned that at the last meeting a lot of attention was given to the relocation plan and wanted to say it appears to be an amazing product that the developer and the residents have worked through and resulted with and it doesn't negate any of the other issues that are needing to be resolved. Dyer agreed but noted it is likely the other aspects of the plan are necessary to be able to finance the low income housing relocation plan. Martin asked if this Comprehensive Plan Amendment happens is there a guarantee the relocation plan has to be implemented. Hektoen stated that is why the goals Staff recommended adding to the Comprehensive Plan are not as specific as just adopting the Planning and Zoning Commission June 7, 2017 — Informal Meeting Page 5 of 6 developers plan and incorporating it into the Plan. It again would be more relevant at the Conditional Zoning Agreement level. The relocation plan has been provide and Staff has extrapolated from it the material terms and added them to the draft of the recommendations for the Comprehensive Plan Amendment. Staff is not recommending that the relocation plan be incorporated into the Comprehensive Plan. Freerks noted that is why she asked what a backup plan would be if this relocation plan is not achieved. Freerks noted that she is honing in on finer points but also looking at this globally and how the pieces of the Plan come together. Signs asked if the requirements or specifications around the affordable housing piece be part of a Conditional Zoning Agreement. Yapp stated the Staff recommendation is it would have to be part of a Conditional Zoning Agreement as part of any first phase of development. Freerks stated she is not opposed to commercial along the interstate, but it is important to take caution with what is put there and where it is put and the effect on neighbors. Signs agreed but wants to make sure it won't end up as a Coral Ridge Avenue type exit. Miklo noted that it might be difficult to have all the questions answered and addressed by the next meeting so perhaps a discussion with the applicant to defer will be needed. Dyer noted that it seems that they are changing the Comprehensive Plan to accommodate changes of circumstances but the circumstances haven't already occurred. Signs agreed that one of the criteria for a reason to change the Comprehensive Plan is because there is an owner that wants to develop the area. Yapp agreed that is a factor. ADJOURNMENT: Parsons moved to adjourn. Martin seconded. A vote was taken and motion carried 6-0. Planning and Zoning Commission June 1, 2017—Formal Meeting Page 5 of 24 of improving Rohret Road to the western city limits as determined by the City Engineer; 3) As part of a preliminary plat application for any of the property hereby rezoned, the Developer shall complete a water pressure analysis and, if necessary, design and construct the water system to include a booster pump to provide adequate water pressure. Theobald seconded the motion. Hensch agreed with Freerks on the concern that Rohret Road would not be completely developed with this project. Freerks asked about Commission input to capital improvements and perhaps this is a time to review the proposed capital improvements and add suggestions to present to Council. Signs agreed that it is a concern, potentially a middle ground would be to have the street paved fully through the final street connection. Freerks agreed with that idea. Theobald also agrees with the concerns regarding the street improvements and adding 80 additional homes to the area. Hensch asked if anyone was aware of the current traffic count on Rohret Road. Miklo does not have those numbers but could get them to the Commission by the next meeting. Parsons also stated a concern about approving this large of a development without improving the roads to accommodate all the traffic. Martin questioned the reason for deferring, noting that even if a conversation of adding road improvements to the Capital Plan doesn't necessary deal with the situation at present. Freerks stated she feels that this plan to build 80 homes and not improve the road is not in the best interest of the community. If the Commission defers, perhaps that can lead to a negotiation to at least extend the road improvements to the end of the final street of the proposed subdivision. Signs suggested deferring this item. Hensch withdrew the motion, in favor of deferring. Signs moved to defer REZ17-00009 until the next meeting. Theobald seconded the motion. Signs asked to see the preliminary plat and concept at the next meeting as well. Hensch also requested that the Good Neighbor Meeting minutes be distributed to the Commission. A vote was taken and the motion carried 6-1 (Martin dissenting). I COMPREHENSIVE PLAN ITEM (CPA16-00005): A public hearing on an application for a Comprehensive Plan amendment to amend the North Planning and Zoning Commission June 1, 2017—Formal Meeting Page 6 of 24 District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. Yapp stated that North Dubuque, LLC owns approximately 70 acres of property west of Dubuque St, south of Interstate 80. The western portion of the property includes 1 single family home, the central portion. includes Forest View Mobile Home Park, and the eastern portion includes several other single family homes. The co -applicants, North Dubuque LLC and the Forest View Tenants Association, are requesting the adoption of a land use map and certain housing, transportation and design goals for the 70 acres. Yapp explained that with a Comprehensive Plan Amendment the Commission is tasked with two criteria: 1. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. 2. The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plans or other amendments thereto. Yapp showed a map of the existing North District Plan identifies the Forest View Mobile Home Park as 'multi -family residential,' and most of the remainder of the area as 'conservation design' and 'single-family/duplex residential.' The frontage along the west side of Dubuque St is identified as 'Large lot/ Rural Residential.' Yapp showed a map of the applicant's proposed land use plan, for the central and southwest portions of the property, the Applicants have proposed amending the Map from 'conservation design' and 'single-family duplex residential' to Low -Medium Mixed Residential (8-13 units per acre). The south central portion of the property is proposed as the new neighborhood for residents of Forest View. For the northwest portion of the property, the applicants have proposed amending the Map from 'sing le-fam ily duplex residential' to Multi -Family Residential (8-13 units per acre). The northern part of the property, the applicants have proposed amending the map from Multi -family residential (existing Forest View Mobile Home Park) to Highway/Neighborhood Commercial and the east portion is also to be Highway/Neighborhood Commercial. Yapp stated that the applicants' submitted a concept plan that reflects a future Forest View Neighborhood in the central section of the property, office and mixed-use development along the south side of Interstate 80 with hotels and a small market along the Dubuque St frontage. There then would be townhome development to Mackinaw Village transitioning at the northwest portion of the property to a retirement village, multi -family apartments, and multi -family condominiums. Yapp reviewed the Staff Report, noting that regarding the Land Use Map a Change in Circumstances for the area is that since the North District Plan was adopted in 2001, over 500 new homes have been constructed in the Peninsula, Elk Run condominiums and Mackinaw Village including a mix of single-family and multi -family housing. Those areas are largely built out at this time. Other uses have been established including the Thornberry Dog Park and commercial and office uses. The Interstate 80 / Dubuque Street interchange has been improved and the Dubuque Street elevation and Park Road bridge replacement project is underway. With regard to Public Interest, the proposed development would provide a second means of access to the Peninsula and Mackinaw neighborhoods. The homes in Forest View Mobile Home Park were constructed prior to the National Manufacturing Housing Construction and Safety Standards Act of 1974. Planning and Zoning Commission June 1, 2017—Formal Meeting Page 7 of 24 Yapp noted that the existing North District Plan has as a Housing Goal to maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes. It has a Commercial and Institutional Uses goals to enhance commercial diversity and activity by encouraging a business mix that provides goods and services to satisfy neighborhood needs. Focus commercial activity in existing nodes along major arterial streets and discourage strip commercial development. The applicants have submitted a Sensitive Areas Inventory map which Staff proposes adopting as part of any Comprehensive Plan Amendment. The map was prepared by Earthview Environmental, who conducted surveys of the property and delineated the wetlands. While this Inventory should be considered a broad and general, it does reflect general conformance with the City Sensitive Areas Ordinance. Yapp pointed out areas on the map that would be preserved (light brown color) and those areas that would be disturbed (green colored) and it would generally meet the requirement to preserve 50% woodlands for residential development. Yapp pointed out on the map an existing gas pipeline easement. The applicants' Sensitive Areas Inventory is more detailed than information in the current North District Plan. The current North District Plan emphasizes providing for parks, trails and open space, and conservation design. With regards to Housing Goals, the south central portion of the property will become a new neighborhood for residents of Forest View Mobile Home Park. The western portion of the proposed development will transition from the Mackinaw Village neighborhood, with townhomes transitioning to higher densities further north from Mackinaw Village. North of Flint Drive, the applicants state that senior living and other multi -family buildings are proposed. The North District Plan currently states to "Maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages". Regarding the Change in Circumstances, Yapp stated the majority of homes in Forest View Mobile Home Park were constructed prior to modern safety standards. The age, and ongoing maintenance needs of the mobile homes is becoming more of an issue. The near build -out of the Peninsula neighborhood and nearby infrastructure improvements do make the property more ripe for development than when the North District Plan was first adopted. Regarding Public Interest, recreating an affordable community as outlined in the proposed relocation plan is consistent with North District Plan and affordable housing goals. Yapp briefly outlined a proposed Relocation Plan that was included in the Commissioner's packets. All residents of Forest View Mobile Home Park who are residents on the day the Conditional Zoning Agreement is signed will receive relocation assistance. There are two types of replacement housing available, one type is single-family homes that the owner intends to construct and finance through low income housing tax credits with rents proposed at $310 per month and would increase at 2% per year. During the first 15 years tenants would accumulate equity on a principle of a loan amortized over 25 years. After 15 years, as proposed in the relocation plan, tenants would have the opportunity to purchase the home for an estimated price of $42,000. Alternatively they could continue to lease the home and cash out the equity. The second type of replacement housing is a cash assistance of $7,200 and is available to residents who are not income eligible to move into the housing tax credit project or to residents who chose to not move into the project. The owner is also proposing to provide all residents with advisory services which includes aid in paperwork, preparing to be homeowners, and moving Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 8 of 24 assistance. Staff does not recommend adopting the Relocation Plan as part of a Comprehensive Plan Amendment but does recommend adopting the material items into any future Conditional Zoning Agreements. Residential land uses are proposed at higher densities than the current North District Plan. The North District Plan goal of "providing opportunities for new housing development that complements existing neighborhoods ... " which Staff feels is important in terms of how the proposed development transitions from the existing neighborhoods. Staff recommends the following Housing goals: a) Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b) Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. Yapp continued by discussing the Neighborhood/Highway Commercial Use the North District Plan states "It is a policy in the Comprehensive Plan to create and maintain attractive entrances to Iowa City. Dubuque St has long been recognized for its scenic character, views of the Iowa River, and woodlands and open space transitioning into the Northside neighborhood and downtown Iowa City. Discouraging changes in land use that might result in the degradation of the scenic qualities of the corridor will also protect the Dubuque St corridor." The main change in circumstance is the growing population in the larger Peninsula neighborhood, and the professed need for neighborhood commercial to serve this population. Staff notes that the other change in circumstance which makes commercial development more feasible is the recent upgrades to the Dubuque St/ Interstate 80 Interchange. The North District Plan includes a goal to "focus commercial activity in existing nodes along major arterial streets". The City Council has adopted a Strategic Plan goal to 'Proactively seek opportunities to facilitate development of our interstate entryways in a manner consistent with this strategic plan". The North District Plan discourages changes in land use that would result in the degradation of the scenic qualities of the Dubuque St corridor. Staff recommends that any Comprehensive Plan amendment include as a goal the need for a Conditional Zoning Agreement to address maintaining the scenic qualities of the Dubuque St entranceway. Yapp then showed the conceptual images the applicant submitted showing the Dubuque Street entranceway, the proposed new intersection, and a proposed hotel. Regarding transportation a new public street is proposed (Forest View Drive) that would connect Dubuque Street to Algonquin Road as well as Laura Drive. The proposed alignment would provide a secondary access/egress from the Peninsula area, which was evacuated during the Flood of 2008 because the single access road, Foster Road, was flooded. So even though the homes in the Peninsula and Mackinaw neighborhoods were not flooded, Foster Road was flooded and that is the only access to that area. Forest View Drive is proposed to connect to Dubuque St with a new intersection, turn lanes and traffic signal. The applicant has submitted a preliminary traffic study which demonstrates a need for a traffic signal and turn lanes at the proposed intersection. The traffic study also supports the access to Dubuque Street primarily Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 9 of 24 due to the need to reduce traffic volumes at Foster Road and the need to distribute traffic. Yapp acknowledged that in the existing North District Plan it does call for a new east/west street from Laura Drive to the east side of the Mackinaw Village subdivision. The applicant is proposing something similar, but the new street would be along the south side of Interstate 80 and connect to Algonquin Road and have a new access to Dubuque Street. The North District Plan states "Development of this area has been limited due to the lack of adequate streets, water and sewer service". A Change in Circumstance is there is now a property owner willing to install the necessary infrastructure, in a slightly different road alignment than the North District Plan, and has proposed a new access point to Dubuque Street. Creation of new east -west road is identified in the current North District Plan. The new street will provide a secondary access and relieve the necessity to evacuate the larger Peninsula area during major flood events and better distribute traffic. The creation of a new signalized intersection with Dubuque St is consistent with general goals for safe, efficient intersections where traffic volumes support the need for signalization. In summary, Yapp stated the applicant's proposal does provide for: • The creation of replacement affordable housing and a commitment to the Forest View Relocation Plan; • Provision of a secondary access to the larger Peninsula neighborhood; • Creation of diverse housing types for a variety of households; • Providing commercial and office development opportunities at an existing highway interchange; and • A commitment to maintain the scenic qualities of the Dubuque St entranceway through conditional zoning agreements. Yapp noted the most significant changes to the current North District Plan include the introduction of commercial land uses west of the Dubuque St and south of Interstate 80, and the introduction of multi -family housing north and east of Mackinaw Village. Staff recommends approval of CPA16-00005 an addendum to the North District Plan, to: A. Adopt the land use map dated April 12, 2017 B. Adopt the Sensitive Areas Inventory dated April 5, 2017 C. Adopt the following goals: a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b. Housing Goal: Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. Planning and Zoning Commission June 1, 2017—Formal Meeting Page 10 of 24 c. Commercial and Institutional Uses Goal: To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque Street must adhere to strict design guidelines imposed through a Conditional Zoning Agreement. Such design guidelines will address building facade and materials, sign placement, setbacks from the street, screening and tree preservation. d. Transportation Goal: Upon redevelopment of property west of Dubuque Street and south of Interstate 80, access to Dubuque Street for south -bound traffic north of Foster Road may be allowed provided that the access point/ intersection is designed to accommodate anticipated traffic volumes from the developing area west of Dubuque St, south of Interstate 80. Yapp also mentioned some public input has been received regarding stormwater management, and as part of this Comprehensive Plan Amendment, while the applicant has taken a preliminary look at stormwater management, it has not been designed into the concept plan shown tonight or that was received in the Commissioners' packets. Stormwater management will be required upon any development proposal. Hensch asked with other Comprehensive Plan Amendments done in the past has stormwater management ever been one of the goals. Yapp is not aware of any case where that has occurred because it is required according to City Ordinance at the time of development. Hektoen added that until an applicant has a project designed they do not go into that type of detail. Freerks understands that but also feels that it is in everyone's best interest to know that the outcome is achievable before a lot of other time and money gets placed into the project. Before she is comfortable making these changes to the Comprehensive Plan and giving it the green light, stormwater management is a question that needs an answer. Freerks opened the public hearing. Steve Long (HBK Engineering) is working with the owners/developers on this process. Long also introduced Jimmy Becker (Developer, Blackbird Investments), Margarita Baltazar (President of Forest View Tenants Association) and Rafael Morataya (Executive Director Center for Worker Justice) whom have also been working with Long on this proposal for over a year. Long represents Forest View and North Dubuque, LLC who are the owners of the land and consist of Kevin Munson (Iowa City), Jeff Maxwell, Ed and Chard Cole and Justin Doyle (Blackbird Investments). Long stated this is a very long and complicated process. The Cole family owned Forest View Mobile Home Park for over 20 years and have had numerous people approach them to redevelop the area. Because they have lived in Forest View Mobile Home Park as well as owned it they know it really is a community in the true sense. It is an affordable place to live where neighbors help each other out. Cole passed on many offers until the right developer came along that would also care about the future of the residents. The team of North Dubuque, LLC was formed and immediately partnered with the residents. Long acknowledged in his 20 years of development/planning he has never seen an instance where the owner of the land came together as a co -applicant with the actual residents that are impacted. Long noted that the concept plan was a result of almost 18 months of collaboration between the owners, developers, HBK Engineering, Forest View Mobile Home residents, Center for Worker Justice, City Staff, environmental non -profits, and surrounding neighborhood residents. Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 11 of 24 Long began his presentation with Forest View Mobile Home Park, it was created in the 1940's and over 90% of the homes there were constructed prior to 1974, the majority are from the 1950's and 1960's. This is important to note because in 1974 the federal law changed regarding the construction standards of mobile homes. Additionally because this park has been around for 70 years, the sewer is under constant repair. The development team and the residents decided they really wanted to keep the residents together, and to remain a community. They worked hard to find a location nearby, there are 68 children from this community that ride the school bus each day and didn't want to disrupt that many children from Horace Mann. Long worked with a translator (Maria Hope) and personally visited 111 of the 122 occupied homes in Forest View and made sure everyone was aware of what was being proposed, had an input into what they wanted to see in the new neighborhood, and asked personal questions regarding income. The income piece was important because the program that is being proposed is call a 4% Tax Credit and there are income restrictions and requirements. Long stressed this is a tremendous opportunity as a path to home ownership and wanted to make sure all the residents were aware of that. Through the visits to the residents, they found that about 80% of the residents will qualify for this program, and even those that do not qualify will be accommodated through relocation programs. Margarita Baltazar (President of Forest View Tenants Association) is also a member of the Board of Directors for the Center for Workers Justice. This evening they are present here to support the continuation of this project. Before making her points in support of this project, she began by explaining a little bit on how they arrived at this point. It all began with rumors that the land had been sold and the uncertainty led them to investigate. They joined together and one of the institutions that has been their support helping as interpreters and intermediators in order to be able to communicate with people in the City and in all the meetings they have held in the center was the institution of Center for Worker Justice. When they confirmed that the land had been sold they began organize themselves. They knocked on doors and handed out flyers to have meetings. When they began knocking on doors there were initially some negative comments within and outside of their neighborhood. Divisions among people because people had different opinions and didn't believe they would be able to achieve change. However, the commitment to move forward and to preserve the neighborhood and determination to protect the neighborhood allowed them to join together and bring the developers to the table together with residents so they could all voice concerns and come up with a plan. That afternoon was the beginning of arriving at that same goal for everyone. Each month they have been meeting, planning, and seeing the changes in the project and plans. They informed all the neighbors and invited all to participate but above all respecting the people who think differently. And even now they continue to unite more people so they can be on the same team. This has been achieved with a lot of perseverance so they can have better living. Sometimes they have been very tired after lots of work but they have maintained unity within the meetings. Now this afternoon they are here to support the project and to ask for the Commissions support to achieve the dream of Forest View. The Commission is playing a very important role in the lives of many people and Baltazar thanked them for their attention. She understands there will be some changes, but feels they can achieve some good changes. She wants to step aside so other neighbors can give their points of view as well. Thank you. Donna Davis (1205 Laura Drive #95) stated her husband Fred and herself have lived in Forest View Mobile Home Park since 1985 which was even before the Cole family owned it. When they first moved there it was mostly a transient place with a lot of students living there in the few years they were in school and young families that were going onto a house. Originally that was their plan, to save money living cheaply in a trailer court so they could buy a house eventually. However, the housing situation in Iowa City never was affordable for them. When they originally Planning and Zoning Commission June 1, 2017—Formal Meeting Page 12 of 24 talked about developing the court and the plan was to move all the trailers back to the new development they were really concerned because they lives in one of those really old trailers and there is no way it is moving anywhere. They did not want to go back to apartment living and don't feel they want to go into senior housing yet (although they will want that later down the road) but they just didn't know what they would do. With this plan, they would achieve their dream of eventually owning a home. Davis cannot say enough about the people who worked with them on this, the Forest View Tenants Association, the developers, the landlord, everyone has just been fantastic. Davis asks that the Commission okay this plan because this is a neighborhood they really want to live in and people she wants to live with. Maria Garcia (1205 Laura Drive) has lived in the neighborhood for 17 years and her children grew up here. Her concern is that the trailers are very old and its effect on the health of children. There are children that show up with asthma because of the humidity in the houses/trailers that are very old. Garcia had traveled to Texas but her concern was her children didn't like Texas because they are accustomed to the schools here and to their friends. She thinks that if her children would move from this place it would bring a lot of trauma to them since they have become accustomed to living here in this neighborhood. In terms of transportation for her children they have transportation that comes right to Forest View and are assured they will arrive safely to school. In the years they have lived here they have lived peacefully and calmly without any problems. Garcia supports the development of the developers and this project Marcel Lotado (1205 Laura Drive) has lived in Forest View for 15 years and likes his community. Everyone speaks Spanish and he doesn't understand English. He hopes the dream of a new Forest View becomes a reality. His work is very close, he is only 10 minutes from his work, he can take his children to City Park, the library, and the public transportation that comes there is excellent when his car is not working. He supports the developers and the development and hopes for the Commission's support as well. Margarita Rodriquez (1205 Laura Drive) has lived in Forest View for over 27 years, moving there in 1990 from Texas to bring her family to live in a better life. Her kids went to school here, grew up here and she only works about 6.5 miles from Forest View. She is very grateful for this development here. She hopes the Commission decides to support it as well, it has been so much work and after 27 years she has the opportunity to own a home. Julev Flores (1205 Laura Drive) is also a resident of Forest View and agrees with the discussion points that the President of the Association has raised. She feels this is an extremely important project in part because of the kinds of people who live there, people like her who are low income. One of the advantages she has seen with the development project that is before the Commission today is that they are respecting the amount of rent they currently pay monthly. It is extremely affordable for them and allows them to have a quality of life and maintaining the quality of life is very important to them. The important needs of a human being are housing, education and quality of life and she feels all these things can be realized through the plan they are developing. It has impacts across the City in terms of having the potential to create good jobs. Really the final and most essential point she wants to make is that in this plan they can all win, they win in terms of the quality of life they can enjoy and you win in helping other human beings achieve better lives. Alberto Paris (1205 Laura Drive) stated he is one of the youngest living at Forest View as he has only been there for two years. He joined the association of residents of Forest View because of the great cause that this project represents. Because it is a community Planning and Zoning Commission June 1, 2017—Formal Meeting Page 13 of 24 development who's objective is to improve the quality of housing and beautify the community of Forest View. Just as the entrance to the City is one of the entrances to the City with the most traffic, keeping in mind as well fauna and ecological design of the area. In an integral way also including dealing with the extra traffic in that area with the construction of new entrances and exits. This project represents a very important part of what we call the American dream. To enrich the quality of life of residents by changing the mobile homes for houses with people's own property. In addition to having a commercial center that is only a few moments away from your housing. All of this automatically will raise the quality of life of this community. The unity and cooperation among the City authorities, developers, construction companies, and the neighbors of Forest View can make possible the realization of this project in this way benefiting the residents of Iowa City in this location by facilitating this cooperation of efforts. The social development for this community as well as for other communities across the State that find themselves in the same situation. In the history of the United States, Iowa has been a leader that has set the standard in the life of Americans through new concepts, technologies, and social influence for the national level. This urbanization project, by the association of Forest View represents one more of these changes. And also demonstrates the reason that this State has been called the heartland of the country. It is not because of its geographic situation, but because of the way the people here are that marks the social transcendence in the history of this country. Long stated those previous speakers were just a sampling of the over 350 people that live in Forest View and why the Cole family waited for the right development team for this project. Long noted that this representation of the new neighborhood is just a massing exercise, it is all just a concept. The homes are not mobile homes, they are modular homes on a permanent foundation. In New Orleans they are called shotgun style homes with a front porch and a front door. Although this is just a concept at this time, it is to fulfill not only the needs of the neighborhood but it is also an environmentally diverse area with a lot of sensitive areas especially along Dubuque Street. Long stated there is someone from Earthview Environmental if there are any questions. It is a high priority of the developers and the residents to maintain the beautiful entrance to Iowa City and do not want this to become like any other entrance in the United States that is just parking lots and Taco Johns (no offense to Taco Johns). Freerks asked about the concept drawing and if the trees shown are existing trees or new trees. She noted she has lots of questions and concerns, there has been a lot of discussion on the central portion but she wants to also discuss other areas of the plan such as traffic and environmental issues. Long acknowledged it is a complicated plan with lots of parts. In response to the tree question, it would be a combination of existing trees and new planted trees. The concept is really just to show that one will not be able to see the commercial area from Dubuque Street. The developers have talked with some potential occupants and they are fine with no signage or visibility, people use their smartphones to find places and there will be a blue sign on the interstate. Parsons asked if there would be any upgrade or improvement to Dubuque Street with the new intersection. Yapp stated there would need to be turn lanes added (north and south bound turn lanes). Freerks questioned the placement of the intersection on Dubuque Street and if City Engineers have been part of the discussions and noted the lack of space between the two intersections. Long said the Department of Transportation requires at least 600 feet from the off ramp before there is an intersection and this would be a little over 600 feet. He also noted they have one preliminary traffic study completed and after talking with City Staff they are updating Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 14 of 24 the traffic study but it does appear to warrant the traffic signal. Yapp added that the Engineering Department has reviewed this at a concept level. Long reiterated they have held lots of meetings regarding this project with Staff and Good Neighbor Meetings and a development meeting for discussion on what people wanted to see in this neighborhood, which is where the idea of a marketplace came up. Freerks asked if marketplace really meant gas station/convenience store and Long confirmed that is most likely. Ivan Hall (14 Idyllwild Court) stated the Idyllwild community is in Iowa City and was formed in 1992, there was a major flood in 2008, and he was a pre -flood owner and has dealt with 3 1/2 foot of water in his house. He feels the number one capacity this property ought to provide is for the low income housing. When Hall was at the community meeting he asked the developer if he would be so ready to support them if it were just about them and he replied no, it is about making money. Part of the things that have transgressed, there was a Taft study back in 2012, grants of aid given back to the State and Federal for Idyllwild. There was a stormwater management study that has recently been done and none of these things were acted upon. Hall would describe it as the can being kicked down the road. He stated the single most risk area in this discussion is the Idyllwild community which right now gets a discharge from the hill. Stormwater management is not just water it is the composition of what comes down. Hall feels there is too much desire to the property and recommends the City prioritize to number one low income housing, and then regular housing and the last thing to put there is service stations and hotels because the water will flood Idyllwild. Hall noted Freerks stated she would like to see a study done to assure this project is not over committing and will accomplish what it says it will. Hall mentioned the National Pollutant Discharge Elimination System, it is a federal program and Iowa City has a permit and every permit requires by law that you protect the communities and waterways without exception from stormwater issues which pollutants, insecticides, and all bad things, not just discharge. The rate of discharge could be the same as it is today, but if the composition of it is changed, it could be lethal. Hall reiterated he supports the low income housing and the City should make this area a center for that. He also noted it was disappointing the Idyllwild was not mentioned anywhere as a sensitive area for the stormwater management in the environmental paper that was written. In fact it stated there were no stormwater inputs at this time. That is crazy, a 400 page study for Taft, the Idyllwild stormwater management study both exist. There are topographic maps of the area, there is wetlands for the property, and there is the existing drainage that comes across the street. Freerks acknowledged appreciation for the topographical map that was sent to the Commission by the Idyllwild people. Hall showed a map of Idyllwild area, it is 92 homes the water that comes down the hill has nowhere else to go. He shared his displeasure that Idyllwild can't seem to get any support in the politics of Iowa City and can't get any support to protect the area. They have spent their own money to protect themselves and it seems like insult on misery but now there is an option in front of the Commission to use the MPS guidance that the engineers have, do the evaluation and then be able to make an informed decision. Hall stated he is a professional engineer, the topography, the wetlands, the stuff going on with Idyllwild can all be accomplished and still be able to support the low income housing they propose. Hall just feels the hotels and the gas station are too much. Hall stated he will petition to the Federal Government to the compliance and accuracy of the City's permit to do this development in an effort to protect himself. He noted that in the conversation there is concern about the Peninsula neighborhood and Foster Road flooding, if Foster Road floods, Idyllwild floods and they are not mentioned in the Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 15 of 24 report. The dog park gets more press in the report by Staff than Idyllwild does and that is unconscionable. Additionally Hall stated the proximity for the two intersections onto Dubuque Street will be too close and will create traffic backup. Hall has more comments and hopes he will get more opportunity to participate, noting that the permit expires in October and it will be reviewed and if the Federal Government has to redo it, it will cost the City big bucks. Freerks stated that this proposal is not an "us against them" situation, everyone has a dream of their home, where they live, issues they've dealt with (flooding, etc.). The devil is in the details and it is all about how it comes together and that is why the Commission will take time with this and not rush a decision. Ginalie Swain (1024 Woodlawn Ave) stated that in the summer of 1969 she drove into Iowa City for the first time and she still remembers vividly pulling off of 1-80 onto the long sweep of Dubuque Street with a few historic homes perched among the woods, the sparkling curve of the Iowa River, the emerald green of City Park and then the steep hill flanked by grand fraternity houses. Because of careful City planning the Dubuque Street entrance remains perhaps one of the loveliest entrances in any US town, most communities would give their eyetooth to have an entrance like that. It is safe from urban sprawl and is truly our front porch telling everyone that Iowa City is a special place. Tonight's applicants deserve incredible praise for diligent study of sensitive areas and thorough communication, transparency and planning for housing relocation. Nevertheless, because the Comprehensive Plan has long rightfully recognized the Dubuque Street entrance as deserving to be protected for its scenic qualities she urges special attention to the enormous change of introducing commercial use. First, one of the North District Planning principles for commercial use has been to "encourage a business mix that provides goods and services to satisfy neighborhood needs". Swain would venture that the proposed office park goes far beyond neighborhood needs. Second, the applicant's concept plan shows not one but two hotels which again seems well beyond neighborhood needs when there are hotels at the other 1-80 exits and in fact wouldn't we rather direct visitors to the hotels in our vibrant downtown or to the bed and breakfasts in the historic neighborhoods. Third, the applicant's plan to protect and retain the scenic quality (the hillsides and trees) yet the applicant also proposes to build two hotels where the very fact of hotels is for it to have signage and be seen by weary drivers pulling off the interstate at night. Swain recognizes the applicant's comments about finding the hotels by GPS and all that but she herself doesn't do that when traveling. She brings this up because she questions if it is an achievable outcome. Fourth, in terms of the new trees that would have to be planted along Dubuque Street, how many decades it will take for any of those to really mask the hotels. Five, would the western most hotel be visible from the ramp which is really part of Dubuque Street (once you are off the interstate). The concept plan shows green in front of that hotel and parking lot but it looks more like grass than trees. Six, regarding the so-called marketplace will signage and parking for that also be screened? Is that an achievable outcome? Seven, Swain has a question regarding residential woodlands, the applicant states that the concept plan is "based on approximately 50% residential woodland preservation" but under the amendment requested the residential zoning would become RM -12 which only requires 20% woodland retention. Swain questions if this means the applicant could alter plans down the road and retain only 20% rather than 50% of residential woodland. Finally, is it sufficient for the City to rely on a Conditional Zoning Agreement to protect the entrances scenic quality? Is there an agreement that truly has enough teeth and accountability to protect this most valuable community asset? Nearly a century ago in 1925 the City added land to City Park on the east side of the river because a gas station was planned to be built there. That early the City was already taking steps to protect the beauty of this entrance. Today we are entrusting our City's loveliest gateway to this applicant, who has indeed gone the extra mile in several aspects, nevertheless she urges the Commission to ask Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 16 of 24 for more accountability and more specifics regarding commercial use along this lovely gateway. Brian DeCoster (6 Knollwood Lane) lives in a small neighborhood consisting of only five homes between Laura Drive and Dubuque Street. Knollwood Lane was developed in the 1950's by an architect named Paulsen, and he was an understudy of Frank Lloyd Wright, and lived in West Branch. All the homes in DeCoster's neighborhood are very similar but unique. Each home was acquired either when the homeowner before them went into a retirement center or died, so it is fair to say everyone in that neighborhood expects to think of their home as their last home. DeCoster noted he has lived in his home for 18 years, the neighbor next door (George Gay) recently died and the people that bought his home have done some extensive remodeling and will be showcased on the Parade of Homes. 2 Knollwood Lane, owned by Amy and Gary, recently got a historic preservation award, as they had extensively renovated the home to the original look. 1 Knollwood Lane is undergoing extensive renovation at this time and DeCoster's home (with his wife Darcy and daughter Charlotte) has undergone a fair amount of renovation as well. It is a tight neighborhood, a good little community, it is historically significant. They are sandwiched in between Laura Drive and Dubuque Street and soon to be another street to the north and Foster Road. DeCoster cannot think of another neighborhood that is so tightly boxed in on all four sides. DeCoster noted the Commission might expect him to say he is opposing this development, but that is not necessarily the case. In his opinion he is not opposed just concerned that they maintain the neighborhood as it is. His concern is the gas station (any light pollution) and the hotel. DeCoster stated that the developer (Ed Cole) came to him about two years ago to speak with him and explained what he wanted to do. There has been good communication with Mr. Cole and Kevin Munson and it feels as if they are sincere. They say they will maintain 150 foot between DeCoster's neighborhood and the gas station. The gas station is a concern, but the developers have already agreed to flip the gas station 180 degrees so the gas pumps, canopies, lights and noise will face the north side. DeCoster understands it is too early to see what will actually happen as this is all just a proposal but he just wanted the Commission to know that he is concerned. For example, what kind of barrier will it be? Pine trees that will give protection all year? If pine trees, will a row of trees have to be removed so the pine trees can be planted? If pine trees are planted, how many years until they are mature and give protection? Perhaps an earth berm with trees on top of it. There are so many details, but he wants the Commission to know he lives in a very important neighborhood and it should be preserved. Another concern is the height of the hotel, will it be three stories or five? DeCoster reiterated that they have had good communication and hopes it will continue to be as good in the future. Bottom line is he doesn't want his neighborhood to be forgotten. Martha Kirby (400 Foster Road) first stated she has some family history with Forest View, her father and mother lived there when they were college students, her three oldest siblings were born there and her father used to fish out of the Iowa River to feed his family while he was an engineering student. Her husband and she bought their property on Foster Road in 2010. It had been vacant for about 4 years and they completely renovated property, even had to hook it up to City water. After all the work they put into their house, they are planning to spend many years there. Kirby stated the proposed neighborhood comes right up to the edge of her property and they are thrilled with what the development is doing. When they moved into the neighborhood Ed Cole was the first one to welcome them and he told them at some point he would be developing in the area and he would keep them up to date and he has done exactly that. Kirby stated they are thrilled with the plan, they are thrilled with the communication of the developers and are thrilled the people in this town are going to have homes. Kirby asks that the Commission take all of that into consideration and just as life changes, Comprehensive Plans need a new look. Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 17 of 24 Adam Pretorius (670 Walker Circle) both lives and owns a business in the Peninsula neighborhood and is not talking about the sensitivity of the residents but rather the upper Peninsula residents and neighborhoods. The Peninsula neighborhood a few years ago had a lot of concerns about a second access. In the 2008 flood there were about 35 residences today there are 350 residences (just in the Peninsula). Construction of the Peninsula neighborhood will be done at the end of this year and at that time there will be 405 residences. Since there are about 2.5 people per residence that is 1000 people just in the Peninsula. That number will double when Mackinaw Village is added in, and that area is also nearing the completion of its construction. Pretorius stated that a few years ago the created what is called the "Second Way Access Committee" and it is comprised of residents from Peninsula, Mackinaw Village, Oakmont Estates, Elk Run, Lewis Place and the Elks Golf Course. They wrote a letter to the City and got some opinions on why there was the need for a second access. Pretorius stated the second access is so important, there are so many more people than were living in this area in the 2008 flood and they need a way out. He noted that when they contacted the City they were very responsive and wrote a letter in winter of 2016 with three ideas for a second access. The first idea was to raise Taft Speedway, which we now know has been exhausted because the City Council voted that down, the second idea wasn't a second access, but instead to raise the portion of Foster Road that floods along with Idyllwild, and the third idea is the new road that connects to Dubuque Street and goes into Mackinaw Village. That would be the only second access option that would exist in an emergency situation. Pretorius stated on behalf of himself and all the residents to encourage the second access that this proposed development provides. Kristin Wildensee (1710 Ridge Road) came forward to speak to the benefit of the trees, the 70 acre Forest View property is heavily wooded with large mature canopy trees. She absolutely appreciates and applauds the intentions of the developers to preserve approximately 50% of the woodland in the residential areas and to "make the wetlands and woodlands an asset to the commercial development areas'. From what she has learned and understood so far is that many of the tall mature trees will remain. That being said, even with 50% retention of trees in the residential areas that means 50% could or will be lost. In the commercial areas that could be up to 90% of the trees lost according to the zoning designation. Trees are not merely aesthetic, they provide measureable, tangible ecosystem benefits to humans that we are choosing to trade, or let go of, when we destroy tree canopy development. For example, trees intercept storm water which can reduce flooding, the sequester carbon, they cool our living environments, provide wildlife habitat and food sources, reduce pollution, and prevent soil erosion. In addition, trees, especially large mature trees, like the ones at Forest View provide a link to nature which has been shown to have significant public health benefits for all ages (infants through older adults). Trees have been shown to increase personal safety security by reducing crime. All of these benefits can quantified, including a dollar value (there has been research done by a professor at the University of Washington that states having high quality nearby nature in communities could return annual savings of up to 11.7 billion dollars in avoided healthcare costs). While that is a national number, Wildensee is using it as an example to make the point that trees give us enormous amounts of tangible, measureable, economic benefits. She proposes that the public interest ecosystem benefits of the entire existing tree canopy on the Forest View land measured, quantified in dollars, so the citizens of Iowa City know what they have and understand what they are giving up or trading for the other alternative public interest benefits that this development will bring. Knowing what is traded will allow them to know what replacement will be needed. There can never be a replacement for the mature canopy trees that will be cut down in Forest View in our lifetimes. Even if a new tree was planted elsewhere for every large tree that was cut down, it would take decades to create what is already there. Wildensee also encourages that best practice management be used to build Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 18 of 24 among the trees as much as possible rather than clearing before building. The Wharton School of Business has done research that shows large mature canopy trees can increase home values by approximately 30% and other research shows that people will travel further and spend more money in retail areas that have tree canopy versus ones that do not. Widlensee applauds that is happening with the development yet encourages consideration of what we might be losing. Laura Hawks (1710 East College Street) is speaking on behalf of Project Green who was very thankful of being included in early discussions with the developer, Newman Munson, and HBK Engineering however they are not 100% supportive of all of the concepts. One area of concern is the commercial development along Dubuque Street and the Fairview Drive entry off Dubuque Street. Looking at the grades at that point there is a substantial rise so there will be quite a bit of grading involved in order to build a drive at that point. Project Green is requesting thorough review of the grades and to review any other alternatives for a point of entry or second exit from the Peninsula. Debbie Heiken (4 Knollwood Lane) reiterated what DeCoster said about them having a unique neighborhood and one they would like to maintain. When they moved to the neighborhood, they loved it and want to stay there until their next exit (whether it is the mortuary or nursing home). Heiken has no problem with the residential part of the development and feels they are doing wonderful things on that aspect. Her concern is the commercial part of the development. They have gone from a large lot, single-family dwelling zoning to a commercial zoning. To her that seems like a bit much. Her home is 100 feet from the proposed gas station, and when they thought that it was going to be a hotel they were horrified, but as a gas station they are completely devastated. Heiken noted her husband is a lung cancer survivor, he wasn't expected to live six months and he is now eighteen months cancer free. Therefore to introduce a gas station 100 feet from their home is absolutely appalling and like a death sentence. There are many reasons the commercial aspect needs to be reviewed, (the stormwater and everything else that has previously been mentioned). Heiken noted they have lived in their home for 22 years and never thought they would be living next to a gas station. She asks the Commission to think about how they would feel living 100 feet from a gas station when all the studies show that within 100 yards (300 feet) of a gas station one subjects themselves to increased health issues. She asks the Commission to keep their neighborhood in mind, and to think twice before changing it to a commercial area. Pat Heiken (4 Knollwood Lane) wanted to commend Ed Cole on being a considerate person and hopes he continues to consider others and how close that gas station will be placed to the houses. Cole is showing the golden rule, do unto others as you would do unto yourself, for the residents of Forest View. Heiken just requests the Cole not put a gas station any closer to Heiken's house than Cole would put near his own home. He understands the finances of development, but implores all to let him maintain the quality of life he has now in his home. Tim Conroy (1410 Foster Road) lives in the Peninsula neighborhood and wanted to echo what Pretorius said that the secondary access road with the amount of people that live in the area is paramount and the development team has had that need in their minds since day one. Conroy also wanted to echo the "good vibes" that have come out during this meeting, this development is a huge change to a substantial amount of land that has a tremendous amount of uniqueness. Conroy also echoed that those that are initiating this huge change have done the right thing by reaching out and not only talking to so many groups, but listening. The development team has key members of the community, a couple of people that actually live in the area, all who care Planning and Zoning Commission June 1, 2017—Formal Meeting Page 19 of 24 about this community. Conroy believes everything is going to work out for the best. Opening up the trailer park population to the rest of the neighborhood (right now Forest View is kind of isolated) is a huge plus and encourages a true large neighborhood feel. This type of development could have gone so many other ways, and not good ones, but this proposal shows respect to everyone and will meet approval of everybody. Conroy closed by saying that the development team from day one was committed to keeping the Forest View Mobile Home Park population together and in the area and that is the most admirable aspect of this development. So many times situations like this end in displacement and lack of creativity of fostering home ownership. This model could serve for many more developments to come. Bob Kirby (400 Foster Road) has lived in his home for about seven years. He wanted to reiterate a couple of points that have come up this evening. First, the level of traffic that is now on Foster Road is greatly increased due to the Peninsula and Mackinaw Village so to have another road/access point would help alleviate the traffic. Kirby noted that since they moved into their home they have had to have a culvert replaced. Their land is 9+ acres in the 52 acre drainage area, and the new culvert that had to be put in is a 36 inch culvert. Kirby also noted the flooding in Idyllwild is a concern and is also a concern to his home due to the drainage that comes from the area, but Idyllwild flooded because the Iowa River flooded, not because of water coming down from the 52 acre drainage. It is important to keep aware of where the water is coming from and the area that is of concern, the valley, is being maintained primarily by trees, so it is important to see how much of that protected land will be maintained. Kurt Kimmerling (33 Trevose Place) which is in the Idyllwild community and he is representing the 92 owners as he is the president of the Board of Directors. They submitted a letter to the Commission regarding the drainage issues and wanted to reiterate some of the points. Idyllwild, a property of 20 or so acres located off of Foster Road. Our property is wedged between the Iowa River to our south and a mostly wooded and undeveloped hillside property to our north. Idyllwild was inundated during the Year 2008 Iowa River flood (and was abandoned for over a year). In 2016, we completed construction of a flood mitigation berm to prevent Iowa River flooding from impacting up to a so-called 100 -year level. After many years of hard -work and significant expense to our ownership—about $6 million—we are again a thriving community. Within our property are two ponds that serve as detention ponds that accumulate and then slowly drain to the river stormwater runoff from the Idyllwild watershed that includes: • Idyllwild's property, • Foster Road's stormwater drainage system from Algonquin Road to Laura Drive, and • Approximately 110 acres of property that lies directly north of us. Flash flooding from a significant rainfall event over our watershed has been a subject of concern for years. Flash floods, unlike floods, are sudden events that offer little or no time to prepare for. They are dangerous and impossible to mitigate with temporary means like sandbags. Idyllwild's stormwater basins and drains are overwhelmed yearly and some flooding of street and lawns has occurred. In 2012, the City commissioned a project to consider the problem. The recently completed study, called the Idyllwild Stormwater Drainage Diversion project, highlights the problem through modelling rainfall events over the Idyllwild watershed and identifying deficiencies to the drainage infrastructure. A stormwater basin in the northeast corner of our property is of particular concern since it receives runoff from both Foster Road and the 110 acres to our north. The study demonstrates it has capacity issues. Our past experience confirms their findings as it has been overwhelmed many times and requires constant monitoring to clear debris from its inlet and exit pipes. The North Dubuque LLC property, about 70 acres, is located within the Idyllwild watershed. Any changes to the watershed create a great concern to us since Planning and Zoning Commission June 1, 2017—Formal Meeting Page 20 of 24 any alterations/development could subject us to stormwater flows that would overwhelm our existing basins, culverts, ponds, and recently completed flood prevention system designed and built to mitigate Iowa River flooding. We have reviewed all existing and available documentation concerning the North Dubuque development plans. There's a promise of improved housing for Forest View tenants and a road out for Peninsula residents when Foster Road is closed due to river flooding. But nowhere is there a specific mention of our Idyllwild neighborhood with regard to stormwater management of the watershed and the findings in the stormwater diversion drainage study. Questions about how future stormwater retention infrastructure inside the development will be designed and maintained must be answered. It's a major deficiency in their proposal and something that needs to be rectified before going forward with any amendments to Iowa City's Comprehensive Plan. Idyllwild Condominiums Owners Association suggests the following goals to be added for development: 1. Creation of a "stormwater district" operated by a board of stakeholders, namely City, Idyllwild, and North Dubuque LLC with follow-on to owners and associations within the future development. This district would be responsible for overseeing stormwater management within the Idyllwild watershed, ensuring infrastructure is maintained and funded. It only seems fair since Idyllwild's infrastructure is being asked to handle the water from other property that we are currently obligated to maintain. 2. Idyllwild having a seat during engineering of stormwater retention in the North Dubuque property. We have plenty of information about stormwater effects on Idyllwild given varying river levels. In other words, when the river is high, it doesn't drain as well as it should and water impacts them significantly. Most studies don't consider different water levels when they look at watershed drainage. 3. City guarantee the construction of the diversion system described in the Idyllwild Diversion Drainage study. Do not allow development in our watershed until the diversion system is built. 4. Funding of Idyllwild's plan for the phase 2 mitigation system within our community to handle flooding from significant. rainfall events when high-water events occur on the Iowa River. Much of the water we must convey is from sources outside our property, and need help maintaining it. In the late 1980's early 1990's timeframe, a planning and zoning commission just like this one was considering a development along the Iowa River. One can image engineers and other "experts" facing the commission and expressing their assurances on developing the property. A manmade reservoir upstream would prevent against river flooding. Maybe a few protested or even cautioned against it. The commission approved development and the experts were proven wrong, Idyllwild experienced a catastrophic flood in Year 2008. You have a similar opportunity before you. Please listen to everyone and consider any North Dubuque Development carefully. Be suspicious of "expert" opinions and assurances on stormwater management. The future livelihood and maybe even the lives of 92 Idyllwild owners are in your hands. Terri Miller Chait (452 North 7'h Avenue) is the president of the Idyllwild Development, the company that is responsible for building out the Idyllwild area of 92 units. In response to Mr. Kirby she wanted to state that rainfall does have a significant impact on the water in Idyllwild, it did flood in 2008 because of the river but during that flooding event there was a huge amount of rainfall coming down during that event every day. They were sandbagging in the rain. There was the drainage that was coming down from the 110 acres above them in addition to the river. Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 21 of 24 As they built the sandbag wall around Idyllwild the water was coming in from other drainage areas as well. She noted her disappointment that there is not some stormwater management plans built into this Forest View/Dubuque LLC development. She did meet with Ed Cole and some of his partners at an earlier time and did discuss the stormwater management. Therefore she was expecting that something pretty comprehensive would be included in the development regarding the water issues. With the increase in parking lots and buildings there is less area for the water to drain into the soil and it has caused a lot of drainage coming down the hill into the ponds and out to the river. There are many times when it overwhelms the easements and retention areas that are there. In 1991 when they worked with the City to develop Idyllwild it was never really anticipated that the Peninsula and all that development was going to happen and drain down the hill. Miller Chait acknowledged the Stormwater Drainage Diversion Study and hopes that it can be implemented before this new project would take place and in addition that the storm planning for this development be considered as part of dealing with the drainage at Idyllwild. Certainly the City would not want this project to do harm to the people that live below and asks the Commission for their consideration. Parsons asked if the stormwater issues is something that should be resolved at the zoning level or can it be part of the Comprehensive Plan. Freerks stated the Commission can consider it because it is a huge change. Hektoen said it is really at the time of subdivision is where the City requires proof of calculations, plans and address the stormwater management. At this conceptual level they have not yet gotten into the detail of their plans, and are not able to provide accurate measurements at this stage. Certainly stormwater is something the City is concerned about with development and do have Code provisions that impose requirements at other stages. Typically in a Comprehensive Plan the City does not require details. Freerks acknowledge that however stated with an area this steep and with woodlands they would want to make sure that change is discussed. Hektoen agreed conceptually, however Comprehensive Plans are stated broadly because it is meant to be a guideline. She wants the public to understand the process, they are just at the Comprehensive Plan stage, then there will be a rezoning where the City will impose conditions based on public needs created by the rezoning, and finally a subdivision process that will again come before the Commission and the Council. Freerks agreed and stated these are building blocks that they build upon so they want to make sure the right decisions are made and considerations are given at every stage. Hektoen reiterated that there are multiple layers and opportunities to refine things further as plans become more concrete and information is more accurate. She added there are public processes that occur at each of those stages. Dan McRoberts (1130 Church Street) teaches at Horace Mann and has worked with some of kids that live at Forest View and is concerned about some rumors he has heard about people having to prove ownership to be part of the relocation. He commends the work that has been done so far to build this plan up and hopes that the relocation plan prioritizes the goal of providing affordable, healthy, and safe places to live (with large trees) to all the residents of Forest View and not get weighed down by the details of how someone goes about proving their ownership of their current home. Brian DeCoster (6 Knollwood Lane) also discussed stormwater and the area north of Knollwood Lane where all the woods are mostly sheds onto the ditch on the east side of Laura Drive, goes down to Foster Road via the back of his property and under Knollwood Lane through a culvert underneath Foster Road. His lane soaks in quite a bit and the culvert gets quite full of silt. When he has called the City regarding this they note that it is his private lane and he is responsible for cleaning that out. His yard is not producing all the silt, there is a massive Planning and Zoning Commission June 1, 2017 — Formal Meeting Page 22 of 24 amount of land north of him that drains down. It is an ongoing issue and the City should come clean it out. Kurt Kimmerling (33 Trevose Place) wanted to add that stormwater management is more than just engineering and calculations. He can take the Commission out right now to show them the basins that are silted up and full of debris from Foster Road (milk jugs, soccer balls, tarps) anything someone can throw into a storm sewer comes to Idyllwild and clogs those drains. Kimmerling confirmed what DeCoster said that calling the City to come get those storm drains cleared is a difficult feat and it is not something that happens often enough. So when discussing calculating the water off the acreage is going to drop from 4 cubic seconds to 5 cubic seconds it doesn't assume that these things are clogged up and won't drain. Idyllwild is bearing the cost of clearing these things and killing the weeds. As for this development, unless someone answers the question about diverting the water there will be more debris and more stuff and Idyllwild will have to continue to finance the problem. Ivan Hall (14 Idyllwild Court) wanted to reemphasize the MPDDS system, the Federal system, talk to the lawyer, he signed it, it is an agreement with the State and Federal Government and it takes precedent over protecting the communities and waterways and says in the planning as soon as possible to do that. Hall read from part of it "comply with efficient standards and provisions established under this section of the Clean Water Act within the time provided in the regulations and establish these standards and provisions or be prosecuted for not complying with the Study". Hall noted the whole purpose of getting this permit is where you can on your own solve the problems up front so you minimize the rework you have to do later. That is all he is trying to suggest, a system engineer can see the whole area is competing benefits and negative things going on. If you let the 1000 cars go by, they come up the road and all the water discharge from the cars comes down the hill that needs to be mapped in the study. There is nothing that says you have to wait on process to solve a smart question. He is asking the Commission to please do what is right. Judy Joyce (903 Walker Circle) is the owner of Earthview Environmental and worked on the sensitive area mapping. She has been working with the developer and HBK Engineering on some of the preliminary work on stormwater management, again at a very concept preliminary stage. They have discussed low impact development, stormwater management best practices, and will continue to evaluate things as they go through the process and will have more detail when they get things finalized. Freerks noted that if the orange area on the map is the sensitive areas and counted as bonus points (or bonus percentage) how is the water managed in that area without dealing with removal of trees. Joyce agreed that is a good question on how in the areas that are protected would they integrate stormwater management without impacting trees. Joyce said she can answer that question but also suggested if anyone wants to go on a field trip she can show areas where they have worked in ravines and tight spaces to make this work in unique and innovated ways. Ed Cole (1450 Laura Drive) is one of the owners and developer and wanted to thank everyone who spoke and noted it gives them a lot more to think about. Stormwater detention has been their biggest issue and are also keeping the safety of the kids in the neighborhood in mind. But he wants to assure everyone and the Idyllwild folks that stormwater detention is a priority and they are thinking about them. He wanted to state that this is a big project and they are very excited about it but there are a lot details to still be worked out. Freerks closed the public hearing. Planning and Zoning Commission June 1, 2017—Formal Meeting Page 23 of 24 Theobald moved to defer CPA16-00005 to the next meeting. Hensch seconded the motion. Yapp announced the next meeting will be June 15 at 7pm in this room. Freerks proposed the Commission hold a work session early next week, a work session is open to the public but no public comment is allowed. It is a chance for the Commission to ask Staff questions and discuss the questions. Her goal is for this to be something that no one will regret later and everyone can learn from and be used as a model to be implemented elsewhere. The time and agenda for the work session will be posted on the Iowa City website Freerks reminded the Commission and public that the Commission does not discuss this or any item off record, only at open meetings and work sessions. Signs commented on how amazing this process has been and how rationale and reasonable everyone on all sides have been and is impressed by all in attendance this evening. A vote was taken and the motion for deferral carried 7-0. CONSIDERATION OF MEETING MINUTES: MAY 18. 2017 Hensch moved to approve the meeting minutes of May 18, 2017 with edits. Parsons seconded the motion. A vote was taken and the motion passed 7-0. PLANNING AND ZONING INFORMATION: Freerks would like to look into why the Commission is not reviewing and having input on the capital improvements plan for the city. It is something the Commission used to do on a yearly basis. Signs also requested more information on the watershed study that was done for the work session. Martin noted she will be out of town for the next meeting on June 15. ADJOURNMENT: Hensch moved to adjourn. Martin seconded. A vote was taken and motion carried 7-0. MINUTES APPROVED PLANNING AND ZONING COMMISSION JULY 20, 2017 — 7:00 PM — FORMAL MEETING E M M A J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Ann Freerks, Carolyn Dyer Mike Hensch, Phoebe Martin (via phone), Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: STAFF PRESENT: Sylvia Bochner, Sara Hektoen, John Yapp OTHERS PRESENT: Steve Long, Sara Barron, Tammy Kramer RECOMMENDATIONS TO CITY COUNCIL: By a vote of 7-0 the Commission set a public hearing on an application for a Comprehensive Plan amendment to amend the Southwest District Plan to change the land use designation of property located north at 1160 Highway 1 from Single Family/Duplex Residential to General Commercial. By a vote of 6-1 (Martin voting no) the Commission recommended approval of CPA16-00005 an addendum to the North District Plan, to: A. Adopt the land use map dated April 12, 2017 B. Adopt the Sensitive Areas Inventory dated April 5, 2017 C. Adopt the following goals: a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b. Housing Goal: Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. c. Commercial and Institutional Uses Goal: To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque St must adhere to strict design guidelines imposed through a Conditional Zoning Agreement (CZA). Such design guidelines will address building fagade and materials, sign placement, setbacks from the street, screening and tree preservation. d. Commercial and Institutional uses goal: A buffer of existing trees and vegetation should be preserved between the Dubuque Street right of way and any development. Woodlands in between Knollwood Lane homes and commercial development should be preserved to provide a distance and visual buffer. For properties fronting on Dubuque Street, the percentage of preserved woodlands should exceed minimum code requirements. Planning and Zoning Commission July 20, 2017 — Formal Meeting Page 2 of 10 e. Transportation Goal: Upon redevelopment of property west of Dubuque St and south of Interstate 80, access to Dubuque Street for south -bound traffic north of Foster Road may be allowed provided that the access point/ intersection is designed to accommodate anticipated traffic volumes from the developing area west of Dubuque St, south of Interstate 80. By a vote of 7-0 the Commission recommended forwarding to the City Council the following statement: The Planning & Zoning Commission recommends cooperation between Dubuque Street LLC (and successors), Idyllwild, the City and other property owners in the Idyllwild watershed to address and resolve stormwater issues. By a vote of 7-0 the Commission recommended approval of REZ17-00012 a proposal to rezone approximately 2500 square feet of property located at 114 E Prentiss Street from Planned High Density Multi -Family Residential (PRM) to Riverfront Crossings -Central Crossings (RFC -CX). CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. COMPREHENSIVE PLAN ITEM (CPA17-00002): Setting a public hearing on an application for a Comprehensive Plan amendment to amend the Southwest District Plan to change the land use designation of property located north at 1160 Highway 1 from Single Family/Duplex Residential to General Commercial. Yapp noted this would be setting a hearing for August 3, 2017. Hensch moved to set a public hearing on an application for a Comprehensive Plan amendment to amend the Southwest District Plan to change the land use designation of property located north at 1160 Highway 1 from Single Family/Duplex Residential to General Commercial. Parsons seconded the motion. A vote was taken and the motion passed 7-0. COMPREHENSIVE PLAN ITEM (CPA16-00005): A public hearing on an application for a Comprehensive Plan amendment to amend the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. Yapp began by showing again where the land in question is located. Staff has recommended the adoption of certain goals regarding the change of land use for this area. Yapp showed the land use map the applicant is requesting with highway/neighborhood commercial use, low- Planning and Zoning Commission July 20, 2017 – Formal Meeting Page 3 of 10 medium density mixed -residential, and multi -family residential. Staff is recommending in addition to the adoption of the land use map also the adoption of the sensitive areas inventory associated with the application. The applicant submitted this evening a graphic related to the Dubuque Street entryway. Staff is recommending an additional goal stating "a buffer of trees and vegetation should be preserved between the Dubuque Street right of way and any development. Woodlands in between Knollwood Lane homes and commercial development should be preserved to provide a distance and visual buffer. For properties fronting on Dubuque Street, the percentage of preserved woodlands should exceed minimum code requirements." Yapp explained that what the applicant is attempting to do with their graphic is to illustrate how those goals will be achieved. Yapp noted this is a concept graphic. Freerks opened the public hearing. Steve Long (HBK Engineering) stated that after the last Commission meeting Kevin Munson and himself met with Yapp to discuss the goal that was just recommended by Staff and what would work to preserve the beautiful entryway to Iowa City. As previously stated, the development is called Forest View and their goal is to keep as much of the forest as possible while balancing it with the need for the residential and commercial added to the area. Long reiterated that this is just a concept and won't have exact graphics until grading plans are put together once the lots are sold to be developed. However they can comfortably state they can preserve at the new Foster Road interchange with Dubuque Street 20 feet of the existing and add 15 feet of heavily landscaped area. Long also noted that south, where the marketplace is proposed, they are confident 30-40 feet of vegetation could be preserved, with another 15-20 feet heavily landscaped. They will be able to do that by putting in substantial retaining walls adjacent to the new development. Hensch noted that the main sidewalk will extend all the way to Dubuque Street and asked if that will be the main focal point or will the main focal point extend all the way down to Foster Road. Long said they will work with Staff on that, understanding Hensch's point that it might be better to direct pedestrians off Dubuque Street and onto the new road. Yapp noted that the dark green color on the graphic reflects private property (the applicant's property) and the right-of-way area is not shaded. Long noted that the right-of-way vegetation would also be preserved. The 20 feet he mentioned earlier would be in addition to the right-of- way. Sara Barron (Executive Director, Johnson County Affordable Housing Coalition) noted the memo they sent in advance of this meeting and wanted to take a moment to publically recognize a few of the points in the memo. The Johnson County Affordable Housing Coalition would like to acknowledge the outstanding process used to develop the Forest View redevelopment proposal not only in support of affordable housing—both the scope of this project in its current form and its value as a potential model to replicate for future projects. Including: 1. relying on input of the affected residents; 2. making a concerted effort to offer translation services and 1-1 meeting opportunities where appropriate; 3. adopting communication strategies such as providing information in multiple languages and other examples of awareness of cultural, language, and/or class barriers to participation in the process; Planning and Zoning Commission July 20, 2017 — Formal Meeting Page 4 of 10 4. welcoming advocacy and oversight from groups such as the Center for Worker Justice; 5. considering the plan's long-term impact on the stability of affordable housing, including a path to home ownership; 6. implementing relocation assistance options for residents that include affordable- for - them housing at their current location; and 7. preserving sensitive environmental areas. Barron recognizes that a tremendous amount of work went into this proposal from a number of involved parties including the Commission, City Staff, City Council, developers and engineers. She reiterated the impact this project will have because of the involvement of the affected residents and thanked everyone that made that possible. Signs noted as President of the Johnson County Affordable Housing Coalition he has recused himself from about three meetings where various committees and boards discussed this and was very careful to not be participating in this recommendation. Freerks asked about the wooded area to the west of the development (where the concrete and buildings will be) and if that would be green space of is something else anticipated there. Lonc stated most of that land is actually City right-of-way and some wetlands in the bottom of the ravine so it would not be developed. Freerks also asked about the area between Laura Drive and Dubuque Street and Long stated that is planned to be green space. Freerks closed the public hearing Hensch moved to approve CPA16-00005 an addendum to the North District Plan, to: D. Adopt the land use map dated April 12, 2017 E. Adopt the Sensitive Areas Inventory dated April 5, 2017 F. Adopt the following goals: a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the developerlowner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b. Housing Goal: Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. c. Commercial and Institutional Uses Goal: To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque St must adhere to strict design guidelines imposed through a Conditional Zoning Agreement (CZA). Such design guidelines will address building facade and materials, sign placement, setbacks from the street, screening and tree preservation. d. Commercial and Institutional uses goal: A buffer of existing trees and vegetation should be preserved between the Dubuque Street right of way and any development. Woodlands in between Knollwood Lane homes and commercial development should be preserved to provide a distance and Planning and Zoning Commission July 20, 2017 — Formal Meeting Page 5 of 10 visual buffer. For properties fronting on Dubuque Street, the percentage of preserved woodlands should exceed minimum code requirements. e. Transportation Goal: Upon redevelopment of property west of Dubuque St and south of Interstate 80, access to Dubuque Street for south -bound traffic north of Foster Road may be allowed provided that the access point/ intersection is designed to accommodate anticipated traffic volumes from the developing area west of Dubuque St, south of Interstate 80. Parsons seconded the motion. Freerks noted her appreciation on all parties for the effort that has gone into this amendment and discussion. This is a large amendment but really hopes it does benefit the community. She does still have concerns about the green space as well as light and noise from a gas station but at this point it is just about opening the door for the next steps and that all steps are very carefully thought through. Signs agrees and feels this is a step and there are several opportunities to address details as this area develops. He hopes the developers will take what they've heard at these discussions and proceed with the best intentions. Hensch added he hopes the applicant and developers do not take a minimalist approach to meeting the stipulations and instead move forward with the spirit in which the discussions and goals have been vocalized. He noted there have been past situations where the Commission has been disappointed with the result of a development not fulfilling the spirit of the discussions. He added this is an exciting project and he really wants to see it succeed. Parsons stated they all want this to succeed and noted he has been pleased with all the collaboration and communication that has gone on. It is a sensitive community and he is very pleased with the relocation plan and all that is being preserved. Martin noted that she is still apprehensive and the comment that this opens up a whole lot of other possibilities actually makes her even more nervous because what if this development doesn't go the way they all hope it does. Dyer also shared her appreciation for all the efforts to try to make this development compatible with the neighborhood and the greenway along the highway. She is also impressed with the efforts made to provide housing for the people who are already a community so they can maintain a community. She feels the developers should be congratulated for that. A vote was taken and the motion passed 6-1 (Martin dissenting). Freerks added there has been good discussions regarding stormwater management and wishes to thank everyone who has been part of those discussions and efforts to successfully work on those issues. The Commission has drafted some wording that Staff will pass onto City Council. Yapp noted last Friday Staff (engineering staff, City Manager, and City Attorney) met with representatives from Dubuque Street LLC and Idyllwild. It was a productive conversation and they are all working toward cooperation with the diversion project and possible pump station for Idyllwild. Prepared by: John Yapp, Dev. Srvs., 410 E. Washington St, Iowa City, IA; 319-356-5252 (CPA16-00005) Resolution No. A resolution amending the north district plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, accept a sensitive areas survey, and add certain housing, transportation and design goals Whereas, the North District Plan, an element of the Iowa City C ma Plan serves as a land -use planning guide by illustrating and describing the loca Ion of appropriate land uses throughout in the North District, and provides notification to the p lic regarding intended uses of land; and Whereas, if circumstances change and/or additional infor tion or factors come to light, a change to the Comprehensia Plan may be in the public intere ; and Whereas, the North Dist It Plan currently includes a go to maintain and enhance existing housing while providing oppo unities for new housing de lopment that complements existing neighborhoods, protects enviro mentally sensitive area , and is affordable to people of all incomes and ages; and Whereas, The North District Ian states that ' the Forest View mobile home park redevelops in the future, considerati should be giv to securing relocation assistance for the current residents of the park; and Whereas, Since the North District n was dopted in 2001, over 500 new homes have been constructed in the area, the Thornb ry D Park has been established, commercial and office uses have been established in the . sula Neighborhood, and several infrastructure improvements have been made including t Dubuque Street / Interstate 80 interchange and the on-going Dubuque Street elevation pro' ct; nd Whereas, the proposed land use m p inclu es commercial land uses south west of the Dubuque Street / Interstate 80 inter ange, an existing transportation node, and mixed residential and multi -family uses north ast of the Ma kinaw Village neighborhood; and Whereas, a Sensitive Areas Inve ory has been su itted which in general shows anticipated areas of disturbance and preservati ; and Whereas, a new east -west road is reflected on the pro sed land use map, and said road will provide a secondary access to and from the larger Peninsula eighborhood; and Whereas, circumstances ges in ve changed in that the ar has seen significant growth, development and channd use since the North District Ian was adopted in 2001, and several large infrastructure i rovements including Dubuque Stree and Interstate 80 have either been completed or are underway; and Whereas, with appropriate goals and objectives identified in con) nction_with S proposed land use map, the proposed amendment to the North District Plarps`o adaieve Comprehensive Plan goals related to affordable housing, opportun or r�eommJrtial development, diverse housing and secondary access; and ca Whereas, the Planning and Zoning Commission has reviewed this&r�ne;Ame nd determined that circumstances have changed to the extent that an 6WVdrgnt F1e comprehensive plan is warranted. w (� Now, therefore, be it resolved by the City Council of the City of Iowa City, Iowa, that: T,, A. The land use map dated April 12, 2017 is adopted into the North District Plan {Resolution No. Page 2 B. The Sensitive Areas Inventory dated April 5, 2017 is accepted C. The following goals are adopted into the North District Plan: a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b. Housing Goal: Any development of multi -f mily residential adjacent to the Mackinaw Village neighborhood must inco rate design standards, setbacks, woodland buffers, low-level lighting, and oth methods to maintain the livability of the Mackinaw Village neighborhood. c. Commercial and.Institutional Uses Goal: primary entrance o the City, any rede must adhere to st ' design guideli Agreement (CZA). uch design id materials, sign place ent, setb design/ id d. Commercial and Institution should be preserved bel development. Woodlands development should be pr properties fronting on D should exceed minimu cc Jf o preserve the scenic character of this :lopment of property along Dubuque St imposed through a Conditional Zoning :lines will address building fagade and from the street, screening and tree goal: A buffer of existing trees and vegetation the Dubuque Street right of way and any een Knollwood Lane homes and commercial J provide a distance and visual buffer. For itree the percentage of preserved woodlands e. Transportation Goal: pon redevelopment df-, south of Interstate 0, access to Dubuque Stl Foster Road may be allowed provided that designed to accommodate anticipated traffic west of Dubuque St, south of Interstate 80. Passed and approved this/ day of Attest: Kellie Fruehling, City Clerk Mayor: )erty west of Dube St and for south-btrZiic noi�f access pdWiU;inta�secti�ls m from Qv42pingrama {r, i M -10 _,20 3 w Approved by: City Attorney's Office S:\PCD\Staff Reports\2016\CPA16-00005 North District\North District Plan resolution.doc r Exhibit A: Forest View Sensitive Areas Inventory e- txr r--r- wc: t - yr l nds 064 ac v east wetlands 0.66 ac otes: concept plan based on approximately 50% residential woodland preservation The woodland border was delineated using a GeoXH 6000 GPS unit with sub -meter -accuracy, based on surveyed tree Although parts of the odlands overlap the pipeline easement, th portions were not included in acreage ulations. - ,•Zr 1j r..Wffl 1,000 At ! � p�=R 0 __ l I1 i` ' Yr r Exhibit A: Forest View Sensitive Areas Inventory e- txr r--r- wc: t - yr l nds 064 ac v east wetlands 0.66 ac otes: concept plan based on approximately 50% residential woodland preservation The woodland border was delineated using a GeoXH 6000 GPS unit with sub -meter -accuracy, based on surveyed tree Although parts of the odlands overlap the pipeline easement, th portions were not included in acreage ulations. - Feet a °4r '.V �� Projed Boundary Pmential Woodland Development /)� J ' N Commercial, preservation (1.6 ac) e4 Pipeline Easement � }a •(�Ci 1 J 7 11a Inr `I 1 Wetlands (7.32 ac) _ Commercial, proposed impact (3.6 ac) -1 4 W E r...Protected Slope Buffer (5d) Residential, preservation (15.6 ac) o 1--. _ Residential, proposed impact (14.6 ac) S `_ j Woodland Border R. Slemer EaOM1Yew Emiranmenhl Inc. 4644117 ,•Zr r..Wffl 1,000 At ! � p�=R 0 __ ]'.; �t Feet a °4r '.V �� Projed Boundary Pmential Woodland Development /)� J ' N Commercial, preservation (1.6 ac) e4 Pipeline Easement � }a •(�Ci 1 J 7 11a Inr `I 1 Wetlands (7.32 ac) _ Commercial, proposed impact (3.6 ac) -1 4 W E r...Protected Slope Buffer (5d) Residential, preservation (15.6 ac) o 1--. _ Residential, proposed impact (14.6 ac) S `_ j Woodland Border R. Slemer EaOM1Yew Emiranmenhl Inc. 4644117 Proposed Amendment to the Iowa City Comprehensive Plan (North District Plan) From Residential Conservation Design _ To Multi -Family Residential (8-13 Dwelling Units/Acre) From Single-Family/Duplex Residential To Multi -Family Residential (8-13 Dwelling Units/Acre) lu,i oR BBBBBBB...w From Single-Family/Duplex Residential To Low -Medium Mixed Residential , (8-13 Dwelling Units/Acre) From Multi -Family Residential To Highway/Neighborhood Commercial From Multi -Family Res To Low -Medium Mixed (8-13 Dwellina Units/P From Residential Conservation De To Low -Medium Mixed Residential (8-13 Dwellina Units/ Acrel � ¢ V � pRGII ROCK RO � 2 O 0 c u " •1 FOSTER RD NTFRSTq TF BO NE F INTER5"',N9 TA' Bo NE INTESTATE BO SE sE B mG B4E0 i O S EBBB`Eps 1A1 ERS Mt From Multi -Family Residential To Highway/Neighborhood Co NA DDDR From Large LoU Rural Residential To Highway/Neighborhood Commercial �B/RORNE C/R ° � .YbB rh ODR 1�—i W F U "1 � SEL X011 W �? EOIE O ��R p ,�► B FOREST VIEW North Dubuque LLC April 12, 2017 Legend - Commercial O Low to Medium Mixed Residential Multi -Family ROW O Project Limits BBBBBBB� Pipeline Easement • ! i'l/ Vie:. 0I tn± f �+ .150 300 1 i Feed Wd i e IRr Lioa Gal 3-k ENGINEERING Late Handouts Distributed S� Kellie Fruehling Q _ 14 — I -1 From: Kurt Kimmerling <kurtkimmerling@n> Sent: Sunday, August 13, 2017 10:34 AM To: Council Subject: Forest View Development - Comments from Idyllwild Condo Association for August 15th Council Meeting Attachments: City Council Letter 20170815.pdf Please see the attached comments from Idyllwild regarding Forest View development. IDYLLWILD CONDOMINIUMS OWNERS ASSOCIATION August 13, 2017 TO: City Council FR: Kurt Kimmerling RE: August 151h Council Meeting, Planning and Zoning Matters, Item 5g Idyllwild is a community of 92 properties located between Taft Speedway and Foster Road, the entrance to the City's Peninsula neighborhood. Our 22 acres of property is nestled, dare I say wedged, between the Iowa River to our south and approximately 110 acres to our north and west. Stormwater from these 110 acres is drained through Idyllwild's two ponds as it makes its way to the Iowa River. Our ponds act as a retention area for stormwater collected over the 110 acres and is appropriately called the Idyllwild watershed. For those of you that may not have been around in June 2008, all 92 Idyllwild properties were damaged due to Iowa River flooding. After a great deal of creative financing, hard -work, and considerable cost to our owners—Idyllwild rebuilding costs totaled around $6 million—the community is again viable and thriving. We are primarily owner occupied, 84 of our 92 properties are occupied by deed -named owners and their family. Our neighborhood is filled with retirees, families with children, young working people, and students attending the university or hospital. Twenty-eight of our current owners lived in Idyllwild prior to the flood, a testimony to the love of the neighborhood and its location. In Year 2016, we completed a privately funded flood berm along Taft Speedway to prevent a future river flood up to a so- called 100 -year plus 6" flood. We provide this history not to dwell on the past but to emphasize and develop an understanding of how sensitive our community is to water problems. The events of Year 2008 are something our owners will never forget. We have annual flood insurance costs, costs to maintain our berm, ponds, and stormwater basins, and a need to design and build a suitable pumping system to remove water from of our ponds when high-water conditions on the Iowa River necessitate closure of sluicegate located along the flood berm. The costs to secure our neighborhood from water damage will continue into the foreseeable future. This brings us to why we are contacting you regarding the Forest View development that lies in a portion of the Idyllwild watershed. Development by its very nature requires removal of native trees and flora, creating hardscape for moving around people and cars, and rooftops to protect homes and businesses. This means more pressure on the Idyllwild watershed as stormwater runoff will increase. All this additional water will at some point travel into and through Idyllwild's stormwater system of ponds, pipes and, under certain conditions, our future pumping system. This creates a certain amount of distress to Idyllwild's ownership as we are sensitive to water! IDYLLWILD CONDOMINIUMS OWNERS ASSOCIATION Since the Forest View was announced in Year 2016, we have attended neighborhood meetings, planning and zoning meetings, have met with the developer several times, and the City's engineering staff. Recently, we attended a meeting with the developer and City staff including the City Manager to discuss our concerns. We thank all of those that have listened to our concerns with special thanks to the developer, and the offers to help in any way they can. Through these meetings, Idyllwild has developed a reasonable proposal to address our stormwater problems: 1. City form a stormwater district for the Idyllwild watershed. The district would be administered by its stakeholders, namely the City, Idyllwild, Forest View developer and any subsequent homeowner associations and businesses that locate in the watershed and manage its stormwater retention systems. The district would manage any and all retention systems, fund maintenance and any future projects to mitigate stormwater runoff. 2. City complete construction of the Idyllwild Stormwater Diversion project prior to any work commencing in the watershed. The diversion project will relieve Idyllwild's stormwater system during certain high -rainfall events by diverting water around Idyllwild and conveying it directly to the Iowa River. 3. Expand the diversion project scope to include construction of a pumping station to handle water when sluicegates are closed due to high -river conditions on the Iowa River. We propose the costs to design and construct be jointly addressed by City, Idyllwild and Forest View developer as discussed in a July 14th meeting with City staff and developer. Committing to these three proposals will: 1. Ensure mitigation of current and future development induced stormwater risks. 2. Help to achieve NPDES compliance and protection requirements. 3. Reduce the risk of closing Foster Road due to flooding. Idyllwild's berm will protect against river flooding while diversion project and pumping facilities will mitigate stormwater flooding. 4. Alleviate Idyllwild's stormwater concerns due to development to our north. 5. Clears a major hurdle in achieving Forest View's vision for low income housing. As we have explained many times to both Forest View and City, our goal is to not stop development to our north. Rather, we want to mold it in such a way as to produce some lasting benefits to the neighborhood in which we live. Thanks much for listening to our proposal. PS: For more technical information on Idyllwild's stormwater system and its limitations, please refer to our letters to Planning and Zoning Commission dated May 30th, June 14thth, July 5th and July 18th. All included in your information packet. W E 60 S, �y t !•' ..gid _,_- _ ... �:-. . • � „� .r G NT FOREST VIEW TRL HAYWOOD DR P9 FLINT DR' "'"C.P• el �MlssloN POINT RD 'ta _tA ,. �� F ,• � ,,,t.Snq} t_ zl sCgMe R "—ARCH ROCKRD—'I a Q ,"�Q E CI /^e' ORN MOM d� c a /� a 0. l#W New Legend/Leyenda Project Boundary L_J Urnite del proyecto Forest View The co-app,icants are North Dubuque, LLC Forest View Tenants Association 130 E. 3rd Street, Suite 400 1205 Laura Drive, Lot #63 Des Moines, IA 50309 Iowa City, IA 52245 The contact person for the application will remain the same, Steve Long with HBI{ SincereI L441 Austin Doyle, Member Margarita Baltazar, President North Dubuque, LLC Forest View Tenants Association Los co-solichantes son: North Dubuque LLC Asociaci6n de Vecinos de Forest View 130 E. 3rd %ePt, Suile 400 1205 Laura Drive, Lote #63 Des Mmm , IA » 309 Iowa City, IA 52245 EI individuo a contactar sobre la solicitud continua el mismo, Steve Long con HBK Engineering. LLeeet ssaludamos aen�taj"mente, �J e Justin Doyle, Miembro Margarita Rresidente North Dubuque, LLC Asociaci6n de Vecinos de Forest View 1 W ---------- L,} \ 5 ♦' '. ' S �, t r-�. 'n � � il�� � �. � rr r+�f`' w �'T(4 a -✓ti '�1 4 3 Q yyy I Y r r .-� N •� i N -O_ r 111 - ,s _ _ _ ---_, r. ' - �- - - N. - t P �J �f'� �� _ -.4✓i� r� _ L i I � f � 7 L�-+ s �5 NEUMANN MONSON ARCHITECTS 2 Forest View by North Dubuque LLC. /� V +✓ r- JWd31, Ow3 `4�3,,rch 2017 Potential Uses: 1) Hotel PC 02 Market Mixed -Use y f^ ® Office New Forest View Neighborhood © Multi -Family: Apartments '�. O ( Multi -Family: Condominiums Retirement Village Town Homes ,' t® Single -Family Homes r fLegend: Existing Bicycle Trail re Proposed Trail Extension Proposed Through Road v' —t a Utility ti _ L i I � f � 7 L�-+ s �5 NEUMANN MONSON ARCHITECTS 2 - --- Forest View by �, ,�-�-»�•. ,,�. , ,:% - North Dubuque LLC. emf Al s ts♦ �.c j^ �3 f�i''� .�+'. 7� os: Hotel f 1lfr�}•.ewR.� m" !"^ n '� i"P i — f`/•/ / - Q ien ade onvenienna --------- - 5 l � - f _ / C N i x 3 P° 'wmv.•,. a . ,.M - .. fa' /• �. Q3 Uso Mi#o "nx SS. Oficina Nuevo Vecindavio de Forest View 1 � �� © Apartamentos IY r r .. w 111 � Candominios 08 1 Q Apartamentes para Retiadas ) �, ��. �—/' M Pr^ M ,��,-� t f<.•� gF. 09 Townhomes Casas �8 �.rii e f�� f' ��-• /ff X00 Fo Leyendas O� im r n s � f s �- �' 2 ' O Camino existente de bicicletas ,n f6. 9 �..�. f J f r j„f!' f��� r �� `• PropuesG de extension de Camino para bicidetas Propuesta de Calle Nueva rj ------ o } - - - - - - - - 1 � I NEUMANN MONSON ARCHITECTS 3 BEFORE/ANTES FLi r"i -i AFTER/DESPUES I a r �u WX c� 1 2 14 13 _ 11 1 1 c 1 - 11 1 �— , ,_ 1 _I 1, a 1 �69 96 199 1(1 1(2 1c� I1,1 ll 10:_ ll 1,� 1C', 11, 1111 11[ 11 111�� 115 18 119 1� 1d�1� 1d�PD _ _.. 1 111 11a 11 111 1�1 11 . . L-1 29��' 1'�1�1 2 _ T 1 1=1 1-; 1 1 Tj 111 11 11 �11 - 5 a Legend = Forest View Mobile Homes Status = Surveyed (111) Vacant or Empty Lot (33) 0 25 50 100 hbk Feet ENGINEERING Forest View MHP Relocation Plan FOREST VIEW MOBILE HOME PARK RELOCATION PLAN Iowa City, IA Decemberzor6 (Ri dMayxmJ) Prepared by HBK Engineering, LLC in partnership with North Dubuque, LLC, the residents of Forest Yiew Mobile Home Park and the Center for worker Justice FOREST VIEW MOBILE HOME PARK PLAN DE RELIBICACION Iowa City, IA Didembre aor6 (nwdiremdomayo ro�J) Preparado por HBK Engineering, LLC en colaborucidn con la North Dubuque, LLC, los residentes del Forest Vlew Mobile Home Park y el Centro de Justkla Lxboral r• Exhibit A: Forest View Sensitive Areas Inventory - Woodland Acreage 1 � i 1 � 1 I- I F = � 10.1 ac J* i 1't1 14.8ac ¢ :.1 I,' 500 1,000 Feet Pipeline Easement Wetlands (1.32 ac) i Protected Slope Buffer (50') ............. ` _I Woodland Border Notes: concept plan based on approximately 50% residential woodland preservation The woodland border was delineated using a GeoXH 6000 GPS unit with sub -meter accuracy, based on surveyed tree trunks. Although parts of the woodlands overlap the pipeline easement, those portions were not included in acreage calculations. Potential Woodland Development Commercial, preservation (1.6 ac) bI Commercial, proposed impact (3.8 ac) Residential, preservation (15.6 ac) Residential, proposed impact (14.6 ac) bac \ 2\ C; '� cVIfW envir3 R. Starner. EaMhVlew Envlranmenlal Inc. 711WN117 Inventario de Areas Ambientales Sensibles I � I � _ � 10.1 ac I I / 14.8ac J' / I 11 I Ill ♦�.4 —.1I I I I/ ♦ tip I 0 250 500 I 1,000 = Feet Anotaciones: plan conceptual basado an aproximadamente 50% de preservation de bosque EI imite del bosque se delineo con un equipo GeoXH 6000 con precision manor de un metro, basada sobre at sondeo de troncos de 6rboles A pesar de qua partes del bosque se superponen al paso de la tuberia, estas partes no se incluyen en el calculo de acres ann.e In. lerrero Posible Desarrollo del Bosque N Domemal, conservation Its acres) Deracito Accesodo de Tubera E Humedales (1.32 ac) Cotnercial, impacto propuesto (3.8 acres) �. i a..ery P.r.lx.mneaero Pmuamgso-1 Residential wnsenacion (156 acres) IS 1 Limits del Bospue Ressdenaal, impacto propuesto (14 6 acres) V_� environ � � ' R. Siemer. EaMVlew Ernlranmenlal Inc. 711WN117 a,. , y � A environ � � ' R. Siemer. EaMVlew Ernlranmenlal Inc. 711WN117 .� 100 00 100 00 100 00 100 $00 000 ■ Feet NEUMANNMONSON South View from 1-80 Off Ramp Al sur desde la rampa de Salida de 1-80 Southbound Dubuque Street Dubuque Street en direccion hacia el sur NEUMANN MONSON ARCHITECTS Southbound Dubuque Street & Forest View Drive Intersection Al sur desde la cruce de Dubuque St. y Forest View Drive Northbound Dubuque Street & Forest View Drive Intersection Al norte desde la cruce de Dubuque St. y Forest View Drive Good Neighbor Meeting/ Reunion de Buenos Vecinos Iowa City Elks Lodge/el Elks Lodge de Iowa City Forest View Residents and Surrounding Neighbors/Residentes de Forest View y barrios vecinos , North Dubuque, LLC, HBK Engineering, and Blackbird Investments November 13, 2016 13 de noviembre de 2016 Development "Charrette" at Parkview Church/ Reunion cle la en Parkview Church cle Esfuerzo Colaborativo sobre el Proyecto Residents of Forest View/Residentes de Forest View, North Dubuque, LLC, HBK Engineering, and Blackbird Investments August 14, 2016 14 de agosto de 2016 M Uft v Forest View residents meeting with City Staff at City Hall/Reunion de Residentes de Forest View con personal municipal en City Hall Forest View Tenant Association/Asociacion de Vecinos de Forest View , Center for Worker Justice/Centro de Justicia Laboral, North Dubuque, LLC, HBK Engineering, and Blackbird Investments August 8, 2016 8 de agosto de 2016 Forest View residents meeting with City Staff at City Hall/Reunion de Residentes de Forest View con personal municipal en City Hall Forest View Tenant Association/Asociacion de Vecinos de Forest View , Center for Worker Justice/Centro de Justicia Laboral, North Dubuque, LLC, HBK Engineering, and Blackbird Investments August 8, 2016 8 de agosto de 2016 Idyllwild Condo Association Forest View Development Comments Idyllwild is community of 92 properties located between Taft Speedway and Foster Road Idyllwild Condo Association Forest View Development Comments Idyllwild Condo Association Forest View Development Comments Idyllwild Condo Association Forest View Development Comments Completed in Year 2106, our privately funded levee along Taft Speedway was designed for river flood protection up to a 100 -year flood elevation plus 6 inches Idyllwild Condo Association Forest View Development Comments Idyllwild Condo Association Forest View Development Comments a.aiSMU NOM.. O01:0stor Rood. 78.08 Ac wMilMn VMasbaE.. Jt Ac (47%) hbk as '. �yapwc SCUE sY/yyy p�nw w.�[ ewrvatenwMn4VahretaE. 11 Ac(11%) VJ�11J BNOIN68WN0 W�'' [... Te - FropeseO impreveme^.rs pre Lpncep'ual s.,>rip I IIF I a.aiSMU NOM.. O01:0stor Rood. 78.08 Ac wMilMn VMasbaE.. Jt Ac (47%) hbk as '. �yapwc SCUE sY/yyy p�nw w.�[ ewrvatenwMn4VahretaE. 11 Ac(11%) VJ�11J BNOIN68WN0 W�'' [... Te - FropeseO impreveme^.rs pre Lpncep'ual s.,>rip Idyllwild Condo Association Forest View Development Comments ear Which .collects and et water from the kk o Idyllnwild Idyllwild Condo Association Forest View Development Comments Form a stormwater district administered by stakeholders: Idyllwild, City, Forest View developer and any subsequent homeowners associations and businesses that locate in the watershed. xn1" N r,Nec o�,, nn wr-�nn,F, Road .9c(47% hbk � hbJ :. w,.,.a.a P:aoll tti w � hamar aril GwmHIC score [ aron �nnnwmeranee. n nc iia �) �P' 6NWNS88IN0 -- -—r..x��mni�. Proposed lmprovemenls are ConcepWal jmers non The City is tasked with determining whether the application satisfies the following criteria: 1. Circumstances have changed and/or additional information or factors have some to light such that the proposed amendment is in the public interest. 2. The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plans or other amendments thereto X..Mi. rp I I ; I � . /-,r-1 I ............ . iroposed Amendment to the Iowa City Comprehensive Plan Vorth District Plan) xrers••`r w+r w��nrE wsl From Mum Family Residerhal To HghwayNeghloorlrootl Commercial From Residential Conservation Design I To MJIi-Famtly Residential (8-13 Dwelling Unns/Aae) From Single-FamiylDupex Restlentlal To Multi -Family Residerdial (8-13 Dwelling Unds/Acm) From Single-Family0uplex Residei To Low-Medmm Mixed Residential (8-13 Dwelling Unilsf Acre) E fi .�c.ov im s ° S From Mu11FFam y Residential To Low -Medium Meed Residential (8-13 Dwelling Units.? Aide) Wrr- w From Mum- Family Residential To Highway/Neighbomodc! Cornmi l n Residential Conservation Design. ow -Medium Mixed Residential 3 Dwelling Ul Acre) Fran Large Lot! Rural Residential To HghwaylNeighborhood Commercial 4MppyE fid 8¢ 'f o¢ ahj FOREST VIEW North Dubuque LLC A nl 12, 2017 Legend - Commercial O Low to Medium Mixed Residential F_ Mum -Family ROW Project Limits Pipeline Easement hbk ENGINEERING oP" o+""n VPPE R i3 8¢ 'f o¢ ahj FOREST VIEW North Dubuque LLC A nl 12, 2017 Legend - Commercial O Low to Medium Mixed Residential F_ Mum -Family ROW Project Limits Pipeline Easement hbk ENGINEERING Modification Propuesta al Plan Integral de Iowa City (Plan del Distrito Norte) De Vivienda de Diseilo de Conservacidn Amblental a Vnenda Residential Mixta de baja y media Dens De Vivienda IndrvidualfCasa tipo Duplex a Edditbs con Multiples Vviendas_ I' De Edifiti a a Vivienda Re rrroi _ De Vivenda Indivaual/Casa dpo Dilplex a Viv=a Residential Mixta de baja y media DenWad I Il I From SingleEamilylDuplex Resdential To LOW -Medium Mixed ResNkndal De Edifiaos con Multiples Viviendas a Comercios 4 y, "r'?4T�rewK ex °xr �t mreanxre.e mrexsr+'e" S De Edificbs con Mubples Viviendas a Comercm media Demndad De Vivienda de Dnefio de Consewau6n a Vivienda Resaenrjal Milia de baja y n De Vivenda Rural an Lote Grande a Comercios p �J 41�We IRCM T'O(M i W ^� MrcM1 �e FOREST VIEW North Dubuque LLC lora City, Iowa 12 de Abnl 2017 Clave - Comercio 0 Vivenda Residencal Mixta de baja y media Derlsidad Multi -Familiar Via de Acceso QLimiter del Pmyect0 r� Deiwho Accewnc de Tuberia 0 75 IMiiiiiiiiiiiiiiiiii,30FM hbk LN61NI I RLN6 Land Use Map Change in circumstances • Over 500 new homes have been constructed in the area. Thornberry dog park, commercial and office uses have been established. • Interstate 80 / Dubuque St interchange has been improved; Dubuque St and Park Road bridge elevation is under way Public Interest • The proposed development will provide secondary access to residents of the Peninsula and Mackinaw neighborhoods who have been forced to evacuate during flood events • Homes in Forest View Mobile Home Park were constructed prior to modern safety standards Land Use Map Compatibility with other policies and provisions Existing North District Plan: • Housing Goal: Maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages • Commercial and Institutional Uses Goal: Enhance commercial diversity and activity by encouraging a business mix that provides goods and services to satisfy neighborhood needs; Focus commercial activity in existing nodes along major arterial streets; Discourage strip commercial development Exhibit A: Forest View Sensitive Areas Inventory qe 0 250 500 1,000 = Feet Prty a — 1.1—al*.o peeebpnpM weeenas 1131 m1 J CW. frp� r' (3 8 sl Pm M SlWe ewe. (5M ees�eeruipeseneeen m) S 1.W.Imd W P� knptl (14 6 m) Sensitive Areas Inventory Change in circumstances • The applicants' Sensitive Areas Inventory is more detailed than information in the current North District Plan. Public Interest • The Sensitive Areas Inventory prepared by the applicant, and the level of disturbance proposed, is generally consistent with the City Sensitive Areas Ordinance Compatible with other policies and provisions • The North District Plan emphasizes providing for parks, trails and open space, and emphasizes conservation design Forest View by North Dubuque LLC x g, Li Q Housing • South Central portion of the property is proposed to become a new neighborhood for residents of Forest View Mobile Home Park • The western portion of the proposed development is proposed to transition from the Mackinaw Village neighborhood, with townhomes transitioning to higher densities further north • North of Flint Drive, senior living and other multi -family buildings are proposed • The North District Plan states "Maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages" (pg. 10) Housing Change in circumstances • The majority of homes in Forest View were constructed prior to modern safety standards. The age and maintenance needs are becoming more of an issue • The near build -out of the Peninsula neighborhood, and nearby infrastructure improvements, make the property more ripe for development than in the past. Public Interest • Recreating an affordable community as outlined in the proposed relocation plan is consistent with North District Plan affordable housing goals Housing — Proposed Relocation Plan 1. All residents of Forest View on the date a conditional zoning agreement is signed will receive relocation assistance 2. Two types of replacement housing are available. One type is single family homes that the owner intends to construct financed through Low Income Housing Tax Credits (LIHTC). Rent would be $310 per month and would increase at 2% per year. During the first 15 year tenancy, tenants would accumulate equity based on the principal component of a loan amortized over 25 years. After 15 years, the tenant will have the opportunity to purchase the home for an estimates sales price of $42,000. The tenant would also have the option of continuing to lease the home and `cash -out' the equity Housing - Proposed Relocation Plan 3. The second type of replacement housing is cash assistance up to $7,200. This will be available to residents who are not income eligible to move into the LIHTC project and to income -eligible residents who choose not to move into the LIHTC project. 4. Owner is proposing to provide all residents with advisory services which include aid in paperwork, preparing to be homeowners, and moving assistance. 5. Staff contemplates/recommends the material items from the relocation plan be incorporated into future conditional zoning agreements Housing Compatible with other policies and provisions • Residential land uses are proposed at higher densities than the current North District Plan • The North District Plan goal of "providing opportunities for new housing development that complements existing neighborhoods ..." is important in terms of how the proposed development transitions to existing neighborhoods Neighborhood/Highway Commercial • The North District Plan states: "It is a policy in the Comprehensive Plan to create and maintain attractive entrances to Iowa City. Dubuque St has long been recognized for its scenic character, views of the Iowa River, and woodlands and open space transition into the Northside neighborhood and downtown Iowa City. Discouraging changes in land use that might result in the degradation of the scenic qualities of the corridor will also protect the Dubuque St corridor" (pages 18-19) Neighborhood/Highway Commercial Change in circumstances • Growing population in the larger Peninsula neighborhood, and the professed need for neighborhood commercial development to serve this population • Recent upgrades to the Dubuque St / Interstate 80 interchange Public Interest • The North District Plan includes a goal to "focus commercial activity in existing nodes along major arterial streets" (page 10) • The City Council has adopted a Strategic Plan goal to "Proactively seek opportunities to facilitate development of our interstate entryways in a manner consistent with this strategic plan" (page 5, 2017 Strategic Plan Update) Neighborhood/Highway Commercial Compatible with other policies and provisions • The North District Plan discourages changes in land use that would result in the degradation of the scenic qualities of the Dubuque St corridor. Staff recommends that any Comprehensive Plan amendment include a goal regarding the need for a Conditional Zoning Agreement to address maintaining the scenic qualities of the Dubuque St entranceway Transportation A new public street is proposed — Forest View Drive — which would be a new public street that would connect Dubuque St to Algonquin Rd and Laura Dr. The proposed access would provide a secondary access / egress from the Peninsula area, which was evacuated during the Flood of 2008 because the single means of access, Foster Road, was flooded. Forest View Drive is proposed to connect to Dubuque St with a new intersection, turn lanes and traffic signal. The applicant has completed a preliminary traffic study which supports the access to Dubuque St, primarily due to the need to reduce the potential traffic burden on Foster Rd, and to distribute traffic. The preliminary study also supports the need for signalization and turn lanes at the proposed new intersection. 17, e• mill Hifi''mi 1 hl •. �IA � __ r ■ Transportation The current North District Plan contemplates a new east -west street connection from Laura Drive extending to the west. The North District Plan states "Development of this area has been limited due to the lack of adequate streets, water and sewer service" (page 27) Transportation Public Interest • Creation of a new east -west road is identified in the current North District Plan. The new street will provide a secondary access and relieve the necessity to evacuate the larger Peninsula area during major flood events. In addition the new street will help distribute traffic. Compatible with other policies and provisions • The proposed Forest View Drive is compatible with the North District Plan, as noted above. The creation of a signalized intersection with Dubuque St is compatible with general goals for safe intersections where traffic volumes support the need for signalization Summary • Creation of replacement affordable housing and a commitment to the Forest View Relocation Plan • Provision of secondary access to the larger Peninsula neighborhood • Creation of diverse housing types for a variety of households • Providing commercial and office development opportunities at an existing arterial street / highway interchange • Commitment to maintain the scenic qualities of the Dubuque St entranceway through a conditional zoning agreement Staff Recommendation A. Adopt the land use map dated April 12, 2017 B. Accept the Sensitive Areas Inventory dated April 5, 2017 C. Adopt the following goals: a. Housing Goal: Upon redevelopment of the Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b. Housing Goal: Any redevelopment of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting and other methods to maintain the livability of the Mackinaw Village neighborhood c. Commercial and Institutional Uses Goal: To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque St must adhere to strict design guidelines imposed through a Conditional Zoning Agreement (CZA). Such design guidelines will address building fagade and materials, sign placement, setbacks from the street, screening and tree preservation. d. Commercial and Institutional Uses Goal: A buffer of existing trees and vegetation should be preserved between the Dubuque Street right of way and any development. Woodlands in between Knollwood Lane homes and commercial development should be preserved to provide a distance and visual buffer. For properties fronting on Dubuque Street, the percentage of preserved woodlands should exceed minimum code requirements e. Transportation Goal: Upon redevelopment of property west of Dubuque St and south of Interstate 80, access to Dubuque St north of Foster Road may be allowed provided that the access point/intersection is designed to accommodate anticipated traffic volumes from the developing area west of Dubuque St, south of Interstate 80 iroposed Amendment to the Iowa City Comprehensive Plan Vorth District Plan) xrers••`r w+r w��nrE wsl From Mum Family Residerhal To HghwayNeghloorlrootl Commercial From Residential Conservation Design I To MJIi-Famtly Residential (8-13 Dwelling Unns/Aae) From Single-FamiylDupex Restlentlal To Multi -Family Residerdial (8-13 Dwelling Unds/Acm) From Single-Family0uplex Residei To Low-Medmm Mixed Residential (8-13 Dwelling Unilsf Acre) E fi .�c.ov im s ° S From Mu11FFam y Residential To Low -Medium Meed Residential (8-13 Dwelling Units.? Aide) Wrr- w From Mum- Family Residential To Highway/Neighbomodc! Cornmi l n Residential Conservation Design. ow -Medium Mixed Residential 3 Dwelling Ul Acre) Fran Large Lot! Rural Residential To HghwaylNeighborhood Commercial 4MppyE fid 8¢ 'f o¢ ahj FOREST VIEW North Dubuque LLC A nl 12, 2017 Legend - Commercial O Low to Medium Mixed Residential F_ Mum -Family ROW Project Limits Pipeline Easement hbk ENGINEERING oP" o+""n VPPE R i3 8¢ 'f o¢ ahj FOREST VIEW North Dubuque LLC A nl 12, 2017 Legend - Commercial O Low to Medium Mixed Residential F_ Mum -Family ROW Project Limits Pipeline Easement hbk ENGINEERING I NOTICE OF PUBLIC HEARING ON PLANS, SPECIFICATIONS, FORM OF CONTRACT AND ESTIMATED COST FOR THE 2017 ANNUAL SEWER REHABILITATION PROJECT IN THE CITY OF IOWA CITY, IOWA TO ALL TAXPAYERS OF THE CITY OF IOWA CITY, IOWA, AND TO OTHER INTERESTED PERSONS: Public notice is hereby given that the City Council of the City of Iowa City, Iowa, will conduct a public hearing on plans, specifications, form of contract and estimated cost for the construction of the 2017 Annual Sewer Rehabilitation Project in said city at 7:00 P.M. on the 151" day of August. 2017, said meeting to be held in the Emma J. Harvat Hall in the City Hall, 410 E. Washington Street in said city, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk. Said plans, specifications, form of contract and estimated cost are now on file in the office of the City Clerk in the City Hall in Iowa City, Iowa, and may be inspected by any interested persons. Any interested persons may appear at said meeting of the City Council for the purpose of making objections to and comments concerning said plans, specifications, contract or the cost of making said improvement. This notice is given by order of the City Council of the City of Iowa City, Iowa and as provided by law. KELLIE FRUEHLING, CITY CLERK AECOM #60539072 NPH -1 CITY OF IOWA CITY COUNCIL ACTION REPORT August 1, 2017 Resolution setting a public hearing on August 15, 2017 on plans, specifications, form of contract, and estimate of cost for the construction of the 2017 Sewer Rehabilitation Project, directing City Clerk to publish notice of said hearing, and directing the City Engineer to place said plans on file for public inspection Prepared By: Daniel Scott - Senior Civil Engineer Reviewed By: Jason Havel - City Engineer, Ron Knoche - Public Works Director Geoff Fruin - City Manager Fiscal Impact: The estimated cost for this project is $335,000 and will be funded with sewer revenues available in the Annual Sewer Repair account #V3101. Recommendations: Staff: Approval Commission: N/A Attachments: Resolution Executive Summary: This is a recurring maintenance project that includes lining sanitary sewers and manholes at various locations throughout the city. Work on this project also includes repair of sanitary sewer manhole castings and lids as needed. Background / Analysis: The 2017 Sewer Rehabilitation Project will include work at the following locations: Governor Street at Davenport Street Rocky Shore Drive/Park Road from River Street to Lee Street Muscatine Avenue at Woodlawn Avenue Westminster Street from Washington Street to Bowling Green Place Alley South of H Street from 6th Avenue to 5th Avenue Alley South of Market Street from Clinton Street to Dubuque Street Tower Court from George Street to the east end Washington Street at Van Buren Street Maple Street from Clark Street to Oakland Avenue Davenport Street at Pleasant Street Normandy Drive at Manor Drive