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HomeMy WebLinkAbout2020-12-01 OrdinanceItem Number: 10.b. >< _ 4 CITY OE IOWA CITY www.icgov.org December 1, 2020 Ordinance conditionally rezoning approximately 196.17 acres of land located west of Highway 218 and south of Rohret Rd. from County Residential (R) and County Urban Residential (RUA) to Interim Development Single -Family Residential (ID -RS) zone. F -11A _Ta:ILTA l2111,111&5 Description Staff Report with Attachments P&Z Minutes Ordinance Conditional Zoning Agreement To: Planning & Zoning Commission Item: ANN20-0001/REZ20-0002 GENERAL INFORMATION: STAFF REPORT Prepared by: Ray Heitner, Associate Planner Date: October 15, 2020 Applicant: MMS Consultants 1917 S. Gilbert St. Iowa City, IA 52240 319-351-8282 I. sexton 0)mmsconsultants.net Contact Person: Jesse Allen Allen Homes, Inc. 215 N. Linn St. Iowa City, IA 52244 319-530-8238 allenhomesinc(a�gmail.com Property Owner: Thomas L. Carson and Linda A. Carson Revocable Living Trust James T. Carson Revocable Trust Rebecca Albertson Revocable Trust Steven M. Carson Requested Action: Annexation & Rezoning Purpose: Annexation of 196.17 acres of land currently in unincorporated Johnson County and rezoning it from the County Residential (R) and County Urban Residential (RUA) zone to Interim Development — Single -Family Residential (ID -RS). Location: Location Map: Size: West of Highway 218 and south of Rohret Rd. 196.17 acres Existing Land Use and Zoning: Farmland, County Residential (R) and County Urban Surrounding Land Use and Zoning Comprehensive Plan: District Plan: Neighborhood Open Space District: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: K Residential (RUA) North: County RR -1 — Neighborhood Public (Farmland) South: County R — County Residential (Farmland) East: RS -8 and RM -12 - Medium Density Single - Family Residential (Residential) and Low Density Multi -Family Residential (Residential) West: County R — Neighborhood Public (Farmland) Iowa City/Johnson County Fringe Area Agreement Southwest District Plan — Single-Family/Duplex Residential; Open Space NA July 30, 2020 N/A since associated with an annexation The applicant, MMS Consultants, with the consent of the owners, is requesting annexation and rezoning of 196.17 acres of property located west of Highway 218 and south of Rohret Road. The applicant has requested that the property be rezoned from County Residential (R) and County Urban Residential (RUA) to Interim Development Single -Family (ID -RS) for the entire 196.17 acres. This area is located adjacent to Iowa City's current boundary and within Fringe Area C of Johnson County's Fringe Area Agreement with Iowa City. The Southwest District Plan shows this area within the City's growth area with a future land use of single-family residential and duplex housing at a density of 2-12 dwelling units per acre. A northern portion of the property (shown below in Figure 1.0) is shown as having a future land use of open space, surrounding a lake for stormwater detention. The City's 2020-2024 Capital Improvement Plan includes the extension of the Abbey Lane trunk sewer in its list of funded projects. Per the plan, construction is scheduled for 2023. The extension of the sewer will allow development to continue west of Highway 218. In anticipation of this trunk line extension, Planning staff is currently in the process of updating the Rohret South Subarea portion of the Southwest District Plan, which was adopted in October 2002. The Rohret South Subarea includes a concept plan (Figure 2) for the area contemplated for annexation. With the update to the plan underway, the vision for development, including the general intended land uses, street network, and storm water management system, will likely change from what is currently shown in the adopted plan. The applicant has been informed of the potential for change to the existing subarea plan. 3 Figure 1.0 — Subject Property within the Rohret South Subarea Future Land Use Map SOUTHWEST PLANNiNC DisTR1CT Rohm Soath Subarea h Legend laLge i �L it—[ Rew.A..W I.,- ilry[l h liOl4. F mils Anl 11 KN I-IMn•-,.pp _!arxrr h •hm (k,rl�pnnm 14frnrpl f 7.p RPI$ � •r— ,�y:fi,. - �n�.e gra.? ��.mt H•iir: � -%0l.N—id l — 1. �,11ttn•i ��IIIIxL•�'1�[ ri Figure 2.0 — Rohret South Subarea Concept Plan As of this writing, the applicant has not conducted a Good Neighbor Meeting. ANALYSIS: Annexation: The Comprehensive Plan has established a growth policy to guide decisions regarding annexations. The annexation policy states that annexations are to occur primarily through voluntary petitions filed by the property owners. Further, voluntary annexation requests are to be reviewed under the following three criteria. The Comprehensive Plan states that voluntary annexation requests should be viewed positively when the following conditions exist. 1. The area under consideration falls within the adopted long-range planning boundary. A general growth area limit is illustrated in the Comprehensive Plan and on the City's Zoning Map. The subject property is located within the City's long-range growth boundary. 2. Development in the area proposed for annexation will fulfill an identified need without imposing an undue burden on the City. The Southwest District Plan identifies the subject area as being appropriate for annexation and development upon provision of sanitary sewer and water services. The City's 2020-2024 Capital Improvement Plan identifies the extension of the Abbey Lane trunk sewer line (Rohret South Sewer) as viable for construction in 2023. The purpose of the trunk sewer line extension is to accommodate residential development that has been planned in the Rohret South Subarea of the Southwest District Plan. 5 The Comprehensive Plan encourages growth that is contiguous and connected to existing neighborhoods to reduce the costs of providing infrastructure and City services. The subject property is bordered by the city limits on the north and east sides (across from Highway 218). Therefore, the subject property is contiguous to current development and meets the goal of contiguous growth. The proposed annexation will help to accomplish the City's larger goal of fulfilling the need for expanded housing options to accommodate the City's growing population. Because of this need, staff is recommending that as a condition of the rezoning, the developer satisfy the Comprehensive Plan's Annexation Policy requirement, as stated in Resolution 18-211, related to affordable housing. The policy requires annexation of land for residential use of 10 or more dwelling units satisfy the City's goal of creating and maintaining a supply of affordable housing by providing affordable units equal to 10% of the total units in the annexed area, with an assurance of long-term affordability. 3. Control of the development is in the City's best interest. The property is within the City's designated Growth Area. It is appropriate that the proposed property be located within the city so that residents of future development may be served by Fire, Police, water, and sanitary sewer service. Annexation will allow the City to provide these services and control zoning so that the subject area remains compatible with the Comprehensive Plan. Furthermore, upon annexation, the City will be able to guide future development of the area's road network and subdivision design to meet the goals of the City's Comprehensive Plan. For the reasons stated above, staff finds that the proposed annexation complies with the annexation policy. Zoning: The subject property is currently zoned County (R) Residential and County (RUA) Urban Residential. The County (R) zone allows for single-family residential dwellings to be built in the subject area, while the County (RUA) zone allows for multi -family residential at a density of up to four units per acre. The Southwest District Plan currently calls for single-family and duplex residential throughout the subject area. Because of the subject area's location in Iowa City's Fringe Area within the growth boundary, all development in this area must be constructed to City standards and it is unlikely that development would occur prior to annexation. The applicant is requesting rezoning of the subject property to Interim Development Single -Family (ID -RS) for all 196.17 acres of the property. The purpose of the Interim Development zone is to provide areas of managed growth in which agricultural and non -urban land uses can continue until the City is able to provide services to support development. Under this zoning, the only use that is permitted by right is agriculture. Low density single-family residential development at a density of 1 dwelling unit per 5 acres is also allowed. The applicant is currently exploring options for subdividing and developing the property. Interim zoning is appropriate for this property since it is currently not served by City sanitary sewer and water. Additionally, the proposed layout of development is still undetermined. Sanitary Sewer and Water: The subject area is currently not serviced by City sanitary and water utilities. The City currently has extension of the Abbey Lane trunk sewer line to the subject area within its 5 -year Capital Improvement Program. It is unlikely that this area will be serviced by sanitary sewer, and therefore suitable for urban development, before 2023. The nearest water main is located north of the subject property, along Rohret Road. The developer will be required to pay a water main extension fee of $456.75 per acre before public improvements are constructed. M Environmentally Sensitive Areas: The subject property does contain a blue line stream. The stream will need to be incorporated into future development plans and may trigger a Level I or Level 11 Sensitive Areas Review upon subsequent rezoning. The Office of the State Archaeologist did state that an archaeological surface study should be conducted prior to ground disturbing activities, as the potential for intact and significant archaeological sites is moderate. It is expected that this survey will take place closer to subsequent rezoning and development of the subject area. Access and Street Design: Since the proposed rezoning is only for Interim Development Single -Family residential (ID -RS), the applicant does not yet have a design for street access and interior street connectivity on the subject property. These designs will become available for analysis upon subsequent rezoning and platting of the property. It is anticipated that access to the area will come from Rohret Road, north of the subject property. As the area continues to develop, access to the west and south will need to be provided. Staff hopes to have more direction on access and street design of the subject area upon completion of the Rohret South Subarea plan update. NEXT STEPS: Pending recommendation of approval of the proposed annexation and rezoning from the Planning and Zoning Commission, the City Council will hold a public hearing. Before the public hearing, utility companies and non -consenting parties will be sent the application via certified mail. Pending approval of the annexation by the City Council, the application for annexation will be sent to the State Development Board for consideration of approval. STAFF RECOMMENDATION: Staff recommends approval of ANN20-0001 and REZ20-0002, a voluntary annexation of approximately 196.17 acres and a rezoning from County Residential (R) and County Urban Residential (RUA) to Interim Development — Single -Family Residential (ID -RS) with the following conditions: 1. The developer satisfies the Comprehensive Plan's Annexation Policy, as stated in Resolution 18-211. ATTACHMENTS: 1. Annexation Exhibit 2. Location Map 3. Zoning Map 4. Applicants Statement 5. Steve Carson Statement 6. Approximate Timeline of Annexation Approval Approved by: Danielle Sitzman, AICP Department of Neighborhood and Development Services / 3 HUNTERS RUN A5 REG D IN PLAT f5o 22 AT PAGE 53 OF THE REG 5 Of THE JOHNSON COUNT REG R"S OFFICE <FN ARROW ESTATES RECORDED IN PLAT BOOK 36 PAGE 254 OF THE REC0RP5 OF THE 01IN50N GGUNTY RECORDER"5 OFFICE I Oho `>�� o& 4 I �� HUNTERS RUN SUl!)DIVISION AS REGORPLP IN PLAT- BOOK 22 AT PAGE 53 OF THE RE60RPS OF THE JOHNSON COUNTY RECORDER"S OFFICE I NORTHWEST CORNER OF THE NORTHEAST QUARTER OF SECTION 19-T79N-R6W OF THE FIFTH P.M. FOUND 5\8" REBAR W\ YELLOW PLASTIC "MMS" CAP BOOK 41 AT PAGE 93 N89'26'11 "E 33.00' N44'43'20"E 146.90' N00'00'29"E 33.00' 0 N 0 co N .z z O U w L� O Q D O V) w Q H O z w H U_ O w z J H NLLJ AUDITORS PARCEL "A„ AS RECORDED IN PLAT f,OAK32 AT PAGE 14 OF THE RECORDS OF THE JOHNSON COUNTY RECORDER'S OFFICE '26'11 "E AUDITOR'S PARCEL AS REGORPEP IN PLAT 6 AT PAGE 181 OF THE FE OE JOHNSON GGU RECORPER'S OFFICE Q PARCEL "5" PLAT f500� 30 AT PAGE 70 AUDITOR'S PARCEL 98129 AS RECORDED IN PLAT BOOK 40 AT PA&E 17/o OF TI1E RECORDS OF THE JOHN52N COUNTY REGORPER'5 OFFICE (� W Poi �> 6>�DOO 9810 \ 00<, 41 G F THORD5 NTY ---------- AUDITOR'S PARCEL 98129 AS REGORPED IN PLAT EOGK 40 AT PA&E 1766 OF THE RECORDS OF THE JOHNSON GGUNTY RECORDER'S OFFICE OR ?E \ RO 6� 6i NORTH LINE OF THEINORTHEAST QUARTER OF SECTION 19 LEGEND AND NOTES ANNEXATION EXHIBIT A PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER, THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER, THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER, AND THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 19, AND A PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 20, ALL OF TOWNSHIP 79 NORTH, RANGE 6 WEST, OF THE FIFTH PRINCIPAL MERIDIAN JOHNSON COUNTY, IOWA OWNERS: JAMES T CARSON REVOCABLE TRUST REBECCA ALBERTSON REVOCABLE TRUST THOMAS L CARSON & LINDA A CARSON REVOCABLE LIVING TRUST STEVEN M. AND MARY BETH CARSON 3207 ROHRET ROAD IOWA CITY, IA 52246 IOWA DEPARTMENT OF TRANSPORTATION 800 LINCOLN WAY AMES, IA 50010 0 20 50 100 150 200 GRAPHIC SCALE IN FEET 1 "=200' i 2617.53' N0 v \\g X00 ANNEXATION 8,545,327 SF N89'22'07"E — — 1325.39' — N89'22'07"E APPLICANT: APPLICANT'S ATTORNEY: PLAT PREPARED BY: ALLEN DEVELOPMENT LLC ERIK SITTIG MMS CONSULTANTS INC. PO BOX 3474 119 WRIGHT STREET 1917 S. GILBERT STREET IOWA CITY, IA 52244 IOWA CITY, IA 52240 IOWA CITY, IA 52240 NORTH LINE OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 20 N89'4419 E 737.85' — N N89'44'19"E 590.39' NORTHEAST CORNER NORTHEAST CORNER OF THE OF THE NORTHWEST QUARTER NORTHEAST QUARTER OF THE O \ �j S NORTHWEST QUARTER OF SECTION 19 T79N-R6W �/�� R8� OF c4 V OF THE FIFTH P.M. A SECTION 20-T79N-R6W a N OF THE FIFTH P.M. w FOUND IDOT. MONUMENT o2c" W\ 1\2" REBAR FOUND CUT "X" O I BOOK 38 AT PAGE 218 0 BOOK 38 AT PAGE 259 I w ID 0; C �X, w " O bo � �V � Ld o c'J LOCATION MAP - NOT TO SCALE - CONGRESSIONAL CORNER, FOUND hAFaFir Q rPEN��n 1 OLL=CT I_� Le lie / n � e - CONGRESSIONAL CORNER, REESTABLISHED \ - CONGRESSIONAL CORNER, RECORDED LOCATION RRI - PROPERTY CORNER(S), FOUND (as noted) O - PROPERTY CORNERS SET ASFSEV.l-45—�-f _ .ABER 1,11E, R53 (5/8" Iron Pin w/ yellow, plastic LS Cap embossed with "MMS" ) 0 - CUT "X" S: - PROPERTY &/or BOUNDARY LINES — — - CONGRESSIONAL SECTION LINES - - RIGHT-OF-WAY LINES - — - CENTER LINES - LOT LINES, INTERNAL - Nr .r - LOT LINES, PLATTED OR BY DEED — — — — — — — — — — - EASEMENT LINES, WIDTH & PURPOSE NOTED - ------------ - - - - - - -- - EXISTING EASEMENT LINES, PURPOSE NOTED (R) - RECORDED DIMENSIONS (M) - MEASURED DIMENSIONS C22-1 - CURVE SEGMENT NUMBER UNLESS NOTED OTHERWISE, ALL DIMENSIONS ARE IN FEET AND HUNDREDTHS OWNERS: JAMES T CARSON REVOCABLE TRUST REBECCA ALBERTSON REVOCABLE TRUST THOMAS L CARSON & LINDA A CARSON REVOCABLE LIVING TRUST STEVEN M. AND MARY BETH CARSON 3207 ROHRET ROAD IOWA CITY, IA 52246 IOWA DEPARTMENT OF TRANSPORTATION 800 LINCOLN WAY AMES, IA 50010 0 20 50 100 150 200 GRAPHIC SCALE IN FEET 1 "=200' i 2617.53' N0 v \\g X00 ANNEXATION 8,545,327 SF N89'22'07"E — — 1325.39' — N89'22'07"E APPLICANT: APPLICANT'S ATTORNEY: PLAT PREPARED BY: ALLEN DEVELOPMENT LLC ERIK SITTIG MMS CONSULTANTS INC. PO BOX 3474 119 WRIGHT STREET 1917 S. GILBERT STREET IOWA CITY, IA 52244 IOWA CITY, IA 52240 IOWA CITY, IA 52240 NORTH LINE OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 20 N89'4419 E 737.85' — N N89'44'19"E 590.39' NORTHEAST CORNER NORTHEAST CORNER OF THE OF THE NORTHWEST QUARTER NORTHEAST QUARTER OF THE O \ �j S NORTHWEST QUARTER OF SECTION 19 T79N-R6W �/�� R8� OF c4 V OF THE FIFTH P.M. A SECTION 20-T79N-R6W a N OF THE FIFTH P.M. w FOUND IDOT. MONUMENT o2c" W\ 1\2" REBAR FOUND CUT "X" O I BOOK 38 AT PAGE 218 0 BOOK 38 AT PAGE 259 I w ID 0; C �X, w " O bo � �V � Ld o c'J LOCATION MAP - NOT TO SCALE — G _ F<Q l 2> \ hAFaFir Q rPEN��n 1 OLL=CT I_� Le lie / n � e ttv��-��� fl J wE9ER r�rrer+raR N -\=�'C]ENBGH D P [. iNGD RRI zOnLE. J rEA �u�I R55�.,.� ASFSEV.l-45—�-f _ .ABER 1,11E, R53 NORTHEAST QUARTER OF pLA£N�JF` RM12 W{SLOW :.REEK . ANNEXATION PARCEL S: cn p F__J_ p oo \ \ \ IV a �,x 70 iP P _ Him ti - Nr .r LLJfro ' ESCORT LN.. "�P 00 �C<: 0 ° . �j\ V w �� O DESCRIPTION -ANNEXATION PARCEL X: 0 � w ��� A PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER, THE NORTHEAST o Q QUARTER OF THE NORTHEAST QUARTER, THE SOUTHEAST QUARTER OF THE NORTHEAST o QUARTER, AND THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 19, AND A PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 20, ALL Cn o UJ \L OF TOWNSHIP 79 NORTH, RANGE 6 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, JOHNSON COUNTY, IOWA, DESCRIBED AS FOLLOWS: of o Beginning at the Southeast Corner of the Northeast Quarter of Section 19, Township 79 North, Range 6 �� West, of the Fifth Principal Meridian, Johnson County, Iowa; Thence S89°18'06"W, along the South Line of OO \ o said Northeast Quarter, 2651.04 feet, to the Southwest Corner thereof; Thence N00°00'29"E, along the M z \ West Line of said Northeast Quarter, 2610.20 feet; Thence N44°43'20"E, 46.90 feet, to a Point on the North ARC L � X00 a X00 � 00� z � I > 1 CENTER OF SECTION 19-T79N-R6W OF THE FIFTH P.M. SET 5\8" PIN W\ YELLOW PLASTIC LS CAP 17916 I 2651.04' N SOUTH LINE OF THE NORTHEAST I OUARTER OF SECTION 19 S89.18'06"w 196.17 AC 1325.35' U J NORTHEAST CORNER Line of said Northeast Quarter; Thence N89°26'11"E, along said North Line, 2617.53 feet, to the Northeast U) Corner THE Corner thf; ThN89°44'19"Elon the North Line of the Northwest Quarter of the Northwest Q SOUTHWEST QUARTER thereof; Thence , along w OF THE Quarter of Section 20, Township 79 North, Range 6 West, of the Fifth Principal Meridian, 737.85 feet, to its NORTHWEST QUARTER I OF intersection with the Northeasterly Right -of -Way Line of Highway #218; Thence S48°04'02"E, along said SECTION 20-T79N-R6W OF THE FIFTH P.M. Northeasterly Right -of -Way Line, 793.23 feet, to its intersection with the East Line of said Northwest Quarter FOUND IDOT. ALUMINUM of the Northwest Quarter; Thence S00°01'48"W, along said East Line, 630.90 feet, to its intersection with the w306.03' S87'35'06"W, MONUMENT North Line of Lot 1 of Kitty Lee Subdivision, in accordance with the Plat thereof Recorded in Plat Book 28 at 314.87'(R) �- �.,� Page 3 of the Records of the Johnson County Recorder's Office; Thence S87°35'06"W, along said North 1 00 o NN °or 1 ZnLine, 306.03 feet, to the Northwest Corner of said Lot 1; Thence S01°42'33"W, along the West Line of said Z � SUBDVISION ^o ' Lot 1, a distance of 144.26 feet, to its intersection with the South Line of the Northwest Quarter of the �— 1017.56'(M) 1017.33' R) ss9 4719"w Z Northwest Quarter of said Section 20; Thence S89°47'19"W, along said South Line, 1017.56 feet, to the ( S89'47'19"W 'I SOUTH LINE OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 20 1 309.98' — — Southwest Corner thereof, and the Northeast Corner of the Southeast Quarter of the Northeast Quarter of NORTHEAST CORNER said Section 19; Thence S00°00'12"E, along the East Line of said Southeast Quarter of the Northeast OF THE Quarter, 1318.50 feet, to the Point of Beginning. Said Annexation Parcel contains 196.17 Acres, and is SOUTHEAST QUARTER OF THE subject to easements and restrictions of record. NORTHEAST QUARTER OF SECTION 19-T79N-R6W OF THE FIFTH P.M. m FOUND 5\8" REBAR W\ RED PLASTIC100LS CAP O(�_ KITTY LEE SLAT 1V0 <, 2e �O \ "BRITT'S FIRST ADDITION" z 1\ Vi AS RECORDED IN PLAT P00T 28 m v� AT PAGE 3 Of THE RECORDS, OF O THE JOHNSON COUNTY \ �� 0 ���� �° RE ORDER'S GFFIGE C rri OA.P. 2012092 N Oo IIVv�n `l�JlOv rn DO ° Oo�o IMI nO D �`vVVVV D ;;7 0 \ ri 0 o Fill \ ;;aAS RECORDED IN PLAT DOCK 35 AT PAGE 259 OF THE POINT OF BEGINNING r=n REGORDs of THE JOHNSAN GAUNTY REG°BEER'S I OFFICE N SOUTHEAST CORNER OF THE D U) 1 rn ° NORTHEAST QUARTER OF C 0 rn rn 0 \ \ SECTION 19-T79N-R6W OF THE FIFTH P.M. FOUND IDOT. MONUMENT W\ 1\2" REBAR BOOK 31 AT PAGE 178 cn p ;;a --A A O m p oo \ \ \ N CO m A0 Io g Z � I\ 10 — WRID DQ�I���DDD�DOo 1 �0� AS RECORDED IN PLAT 600rC 49 AT PAGE 322 OF THE REGARDS OF THE JOHN50N COUNTY RECORDER'S OFFICE 10 I � I , M RA on CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319)351-8282 www.mmsconsultants.net Date Revision ANNEXATION EXHIBIT A PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER, THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER, THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER, AND THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 19, AND A PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 20, ALL OF TOWNSHIP 79 NORTH, RANGE 6 WEST, OF THE FIFTH PRINCIPAL MERIDIAN JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 07-29-2020 Designed by: Field Book No: RLA 1291 Drawn by: Scale: RLW 1 "=200' Checked by: Sheet No: GDM Project No: IOWA CITY 7596-107 af: 1 .® l Nd mo CITY OF IOWA CITY (r w{LU RANIE� - ,� OO�F1 gv�YO Q� � t maw# y ASCADE /^`' d 'Ile W r +P . - rABBEY LN 01 { If '� = RUSHMORE DR -Z' C ity.,�.i M its - owl -pow- 1 — IV Ar - ,.. , : ,19►' - ' • '` l AF N VIEW DR let dit A_ / L.x `•rte • .• t s f. `�.._ ' Tn 4dr1 -, 41 C f' co UJ V r J. r T' O }.; •f w. - f �^ EARL RD fir _ •y 'six yA d �"# t i ' Re - �� ON f:UJ LULJ .� t DE SEK B LVD LN SW X/1 d � a , i �e 7. I4 An application submitted by MMS Consultants, on behalf of Allen Development, LLC for the annexation of 196.17 acres of property p p p Y located West of Highway 218 and South of Rohret Rd. and rezoning .;+�•.? �� of the subject property from County Residential R and Count xr4 y Urban Residential(RUA)to Single FamilyInterim Development(ID-RS). I - * due to new software implimentation there are 2 cases labled REZ20-02 * due to new software implimentation there are 2 cases labled REZ20-02 W. 9 L v C C CL C X a� v C no C W 'S U M1917 & Gilbert Street Iowa City. Iowa 52240 M MMS consultants Inc. 319.351.8282 mmsconsultants_net Experts in Planning and Development Since 1975 mms@mmsconsultants.net July 30, 2020 City of Iowa City Planning and Community Development Attn: Anne Russett 410 E Washington Iowa City, IA 52240 RE: Carson Annexation Dear Anne: MMS Consultants, on behalf of Allen Development LLC, would like to request an annexation for the property south of Rohret Road and west of Highway 218, please see attached Annexation Exhibit for exact location. The property is currently owner by Thomas L Carson & Linda A Carson Revocable Living Trust, James T Carson Revocable Trust, and Rebecca Albertson Revocable Trust. Ownership is anticipated to be transferred to Allen Development LLC. The property is currently within Johnson County and is zoned residential. The applicant is proposing an annexation into the city limits of Iowa City. The property is within the growth area of the City of Iowa City, and is in compliance with the Comprehensive Plan. The applicant is requesting Interim Development zoning due to infrastructure not being available at this time. As infrastructure becomes available, the applicant intends to develop the property into new neighborhoods, in compliance with City planning documents. The property immediately to the north of the described parcels is within city limits, is currently zoned RR -1 and is also owned by Thomas L Carson & Linda A Carson Revocable Living Trust, James T Carson Revocable Trust, and Rebecca Albertson Revocable Trust. This property is also anticipated to transfer ownership to Allen Development LLC and be developed in conjunction with the property being requested for annexation. If you have any questions or comments please feel free to contact myself or John Yapp. Respectfully submitted, Jon Marner, Partner 7596-107L1.docx c.ARSON FARM Steve Carson, Mgr. 3207 Rohret Rd., Iowa City, IA 52246 (319)400-3427 August 8, 2020 Urban Planning Staff City of Iowa City 410 E. Washington Street Iowa City IA 52240 RE: Annexation of Carson Property To Urban Planning Staff: This letter is in support of the annexation by the City of Iowa City of approximately 1.95.0 acres of land owned by the Carson family in the Southwest District of Iowa City. The requested annexation of the property conforms with the projected development outlined in the 2002 Southwest District Plan for the Rohret South Subarea. This acreage appears to be the next logical area for city expansion to the west of US Hwy 218 and south of Rohret Road without skipping over other undeveloped property. Thank you for your consideration of this matter. Steve Carson Targeted Annexation/Rezoning Timeline (timeline subject to change): • Planning and Zoning Commission Meeting— 10/15/20 • Mailing applications to utilities and non -consenting parties — 11/05/20 • Mailing public hearing notices — 11/05/20 • Setting of Public Hearing by City Council — 11/17/20 • City Council Public Hearing — 12/01/20 • City Development Board Submission — 12/04/20 • City Development Board Meeting — 01/14/21 • Annexation Approval — 02/15/21 MINUTES PLANNING AND ZONING COMMISSION OCTOBER 15, 2020 —7:00 PM ELECTRONIC FORMAL MEETING FINAL MEMBERS PRESENT: Susan Craig, Mike Hensch, Phoebe Martin, Mark Nolte, Mark Signs, Billie Townsend MEMBERS ABSENT: STAFF PRESENT: Ray Heitner, Sarah Hektoen, Kirk Lehmann, Anne Russett OTHERS PRESENT: Luke Newton, Jon Harding, Jon Marner, Chant Eicke, Ryan Wade, Jeff Clark, William Means Electronic Meeting (Pursuant to Iowa Code section 21.8) An electronic meeting was held because a meeting in person is impossible or impractical due to concerns for the health and safety of Commission members, staff and the public presented by COVID-19. RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 the Commission set a public hearing for November 5, 2020 on an application to amend the Downtown and Riverfront Crossings Master Plan, a component of the City's Comprehensive Plan, to expand the West Riverfront Subdistrict to include approximately 3.16 acres south of Myrtle Avenue, west of Riverside Drive, north of the Iowa Interstate Railroad, and east of Olive Street. By a vote of 6-0 the Commissions recommends approval of REZ20-0001, a proposal to rezone approximately 3.1 acres of property located at the corner of Camp Cardinal Boulevard and Camp Cardinal Road, across the street from 80 Gathering Place Lane from Neighborhood Public (P-1) to Community Commercial with a Planned District Overlay (OPD/CC-2) subject to conditions: 1. Prior to the issuance of building permits, provision of a 15 -foot -wide utility easement along the property's east side. 2. Prior to the issuance of building permits, payment of $5,000 toward the upgrading of approximately 25 feet of Camp Cardinal Road that is adjacent to the subject property that does not meet City standards is made. This amount is based off of Camp Cardinal Road being a collector street, and the applicant contributing 25% of the cost of the approximately 25 feet of the road that needs to be improved to the north property line. By a vote of 6-0 the Commissions recommends approval of VAC20-0001 a vacation of 0.06 acres of Camp Cardinal Road right-of-way north of Camp Cardinal Boulevard and west of Gathering Place Lane in Iowa City. By a vote of 4-2 (Martin & Nolte dissenting) the Commissions recommends approval of ANN20-0001 and REZ20-0002, a voluntary annexation of approximately 196.17 acres rezoning from County Residential (R) and County Urban Residential (RUA) to Interim Development — Single -Family Residential (ID -RS) with the following conditions: 1. The developer satisfies the comprehensive plans annexation policy, as stated in Resolution 18- 211. By a vote of 6-0 the Commissions recommends approval of VAC20-0002, a vacation of the St. Mathias Alley right-of-way south of North Dodge Street and east of 1120 North Dodge Street in Iowa City, Iowa with the amendment to just include the western tip of the alley right-of-way. By a vote of 5-1 (Townsend dissenting) the Commissions recommends approval of REZ20-0008, a proposal to rezone approximately 12,000 square feet of land located at 400 North Clinton Street and 112 East Davenport Street from High -Density Multifamily Residential (RM -44) zone to Planned High Density Multifamily Residential (PRM zone subject to the following condition: 1. Substantial compliance with the site plan and elevations dated July 1, 2020 if any PRM bonus provisions or minor adjustments are requested for the property. By a vote of 6-0 the Commissions recommends approval of REZ20-005, a proposed amendment to the zoning code to allow minor adjustments in Planned High Density Multifamily Residential Zones (PRM) for new construction projects which involve preserving a separate historic structure, as illustrated in attachment one of the staff report. CASE NOS. ANN20-0001 AND REZ20-0002: Applicant: MMS Consultants Location: West of Highway 218 and south of Rohret Rd An application submitted for an annexation and rezoning from County Residential (R) and County Urban Residential (RUA) to Interim Development — Single -Family Residential (ID -RS) zone for approximately 196.17 acres of land currently in unincorporated Johnson County. Heitner began the staff report showing an aerial view of the subject property, it is located to the City's immediate southwest. It is a pretty big piece of land at 196.17 acres. Heitner said the current zoning is split zone with County Residential and County Urban Residential, which is one of the more denser County zoning designations. He next showed a map of the growth area and noted the entire subject property is within City's growth area. Heitner stated the entirety of the rezoning would be to Interim Development Single Family Residential (ID -RS). Heitner showed the concept plan from the current Southwest District Plan. The Plan envisions this area as an array of single-family housing units, some open space and a detention lake running through the middle of the subject property. Regarding the annexation, staff looks at the Comprehensive Plan and established growth policy to guide decisions regarding annexations. The annexation policy states that acquisitions occur primarily through voluntary petitions filed by property owners and the Comprehensive Plan states that voluntary annexation requests should be viewed positively when the following conditions exist. First, the area under consideration falls within the adopted long-range planning boundary. Heitner reiterated that is clearly the case here as the entirety of the subject property is within the City's growth area and annexation of this property is anticipated. Second, development in the area proposed for annexation will fulfill an identified need without imposing an undue burden on the City. Heitner did point out that this property is not serviced by sanitary sewer, but the City does have in its Capital Improvement Plan an allocation to extend sanitary sewer to this area projected for 2023. Heitner reiterated this annexation and rezoning would be to an interim zone which is intended as a placeholder until a property can be fully serviced by City services and development on this property will not take place until that sewer extension is provided. Additionally, this property is contiguous to City limits to the north and to the east, although separated by Highway 218, but it is not a leapfrog development being annexed. Third, control of the development in the area is in the City's best interest. Staff reviewed this and noted the annexation will help accomplish the City's larger goal of fulfilling the need of expanding housing options to accommodate the City's growing population. Staff is recommending that a condition of the rezoning be the developer satisfy the Comprehensive Plan's Annexation Policy requirement, Resolution 18-211, related to affordable housing, requiring that any development associated with annexation containing 10 or more dwelling units must have 10% of that development meet affordable housing provisions. In terms of zoning, Heitner reiterated it is currently in a split zone between County Rural and Urban Residential. The entirety of this rezoning would be for ID -RS, single family residential and again the ID -RS zone is to be in place until the City can provide services to support development. With respect to water, Heitner explained there are water mains on the north side of the road and that would probably be the access point for water service to this development. City Engineering staff has confirmed that facilitation of water service is possible upon subsequent developments, the developer will be required to pay water main extension fee of $456.75 per acre before public improvements are constructed. Heitner also noted the property does contain a blue line stream so there is potential for sensitive areas analysis that would accompany any subsequent development. Additionally, staff reached out to the Office of the State Archaeologist and that office recommended that an archaeological surface study be conducted prior to ground disturbing activities. Staff is not recommending that that study be a condition of this rezoning, but staff would like to see that study conducted before subsequent development takes place on this property. Heitner noted as common with annexations and interim rezones, the applicant does not have a design for street access or interior street connectivity to the property, those typically become available on subsequent rezoning and planning of the property. The role of the Commission is to determine whether the annexation and rezoning satisfies the following conditions as stated by the Comprehensive Plan's Annexation Policy that the area under consideration falls within the adopted Long Range Planning Boundary and development in the proposed area will fulfill an identified need without imposing an undue burden on the City, and that control of the development is in the City's best interest. In terms of next steps, pending approval from this Commission, Council would hold a public hearing on this annexation and rezoning request. Prior to that public hearing, utility companies and non -consenting parties will be sent the application by certified mail. Pending approval of annexation by Council the application will be sent to the State Development Board for approval as that's a requirement because there are other municipalities within two miles of this annexation request. Staff is recommending approval of ANN20-0001 & REZ20-0002, a voluntary annexation of approximately 196.17 acres rezoning from County Residential (R) and County Urban Residential (RUA) to Interim Development — Single -Family Residential (ID -RS) with the following conditions: 1. The developer satisfies the comprehensive plans annexation policy, as stated in Resolution 18- 211. Hensch asked if there is any reason to believe the State Development Board would have any objections to this. Heitner is not aware of any, the application fairly straightforward in terms of being within the growth area and being contiguous to the City. Hensch noted it is his understanding that that's really the biggest thing they look at with these annexation applications is whether there's continuity, or whether there's a leapfrog development being proposed so he suspects that the State Annexation Board will support this. Hensch added for the benefit of the newer members, an interim development zoning is just a placeholder and the Commission will see this again when it moves to a permanent rezoning for development. Heitner confirmed the Commission will review subsequent rezonings that take place in this area and said he only showed the concept plan that's currently within the Comprehensive Plan and staff is actually actively involved in doing a revision to that subarea plan for this District Plan so the sketch outlines a rough concept of streets but it's likely that that will be different as staff revises the District Plan here. Hensch also noted as an indicator of the growth going on this area, didn't the Commission a couple months ago approve a plat for north of Rohret, east of Slothower, for some infill development for that area. Heitner confirmed that is just north and west of this subject area. He added there's still a continued demand to develop outward in this area and that is why staff is working through the process of the revision to the sub area plan to make sure they have those goals and objectives for this area in place ahead of when most development takes place, and ahead of development and City service ability in this area. He stated that is something they hope to accomplish within the next year, the current plan is about 20 years old so it's due for an update. Craig noted she was confused when she reviewed this material because of the concept plan showed a huge body of water, but there's no water there in current pictures. She understands now that the concept plan showed in the staff report is from the Plan and the developer has no requirements to doing something that looks like that concept plan, they just have to follow the other guidelines the City has, and they can come back with a plan that has no water in it. Russett noted the maps that Heitner shared are the Future Land Use Map and associated concept for this area that are adopted as part of the Comprehensive Plan in the Southwest District Plan so any proposals for development out here staff needs to review against those adopted visions and policies. Staff is currently updating that vision and staff has known that the sewer extension was going to be coming and knew that this area would be opened up for development. Since this plan was adopted in 2002 it's time to revisit it and update it and create a new vision. They anticipate they will have a new plan adopted and any future rezonings will be reviewed against the new plan and that is likely to happen before the development because that isn't going to happen till 2023 when the sewer line is expanded as part of the Capital Improvement Plan. Nolte noticed in one of the concept drawings there was a fire station indicated. Heitner acknowledged that but said that was just conceptualized back in 2002 but that illustration was shown just as a reference there wouldn't be any guarantee that there would be a fire station on this corridor moving forward. Nolte stated that is some of his concern, that road is so heavily trafficked right now. Watts Development is putting in 600 homes to the west, the Weber School is already beyond capacity, and Kitty Lee Road is a is a very narrow chip seal road right now so he doesn't think it's a good feeder road to this development. He would also like to better understand the identified need and if this is the type of housing they're looking for in the future. It appears to be unwalkable urban sprawl and he thought they were trying to get away from some of that. The size and scope of this whole development scares him, he does like the neighborhood commercial for the residents that already live in that area. Signs asked what is a non -consenting party? Heitner replied that would be anyone opposed to the application. Russett added they are specifically property owners within the proposed annexation area. She added for this proposed annexation, there are no non -consenting parties. Hensch opened the public hearing. Luke Newton (MMS Consultants) added that the developer is in conversations with the Iowa City School District to address their needs and concerns. Hensch noted they don't have a full concept yet but asked if there would be a water detention area somewhere. Newton confirmed there would be. Hensch closed the public hearing. Hektoen asked for clarification on the annexation policy is with regards to affordable housing. Heitner clarified that as a condition of the annexation, the developer would be required to abide by the Comprehensive Plan's affordable housing policy related to annexation, detailed and Resolution 18-211 that basically states when new land is brought into the City, affordable housing is addressed in the process. Craig moved to recommend approval of ANN20-0001 and REZ20-0002, a voluntary annexation of approximately 196.17 acres rezoning from County Residential (R) and County Urban Residential (RUA) to Interim Development — Single -Family Residential (ID - RS) with the following conditions: 2. The developer satisfies the comprehensive plans annexation policy, as stated in Resolution 18- 211. Signs seconded the motion. Hensch acknowledge this is a little scary as it is a very large annexation, 200 acres almost, and no concept plan, however he really encourage people to look at this for what it is, interim development, and they will see this again. Also, staff is working on the Southwest District Plan so clearly that will change. Hensch wanted to caution everybody to not get too concerned about a concept plan. Signs noted also the process of changing the Southwest District Plan is going to involve a lot of public input and public meetings so the public will be able to weigh in on what they would actually like to see in this area. Townsend added she would just hope that the affordable housing pieces in there stay affordable, not just for 10 years or 20 years. Heitner agreed there would be plentiful opportunities for public involvement and the Commission will see the update as well. Signs noted having been through that process with the South District Plan here a couple years ago, it's extensive. Russett added they are taking a more targeted approach to this update, it's not an overall update of the entire District Plan, they're really focusing on this sub area, and this concept is pretty targeted. Martin noted she is typically not opposed to development, but one of the things that distresses her a little bit is that they are losing more and more farmland and while one of the things that they talk about is affordable housing, but there is also so much food insecurity. Granted the farmland out here is probably corn or soybeans, not something typically people are going to go and eat, but the point is that in the State of Iowa there is so much amazing land that is not used to its full potential. She understands this is going to take years and years to develop but wanted to put it on the record for people to think about the fact that making farmland available to smaller farms, people that are growing food to actually consume, should be at the forefront of conversation more so than just taking these this hundreds of acres and paving it over. Nolte agreed with Martin and is pro -development but stated this just doesn't make sense if they aspire to affordability and walkability and better transit and all those things, they can't just keep sprawling out like this. What good is it to have an affordable housing in a place where one must drive to get anywhere. He is also protective of farmland and realizes people own that land to develop it but it doesn't seem like the right way to grow the community over time. Hensch noted it's a voluntary annexation, so that's important to remember. Also if they don't allow for urban density within the City, then those houses will go somewhere, and then it will end up with one and five acre lots all throughout the County and actually take more land out of out of production. He doesn't know what the CSR (corn suitability rating) on this land is but that's a pretty important consideration, if it is in the 80s that's prime farmland, but if it's the 20s, 30s or 40s then it's production value is pretty low. He suggested perhaps in the future annexations they can be given the CSR listed on the properties. He added he is also responsible for local foods for Johnson County so he is very sensitive to this issue but these farms, like Martin said, are just corn and soybeans, there's nothing here that's going to be consumed by humans, and certainly not going to be consumed locally. He noted that is another issue and as a Commission how can they be proponents of local foods, or foods that humans consume locally, when the problem is land is so expensive in Johnson County that a farmer who's not growing commodity crops is likely unable to afford to purchase land to grow on those non commodity crops. Hensch acknowledged it's very difficult issue and something they probably should take up and have discussions about. Martin noted regarding the one and five acre plots and that taking up more land, when she was sent to New Orleans for a planning and zoning conference a few years back, one of the classes she took was on sustainability in food productivity, and those little lots can produce an enormous amount of food. She acknowledged that is a topic for a different time but just want to put that out there. Hensch agreed but unfortunately, those acres won't be zoned for agriculture or commercial production, so people wouldn't be able to grow crops for sale on those residential lots. A vote was taken and the motion passed 4-2 (Nolte and Martin dissenting). DEFERRED TO 12/15/20 Prepared by: Ray Heitner, Associate Planner, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5238 (REZ20- 0002) Ordinance No. Ordinance conditionally rezoning approximately 196.17 acres of land located west of Highway 218 and south of Rohret Rd. from County Residential (R) and County Urban Residential (RUA) to Interim Development Single -Family Residential (ID -RS) zone. (REZ20-0002) Whereas, the owners of of approximately 196.17 acres of land located west of Highway 218 and south of Rohret Road have requested that the land be rezoned from County Residential (R) zone and County Urban Residential (RUA) to Interim Development Single -Family Residential (ID - RS) zone; and Whereas, the Comprehensive Plan, specifically the Southwest District Plan, indicates that the subject area is appropriate for residential development; and Whereas, interim zoning allows for managed growth until utilities are identified and the land is platted; and Whereas, there is a public need to accommodate demand for affordable housing in Iowa City; and Whereas, the Planning and Zoning Commission has determined that, with reasonable conditions regarding satisfaction of these public needs through the provision of affordable housing, the requested zoning is consistent with the Comprehensive Plan; and Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa that: Section I Approval. Subject to the Conditional Zoning Agreement attached hereto and incorporated herein, the property described below is hereby reclassified from its current zoning designation of County Residential (R) zone and County Urban Residential (RUA) zone to Interim Development Single -Family Residential (ID -RS) zone: A PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER, THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER, THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER, AND THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 19, AND A PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 20, ALL OF TOWNSHIP 79 NORTH, RANGE 6 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, JOHNSON COUNTY, IOWA, DESCRIBED AS FOLLOWS: Beginning at the Southeast Corner of the Northeast Quarter of Section 19, Township 79 North, Range 6 West, of the Fifth Principal Meridian, Johnson County, Iowa; Thence S89°18'06"W, along the South Line of said Northeast Quarter, 2651.04 feet, to the Southwest Corner thereof; Thence N00°00'29"E, along the West Line of said Northeast Quarter, 2610.20 feet; Thence N44043'20"E, 46.90 feet, to a Point on the North Line of said Northeast Quarter; Thence N89026'11"E, along said North Line, 2617.53 feet, to the Northeast Corner thereof; Thence N89°44'19"E, along the North Line of the Northwest Quarter of the Northwest Quarter of Section 20, Township 79 North, Range 6 West, of the Fifth Principal Meridian, 737.85 feet, to its intersection with the Northeasterly Right - of -Way Line of Highway #218; Thence S48004'02"E, along said Northeasterly Right -of -Way Line, Ordinance No. Page 2 793.23 feet, to its intersection with the East Line of said Northwest Quarter of the Northwest Quarter; Thence S00001'48"W, along said East Line, 630.90 feet, to its intersection with the North Line of Lot 1 of Kitty Lee Subdivision, in accordance with the Plat thereof Recorded in Plat Book 28 at Page 3 of the Records of the Johnson County Recorder's Office; Thence S87°35'06"W, along said North Line, 306.03 feet, to the Northwest Corner of said Lot 1; Thence S01 °42'33"W, along the West Line of said Lot 1, a distance of 144.26 feet, to its intersection with the South Line of the Northwest Quarter of the Northwest Quarter of said Section 20; Thence S89°47'19"W, along said South Line, 1017.56 feet, to the Southwest Corner thereof, and the Northeast Corner of the Southeast Quarter of the Northeast Quarter of said Section 19; Thence S00°00'12"E, along the East Line of said Southeast Quarter of the Northeast Quarter, 1318.50 feet, to the Point of Beginning. Said Annexation Parcel contains 196.17 Acres, and is subject to easements and restrictions of record. Section II. Zoning Mao. The Building Inspector is hereby authorized and directed to change the zoning map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and publication of this ordinance by law. Section III. Conditional Zoning Agreement. The mayor is hereby authorized and directed to sign, and the City Clerk attest, the Conditional Zoning Agreement between the property owner(s) and the City, following passage and approval of this Ordinance. Section IV. Certification And Recording. Upon passage and approval of the Ordinance, the City Clerk is hereby authorized and directed to certify a copy of this ordinance and to record the same, at the office of the County Recorder of Johnson County, Iowa, at the owner's expense, all as provided by law. Section V. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section VI. Severabilitv. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section VII. Effective Date. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this day of 20 Mayor Approved Attest: City Clerk City Attorney's Office (Sara Greenwood Hektoen —11/24/2020) Prepared by: Ray Heitner, Associate Planner, 410 E. Washington, Iowa City, IA 52240 (319) 356-5238 (REZ20-0002) Conditional Zoning Agreement This agreement is made between the City of Iowa City, Iowa, a municipal corporation (hereinafter "City"); and Thomas L. Carson and Linda A. Carson Revocable Living Trust, James T. Carson Revocable Trust, Rebecca Albertson Revocable Trust, and Steven M. and Mary Beth Carson, (hereinafter collectively referred to as "Owner"), and Allen Homes, Inc. (hereinafter referred to as "Applicant"). Whereas, Owner is the legal title holder of approximately 196.17 acres of property located west of Highway 218 and south of Rohret Road; and Whereas, Applicanthas requested the rezoning of approximately 196.17 acres of land located west of Highway 218 and south of Rohret Road from County Residential (R) zone and County Urban Residential (RUA) zone to Interim Development Single -Family Residential (ID - RS) zone; and Whereas, the Comprehensive Plan, specifically the Southwest District Plan, indicates that the subject area is appropriate for residential development; and Whereas, this rezoning creates public needs to accommodate demand for affordable housing in Iowa City; and Whereas, the Planning and Zoning Commission has determined that, with reasonable conditions regarding satisfaction of these public needs through the provision of affordable housing, the requested zoning is consistent with the Comprehensive Plan; and Whereas, Iowa Code §414.5 (2020) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above existing regulations, in order to satisfy public needs caused by the requested change; and Whereas, the Owner and Applicant agree to develop this property in accordance with the terms and conditions of this Conditional Zoning Agreement. Now, therefore, in consideration of the mutual promises contained herein, the parties agree as follows: 1. Thomas L. Carson and Linda A. Carson Revocable Living Trust, James T. Carson Revocable Trust, Rebecca Albertson Revocable Trust, Steven M. and Mary Beth Carson, are the legal title holders of the property legally described as: A PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER, THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER, THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER, AND THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 19, AND A PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 20, ALL OF TOWNSHIP 79 NORTH, RANGE 6 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, JOHNSON COUNTY, IOWA, DESCRIBED AS FOLLOWS: Beginning at the Southeast Corner of the Northeast Quarter of Section 19, Township 79 North, Range 6 West, of the Fifth Principal Meridian, Johnson County, Iowa; Thence S89°18'06"W, along the South Line of said Northeast Quarter, 2651.04 feet, to the Southwest Corner thereof; Thence N00°00'29"E, along the West Line of said Northeast Quarter, 2610.20 feet; Thence N44043'20"E, 46.90 feet, to a Point on the North Line of said Northeast Quarter; Thence N89026'11"E, along said North Line, 2617.53 feet, to the Northeast Corner thereof; Thence N89'44'1 9"E, along the North Line of the Northwest Quarter of the Northwest Quarter of Section 20, Township 79 North, Range 6 West, of the Fifth Principal Meridian, 737.85 feet, to its intersection with the Northeasterly Right -of -Way Line of Highway #218; Thence S48°04'02"E, along said Northeasterly Right -of -Way Line, 793.23 feet, to its intersection with the East Line of said Northwest Quarter of the Northwest Quarter; Thence S00°01'48"W, along said East Line, 630.90 feet, to its intersection with the North Line of Lot 1 of Kitty Lee Subdivision, in accordance with the Plat thereof Recorded in Plat Book 28 at Page 3 of the Records of the Johnson County Recorder's Office; Thence S87°35'06"W, along said North Line, 306.03 feet, to the Northwest Corner of said Lot 1; Thence S01°42'33"W, along the West Line of said Lot 1, a distance of 144.26 feet, to its intersection with the South Line of the Northwest Quarter of the Northwest Quarter of said Section 20; Thence S89°47'19"W, along said South Line, 1017.56 feet, to the Southwest Corner thereof, and the Northeast Corner of the Southeast Quarter of the Northeast Quarter of said Section 19; Thence S00°00'12"E, along the East Line of said Southeast Quarter of the Northeast Quarter, 1318.50 feet, to the Point of Beginning. Said Annexation Parcel contains 196.17 Acres, and is subject to easements and restrictions of record. 2. Owner and Applicant acknowledge that the City wishes to ensure conformance to the principles of the Comprehensive Plan. Further, the parties acknowledge that Iowa Code §414.5 (2020) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above the existing regulations, in order to satisfy public needs caused by the requested change. 3. In consideration of the City's rezoning the subject property, Owner and Applicant agree that development of the subject property will conform to all other requirements of the Zoning Code, as well as the following conditions: a. Prior to issuance of a building permit, Owners shall execute an affordable housing agreement committing to one or more of the following methods to satisfy the annexation policy: i. rent or sell 10% of the total units constructed on the above-described real estate to income -eligible families for a period of 20 years from the date certificates of occupancy are issued for each such affordable unit, to be administered in accordance with Iowa City Code of Ordinance 14-2G-8, or a similar state or federal affordable housing program; or ii. convey 10% of the total units to the City or an affordable housing provider for such affordable housing purposes; or iii. the payment of a fee -in -lieu thereof to the City's affordable housing fund, in an amount established by Resolution 18-213, approved on July 17, 2018, or, if said Resolution has been rescinded at the time Owners apply for a building permit, as otherwise established by Council resolution. 4. The conditions contained herein are reasonable conditions to impose on the land under 2 Iowa Code §414.5 (2020), and that said conditions satisfy public needs that are caused by the requested zoning change. 5. 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. In the event the subject property is transferred, sold, redeveloped, or subdivided, all development will conform with the terms of this Conditional Zoning Agreement. 6. Nothing in this Conditional Zoning Agreement shall be construed to relieve the Owner from complying with all other applicable local, state, and federal regulations. 7. 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 City of Iowa City day of Bruce Teague, Mayor Attest: Kellie Fruehling, City Clerk Appr ed by: Z / City Attorney's Office (Sara Greenwood Hektoen — 11/24/2020) 20 Thomas L. Carson and Linda A. Carson Revocable Living Trust James T. Carson Revocable Trust M Rebecca Albertson Revocable Trust By: Mary Beth Carson M Steven M. Carson L17 Allen Homes, Inc. By: City of Iowa City Acknowledgement: State of Iowa ) ss: Johnson County ) This instrument was acknowledged before me on , 20_ by Bruce Teague and Kellie Fruehling as Mayor and City Clerk, respectively, of the City of Iowa City. Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) Thomas L. Carson and Linda A. Carson Revocable Living Trust Acknowledgement: State of County of This record was acknowledged before me on 2020 by (Name(s) of individual(s) as (type of authority, such as officer or trustee) of Thomas L. Carson and Linda A. Carson Revocable Living Trust. Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) My commission expires: James T. Carson Revocable Trust Acknowledgement: State of County of _ This record was acknowledged before me on , 2020 by (Name(s) of individual(s) as (type of authority, such as officer or trustee) of the James T. Carson Revocable Trust. Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) My commission expires: Rebecca Albertson Revocable Trust Acknowledgement: State of County of This record was acknowledged before me on 2020 by (Name(s) of individual(s) as (type of authority, such as officer or trustee) of the Rebecca Albertson Revocable Trust. Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) My commission expires: Steven M. and Mary Beth Carson Acknowledgement: State of _ County of This record was acknowledged before me Mary Beth Carson. Allen Homes, Inc. Acknowledgement: State of ZT'"�A County of �oyYu/s 2020 by Steven M and Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) My commission expires: This record was acknowledged before me on N'0' 2 7 , 2020 by ,91 /G, (Name(s) of individual(s) as a�o�y (type of authority, such as officer or trustee) of Allen Homes, Inc. Notary Public in and Or the State of Iowa (Stamp or Seal) WF rs JOHN W YAP If IONN W YAPP z Commission NumG! 818811 Commission Number 815696 My Commisslon Explras Title (and Rank) My Commisslon Expires ! w March 8, 202Y March 8, 2022 My commission expires: Iowa Code §414.5 (2020), and that said conditions satisfy public needs that are caused by the requested zoning change. 5. 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. In the event the subject property is transferred, sold, redeveloped, or subdivided, all development will conform with the terms of this Conditional Zoning Agreement. 6. Nothing in this Conditional Zoning Agreement shall be construed to relieve the Owner from complying with all other applicable local, state, and federal regulations. 7. 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 Thomas L Carson and Linda A. Carson Revocable Living Trust Bruce Teague, Mayor Attest: Kellie Fruehling, City Clerk Approved by: City Attorney's Office By: James T. Carson Revocable Trust Rebecca Albertson Revocable Trust In Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) My commission expires: James T. Carson Revocable Trust Acknowledgement: State ofJ-tea County of W e i eEn") This record was acknowledged before me on /Jr 3c , 2020 by pian es Lw 5ov' (Name(s) of individual(s) as frusie e (type of authority, such as officer or trustee) of the ((James T. Carson Revocable Trust. DEBORAH S ELGIN Notary Public in and for the tate of Iowa F cvnvn Wm Number 122057 �► D0"�!''$" (Stamp or Seal) Title (and Rank) My commission expires: 3%8 _a 1 Rebecca Albertson Revocable Trust Acknowledgement: State of County of This record was acknowledged before me on , 2020 by (Name(s) of individual(s) as (type of authority, such as officer or trustee) of the Rebecca Albertson Revocable Trust, Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) My commission expires: 5 krvra Code §014.5 (2020). and that said owd4om safety puti"a nords that aro weed by the req":Iw zarir1g d-an3e. S. TW Cordrtanal ZWWV AWO&YOM " ba deemed to be a covenant n"ft with ttw I" and weft- Goo to the MM' end dW mWer - In hA force and effed a& A covenant W h two w the lana. wrens or until rdaaaad d reoad by fisc C.�y of lawn Ctty, Tt-e parta7 ftatttar afArtoaR&d!]e tisk OW aprsrhartt dW k%" to the berwR of and Ord as arocasaorL MprasantWVM. and Aetptwd Pubes bes in ft event fisc su*d prope4y is Warsdwold rs& S. rodovskoed. Or atbarol W. as devoits v",f, wis CO(OOrm wAh the roam-& of 04 Cendaw w Z&* q ApreatrMM. 5. Nov" In this Con w(W Z4" Apeowtt WW be oprtatrtraa b tst+ave the OV -1W from 44rtrp" wkh M other turd, Stent. and W" t*WA ons. 7. This C4ndowW Zonirp A?ean WA 00 W M*d by rdersmca "'a Vw Ordnance mzmwo go wAIW prWAV, wd to upon ad*Wn and p -/W Ion OR the or orwrce, this agrosnWOL shad be reOMW N the dotnson OMMty Record" Offwu a - ow Apps cant's eYpm w _.2020 city of Contra Gly Thornes L- Carson and urda A. Csmon Revoc" LMng Trust SrWe Taequa, Mayor Or Ahvf James T. Carson Revocable Trust Kefrs FA*hh-q. CAN Ckrk ApWoved oN- Fly, cry Auy & crc� Retirccs Albertson RevocsWe Trust Mary Both Carson liy, blawan M. Canon sy— Alien Marls, Inc. 8r. City of Iowa City AckrwwladQe rd! Stato of to" I } ae Jorntan Coirity i Tris kisM! orm was acknowledged beWo ms on . 20 W brucs Twgus and Ke" Fruehlen as Maroc and CKy Ckrk, rsspeu,,. j, of fns Uy—Of iow &y. NOWry Ptbkc in and for frMB Stale Of Iowa (SiMiro or S") Tide (and Rw*) Thomas L. Carson and Linda A. Canon Revocable L,lving Trust AckmwOodpsmanf- Stain a! .� . County cw r r Tle-a rec ced was "kf*wledgW before me on %I 1, j1'�r1� —. N2Q by 1'}M flrw:y'L (Nan.s{fydridw'idita6(s)so {arc/"r'. (tynn of aubiorky, such as olhcbr or hot") of Thornes L. Carson and latya A. Carom Revocable L" Trust. 4 ,wr1.y store WNY Pow in and for pw Stn;# of4ewa• QltVA . rrstun n,er� c p cow (MwMw Seat) CaVWSSrWi NO M'e/FP arw+asaatrnesN. vw�nrw 746(wWRAIkj fry�rnmssbnerpbas$�m2 _ !amts T. limon Revocable Trust Atknowiedpement: Stam bf County of Thin reoord Was a`dWOW 'OgW bele# me en ,2020 tV (NamNy of rMPAWKs) a _ SMRs of auftnM, w -ch as offow a UuMes) of fns Jarnes T. C#nan Revocable Trust. Nowt' Rank i "for am State of bap (Stamp or Seat) Too (WO Ree*) my oxwnnsron aayires. Rebecca AReAson Rn"abfs Trust Atkfto*kdgament: State or Courcy This record was &:urrowkdped before "an .2G20 by TINan+afc)dindxdual{sfas f'hm of auCaxdy,arch as O f4tr a Kstea) of h+e Robb tu Abe torn Revdcabk TnW Nafry Pufafc in and lar the $tate of lova (Swo at Seal} Tek (ted Rank) My oorne.►slone'vts,�.,�._. - Mary Beth Carson ME a �A.�:i/ Steven M. Carson By: Allen Homes, Inc. By: City of Iowa City Acknowledgement: State of Iowa ) ss: Johnson County ) This instrument was acknowledged before me on and Kellie Fruehling as Mayor and City Clerk, respectively, of the City of Iowa City. Bruce Teague Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) Thomas L. Carson and Linda A. Carson Revocable Living Trust Acknowledgement: State of County of This record was acknowledged before me on 2020 by (Name(s) of individuals) as (type of authority, such as officer or trustee) of Thomas L. Carson and Linda A. Carson Revocable Living Trust. 4 Steven M. and Mary Beth Carson Acknowledgement: State of�L Wrl County oTDbrL-51 )6) This record was acknowledged before me on I V jj!/ OLV 2020 by Steven M. and Mary Beth Carson. in and (Stamp or Seal) � 'i� TMERESAACASWELL Ti le (as�(gauk) F �etesee My commission expires: Allen Homes, Inc. Acknowledgement: State of County of This record was acknowledged before me on , 2020 by (Name(s) of individual(s) as (type of authority, such as officer or trustee) of Allen Homes, Inc. Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) My commission expires: Iowa Code §414.5 (2020), and that said conditions satisfy public needs that are caused by the requested zoning change. 5. 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. In the event the subject property is transferred, sold, redeveloped, or subdivided, all development will conform with the terms of this Conditional Zoning Agreement. 6. Nothing in this Conditional Zoning Agreement shall be construed to relieve the Owner from complying with all other applicable local, state, and federal regulations. 7. 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 Thomas L. Carson and Linda A. Carson Revocable Living Trust Bruce Teague, Mayor By: Attest: Kellie Fruehling, City Clerk Approved by: City Attorney's Office James T. Carson Revocable Trust Rebecca Albertson Revocable Trust Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) My commission expires: James T. Carson Revocable Trust Acknowledgement: State of _ County of This record was acknowledged before me on , 2020 by (Name(s) of individual(s) as (type of authority, such as officer or trustee) of the James T. Carson Revocable Trust. Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) My commission expires. Rebecca Albertson Revocable Trust Acknowledgement: State of 1 County of 7 c P 1 < This record was acknowledged before me on 1l 50 2020 by # i< oetc a 15 a� (Name(s) of individual(s) as 7>." (type of authority, such as officer or trustee) of the Rebecca Albertson Revocable Trust. r- Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) iLb 6 , y My commission expires: Aog t3 2,j z r Item Number: 10.c. �r -4 ot ,� ::in 4 N CITY OE IOWA CITY www.icgov.org December 1, 2020 Ordinance conditionally rezoning approximately 12,000 square feet of land located at 400 N. Clinton Street and 112 E. Davenport Street to Planned High Density Multi -Family Residential (PRM) zone. (REZ20-0008) ATTACHMENTS: Description PZ Staff Report w Attachments Correspondence Final PZ Minutes Rezoning Ordinance Conditional Zoning Agreement CZA Attachment STAFF REPORT To: Planning and Zoning Commission Item: REZ20-0008 — 400 N. Clinton St. & 112 E. Davenport St. GENERAL INFORMATION: Applicant: Property Owner: Requested Action: Purpose: Location: Location Map: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning Prepared by: Anne Russett, Senior Planner Date: October 15, 2020 Jeff Clark 319/ 631-1867 0effmc1973(a)-yahoo.com John R. Rummelhart, Jr. Rezoning from High Density Multi -Family Residential (RM -44) to Planned High Density Multi - Family Residential (PRM) Development of multi -family housing 400 N. Clinton Street & 112 E. Davenport Street `wk_� 12,000 square feet Residential, RM -44 North: RM -44, Multi -family residential South: PRM, Multi -family residential East: RM -44, Multi -family residential West: Institutional Public (P-2), Residence Hall Comprehensive Plan: 25+ dwelling units / acres District Plan: Neighborhood Open Space District Public Meeting Notification: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: K Central District, High Density Multi -Family C1 Property owners and some residents located within 500' of the project site received notification of the Planning and Zoning Commission public meeting. Rezoning signs were also posted on the site. September 24, 2020 November 9, 2020 The applicant, Jeff Clark, has requested a rezoning from High -Density Multi -Family Residential (RM -44) zone to Planned High Density Multi -Family Residential (PRM) zone for 12,000 square feet of land located at 400 N. Clinton Street and 112 E. Davenport Street. The proposed rezoning request is being pursued in conjunction with the proposed zoning code amendment to allow minor adjustments in PRM zones for new construction projects which involve preserving a separate historic structure (REZ20-0005) and a rezoning application to designate the property at 410-412 N. Clinton Street as an Iowa City Historic Landmark (REZ20-0009). Staff has been coordinating with the applicant on the proposed redevelopment of 400 N. Clinton Street and 112 E. Davenport Street for several months. Here is a summary of the timeline: January 2019: o The City Council considered an Iowa City Historic Landmark rezoning for the property at 410-412 N. Clinton Street (Figure 1). Both the Historic Preservation Commission and the Planning and Zoning Commission recommended approval of the landmark rezoning. While a majority of the City Council supported the designation, the vote ultimately failed as a supermajority was required, but not reached. o After the failed vote at Council, City staff reached out to the property owner to explore possible scenarios that could result in a voluntary local historic landmark designation. Through discussions, the property owner of 410-412 N. Clinton Street mentioned the possibility of acquiring two properties immediately to the south — 400 N. Clinton Street and 112 E. Davenport Street (Figure 2). Assuming acquisition of these properties, the property owner was open to exploring a scenario in which the City would grant extra development potential on those lots in exchange for the local landmark designation of 410-412 N. Clinton Street. The additional development potential would include a rezoning of 400 N. Clinton Street and 112 E. Davenport Street to the PRM zone and potential text amendments to the PRM zone bonus provisions, which offer regulatory incentives for projects that provide public benefits. • May 2019: Prior to exploring this option with the property owner, staff presented this option at a City Council work session. During this work session the City Council expressed a willingness to consider a rezoning and text amendment. • January 2020: Staff presented the proposal to redevelop 400 N. Clinton Street and 112 E. Davenport Street in exchange for the designation of 410-412 N. Clinton Street as a local historic landmark to the Historic Preservation Commission. The main takeaway from 3 this meeting was to continue to explore solutions resulting in the local landmark designation of 410-412 N. Clinton Street. • February 2020: Staff shared the Historic Preservation Commission's comments with the City Council. • February — June 2020: After the February Council meeting, the applicant worked with an architect to further revise the plans for the proposed redevelopment of 400 N. Clinton Street and 112 E. Davenport Street. July 2020: Both the Historic Preservation Commission and the City Council reviewed the revised plans [Attachment 3]. The Historic Preservation Commission and the City Council supported the revised plans and had the following comments: o Development of a rehabilitation plan based on the Secretary of Interior Standards for the 1860s historic building located at 410-412 N. Clinton Street. o Salvage of demolished buildings at 400 N. Clinton and 112 E. Davenport Streets. o Ensure that the proposed wall around the open space is not physically connected to the historic structure. o Substantial compliance with the concept plan and elevations to ensure the height is capped at 5 stories. Figure 1 . 410-412 N. Clinton Street Figure 2. 400 N. Clinton Street & 112 E. Davenport Street ri U"k FTIT W&I Current Zoning: The property is currently zoned RM -44. The purpose of the RM -44 zone is to establish areas for the development of high density, multi- family dwellings and group living quarters. Properties zoned RM -44 should have good access to all city services and facilities, including transit. Vehicular access and parking should be designed carefully to ensure efficient traffic and pedestrian circulation on adjacent streets. Due to the high density permitted in this zone, careful attention to site design is expected. Proposed Zoning: The applicant has requested a rezoning to PRM. The purpose of the planned high-density multi -family residential zone (PRM) is to provide for development of high-density multi -family housing in close proximity to centrally located employment, educational, and commercial uses. Because of the high density of development anticipated in this zone, special consideration of building and site design is required. The PRM bonus provisions provide regulatory incentives for projects that provide public benefits. For example, increases in height, density, and reductions in setbacks. The maximum base height in the PRM zone is 35 -feet, but with bonuses may increase to 65 -feet. Compliance with Comprehensive Plan: The Future Land Use Map of the Comprehensive Plan has designated this area for residential development at a density of 25+ dwelling units per acre. The Central District Plan identifies this area as appropriate for High Density Multi -Family Residential Development, which is intended for high density residential development at 16-49 dwelling units per acre. This designation is reserved for areas close to downtown, the University, and other employment centers that have good access to city services and facilities. The proposed amendment aligns with goals related to the preservation and rehabilitation of historic buildings with the demand for infill development near downtown. Specifically: • Identify and support infill development and redevelopment opportunities in areas where services and infrastructure are already in place. • Support the Historic Preservation Commission's efforts to meet its goals. • Support housing rehabilitation programs and re -invest in housing in existing neighborhoods. Compatibility with Neighborhood: The site of the proposed rezoning is surrounded by existing multi -family residential development, as well as University of Iowa residence halls. The existing building to the north is two stories in height. Currier Hall across Clinton Street to the west is five stories in height. The concept provided by the applicant shows a five -story building with 32 dwelling units, 71 bedrooms and 21 subterranean parking spaces. It also incorporates 1,768 square feet of open space between the historic structure at 410-412 N. Clinton Street and the new building. Figure 3 shows the west elevation of the building which incorporates many of the suggestions made by staff, the Historic Preservation Commission, and the City Council. The concept shows a building that was reduced to five stories from previous concepts to align better with the height of Currier Hall across the street. It also incorporated a flat roof to visually reduce the building scale and added open space. The plans incorporate a portion of the new construction that wraps around the historic structure. That portion of the building is reduced to three stories. To ensure compatibility with the existing context of the neighborhood in terms of scale, and honor the Historic Preservation Commission's request that the height not exceed the 56 -feet as shown, staff proposes a condition to require substantial compliance with the attached site plan and elevations. 5 Figure 3. West Elevation NEXT STEPS: Upon recommendation from the Planning and Zoning Commission, a public hearing will be scheduled for consideration by the City Council. This rezoning is connected to the proposed PRM text amendment (REZ20-0005) and the local landmark rezoning of 410-412 N. Clinton Street (REZ20-0009), which will also be reviewed by the Planning and Zoning Commission. Staff plans to have all three applications on the December 2, 2020 City Council agenda, with public hearings set at the Council's November 17 meeting. STAFF RECOMMENDATION: Staff recommends approval of REZ20-0008, a proposal to rezone approximately 12,000 square feet of land located at 400 N. Clinton Street and 112 E. Davenport street from High -Density Multi - Family Residential (RM -44) zone to Planned High Density Multi -Family Residential (PRM) zone subject to the following condition: 1) Substantial compliance with the site plan and elevations dated July 1, 2020 if any PRM bonus provisions or minor adjustments are requested for the property. ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Site Plan and Elevations; July 1, 2020. Approved by: 1 +10 DOFi Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services i r _4 CITY OF IOWA CITY i*6 - .4 FAIRCHILD ST_ r- ! 4 •.- � •�. _� 1 "ice _ - :� ■.�"+ _ .. will _ r z ? r+ 0] J EDAVENPORT ST ` 1' la LOW 3 Os ti _� r•: S1 '7 —� iL An application submitted by Jeff Clark, for the rezoning of approximately 0.3 acres of property located at 400 North Clinton Street and 112 East Davenport Street from High Density Multi- family ulti family (RM -44) to Planned High Density Multi -Family (PRM). i I designer Shelley McCafferty shellmac7@yahoo.com 605.209.7898 sheet title Site Plan date July 1, 2020 sheet number Garage Floor Plan 1 Scale: 1/8" = 1'-0" designer Shelley McCafferty shellmac7@yahoo.com 605.209.7898 sheet title First Floor Plan date July 1, 2020 sheet number First Floor Plan 1 Scale: 1/8" =1 '-0" designer Shelley McCafferty shellmac7@yahoo.com 605.209.7898 r� u O O cc sheet title First Floor Plan date July 1, 2020 sheet number 3 Q Second Floor Plan 1 scale: 1/8" = 1'-0" designer Shelley McCafferty shellmac7@yahoo.com 605.209.7898 r� u O O cc sheet title Second Floor Plan date July 1, 2020 sheet number Q Third Floor Plan 1 Scale: 1/8" = T-0" designer Shelley McCafferty shellmac7@yahoo.com 605.209.7898 r� u O O cc sheet title Third Floor Plan date July 1, 2020 sheet number 5 Q Fourth Floor Plan 1Scale: 1/8" = 1'-0" (4) designer Shelley McCafferty shellmac7@yahoo.com 605.209.7898 r� u O O cc sheet title Fourth Floor Plan date July 1, 2020 sheet number Q Fifth Floor Plan 1 Scale: 1/8" = T-0" designer Shelley McCafferty shellmac7@yahoo.com 605.209.7898 r� u O O cc sheet title Fifth Floor Plan date July 1, 2020 sheet number 7 Q 1 Roof Plan Scale: 1/8" = T-0" designer Shelley McCafferty shellmac7@yahoo.com 605.209.7898 r� u O O cc sheet title Roof Plan date July 1, 2020 sheet number Q nnrTAI CII Mlnln DRll,f\ QUF\LLIV VVfiLL I II I I I I I I L I � - � I r_J_�_� r_�_L_, I I I I I I I I j) -West Elevation Scale: 1/8" = T-0" designer Shelley McCafferty shellmac7@yahoo.com 605.209.7898 rim Imo- J O O cc sheet title West Elevation date July 1, 2020 sheet number Q a I ■ _=■==gin= ■ __■_■_= ■ ROOFTOP TERRACE I� I� I� I� I� I� I� I� II� I I I, I� I� I� I� I, I, JI� 1 South Elevation scale: 1/8" = 1'-0" designer Shelley McCafferty shellmac7@yahoo.com 605.209.7898 LE O O cc sheet title South Elevation date July 1, 2020 sheet number 10 Q ------------------------------------------------------------------------------------------------------------------------------- J——J —L iL L ---- East Elevation Scale: 1/8" = T-0" designer Shelley McCafferty shellmac7@yahoo.com 605.209.7898 r� u O O cc sheet title East Elevation date July 1, 2020 sheet number 11 Q ss T-1- T L --- ----------------------------------------------------------------------------------------------L---J ---- S-------------------------------------------------------------------J r T r F--J-L-�-------------- F- L--1 L -----J L---------------- L -----J North Elevation Scale: 1/8" = T-0" designer Shelley McCafferty shellmac7@yahoo.com 605.209.7898 r� u O O cc sheet title North Elevation date July 1, 2020 sheet number 12 Q From: William Means To: Anne Russett Cc: Jessica Bristow Subject: Zoning Meeting on 400 N Clinton Date: Thursday, October 15, 2020 12:10:25 PM I F�I$K Dear Anne: & Members of the Zoning Commission Just yesterday I found out about the hearing about the re -zoning meeting tonight for 400 N. Clinton and 112 E. Davenport. Hopefully this email will get to you in time to include in the meeting. AM OPPOSED TO MAKING A ZONING CHANGE. I understand that the new zoning classification will allow for increased density and raises the maximum height of any new building. I believe that I emailed you in March of my opposition. My family has resided on the northwest corner of Fairchild and Dubuque Streets since 1920. 1 am the 3rd generation to live at 120 Fairchild. I maybe the last owner occupied residence in the area. (Market to Church, Dubuque to Clinton.) My house and carriage house was listed on the National Registry of Historical Places with the State of Iowa and the National Park Service in 1982 as the Jackson -Swisher - Keyser House & Carriage House. I have just completed a major restoration of the exterior. An article in the 20 February 2020 Iowa City Press -Citizen described the Cochran-Sharpless-Dennis House as as being one of very few pre -Civil War buildings that remain in town and deserves to be restored and preserved. For over 50 years the height restrictions in this area has limited building to three stories. Just to the north, and within the 400 block of North Clinton is the Schaumberg House which the University moved from the 300 block of North Clinton and restored for use by the writers' program. Across the street at 507 North Clinton is the Dey House which is the headquarters of the Writer's Worship Program. North Clinton Street ends after the 500 block at Church Street with the University President's House. My home at 120 Fairchild is sightly over 1/2 block from 412 North Clinton. Any new apartment building over 3 stories would significantly change the overall architectural climate of what remains of the original homes. No building North of Market Street is currently over 3 stories. Within one block of the area proposed to be rezoned to allow for increased height and density are four homes of significance: (1) Schaumberg House, (2) The Dey House, (3) the President's House, and (4) the Jackson -Swisher -Keyser House & Carriage House. Also, in the immediate area are two sorority house and a church. Any apartment buildings built in the last 30 years have meet current standards - even as they replaced the original homes. The zoning needs to remain to current height and density. Any new building needs to conform to the current standards. Of additional concern is while the area is very attractive for student housing, the current enrollment at the University has decreased and is projected to continue to decline. Significant new construction in the down -town and immediate areas has resulted in a surplus in housing units. The Clarks were recently approved to build 15 story buildings on Burlington Street which will add 1,575 beds. Major redevelopment is approved for the 100 block of College Street. There is no need to increase the number of units in the proposed rezoning area. Making the proposed zoning changes will just be another example of those with deep pockets getting their way and changing neighborhoods. The majority of the homes, converted homes, and apartments are owned by small landlords. It has been the policy of the City of Iowa City to encourage the converted homes in the Near NorthSide Neighborhood to be restored to single family homes. Saving and moving the Gloria Dei Lutheran home across Market Street to a city owned parking lot is an example of the previous commitment of the City Government to character of the neighborhood. Making the proposed zoning change is unnecessary and will significantly change the charm of the neighborhood. While I would like to see the Cochran-Sharpless-Dennis house preserved and restored, I do not think that it is necessary to make such significant zoning changes to do so. Thank You, William Means 120 East Fairchild Street Planning and Zoning Commission October 15, 2020 Page 16 of 24 Hensch stated he is a huge fan and proponent of neighborhood commercial and completely supports this. A vote was taken and the motion passed 6-0. CASE NO. REZ20-0008: Applicant: Jeff Clark Location: 400 N. Clinton Street and 112 E. Davenport Street An application for a rezoning from High Density Multi -Family Residential (RM -44) zone to Planned High Density Multi -Family Residential (PRM) zone for approximately 12,000 square feet. Russett began the staff report noting the property is located at the corner of North Clinton Street and East Davenport Street. The zoning map shows the area is currently zoned RM -44 and the proposal is to PRM and there is some PRM to the south and to the west. Russett stated there's a lot of background and history on this proposed rezoning. Back in January 2019 the Historic Preservation Commission submitted an application to designate the adjacent property, which is 410-412 North Clinton as an Iowa City Historic Landmark. This landmark rezoning was supported by both the Historic Preservation Commission and the Planning and Zoning Commission. It required a supermajority vote at the City Council which failed. After that failed vote, staff reached out to the property owner to identify a potential solution to help save that 410-412 North Clinton Street property and get that property landmarked and the property owner had proposed a solution of redeveloping 400 North Clinton Street and 112 East Davenport Street and voluntarily landmarking 410-412. Staff took that proposal to City Council in May 2019 and the City Council said that they were willing to consider three separate actions. The first would be the local landmark rezoning of 410-412. The second, which the Commission is considering right now, is the rezoning of 400 North Clinton Street and 112 East Davenport Street to PRM, and then the last is a text amendment to the PRM zone as what the applicant is proposing on this site goes above what current zoning in the PRM zoning would allow so that text amendment provides some flexibility and some bonus provisions in exchange for landmarking 410-412. In January 2020 this item was discussed with the Historic Preservation Commission and the main takeaway from that meeting was to continue to explore solutions to get 410-412 landmarked and Council concurred with that direction in February 2020. Since that time, the applicant has been working with an architect on plans for the site. Those plans have been reviewed by both the Historic Preservation Commission and City Council and they supported moving forward. Russett next showed some photos of the area and the proposed site plan. Currently on the historic property there's 18 residential units, the property to the south currently had 11 units. The proposal the applicant has submitted is of 32 units, 71 bedrooms and 21 parking spaces so in total it would be 50 units on this entire site around which is about 90 dwelling units per acre. Russett showed the elevation from North Clinton Street, noting the historic property and the five - story construction along North Clinton and East Davenport Streets. The applicant is proposing a portion of that building to wrap around the historic structure so that portion has been reduced to three stories. Planning and Zoning Commission October 15, 2020 Page 17 of 24 Craig asked how much taller the new building to the current structure at 400 North Clinton Street is. Russett said the current structure is two stories, maybe two and a half with the attic, the new building is five stories, she is not sure how many feet taller it will be. Russett next provided a summary of the input from the Historic Preservation Commission, which reviewed these plans in July, and they supported the plans with a few requests. One is that there be an associated rehabilitation plan for the property at 410-412, that there's some consideration for salvage of demolished buildings, and they also wanted to ensure separation between the proposed open space and then also substantial compliance with the concept plan and the elevations to ensure no building would be above five stories. Russett reiterated the current zoning is RM -44, which allows multifamily dwellings but the maximum height in that zone is 35 feet. Both the RM -44 and the proposed PRM zoning allow higher density residential land uses but the PRM zone has a base max height of 35 feet but there are currently bonus provisions in the PRM zones that allow applicants to increase the height up to 65 feet. In terms of compliance with the Comprehensive Plan, the Future Land Use Map shows this area to be appropriate for higher density residential as 25 dwelling units per acre and the Central District Plan also recommends multifamily residential at a density of 16 to 49 dwelling units per acre. Lastly, this this proposed rezoning aligns with goals related to historic preservation as well as infill development. In terms of compatibility with the neighborhood, the site is surrounded by existing multifamily residential as well as university residence halls. The proposed height of the building is the same height as Currier Hall across the street, and the plans incorporate a flat roof to visually reduce the building scale. Additionally, the proposal shows open space which goes beyond what is required by Code, and the portion behind the historic structure of the new building is reduced to three stories. Staff is recommending one condition with this rezoning to require substantial compliance with the site planning elevations to ensure compatibility with the existing context of the neighborhood and also to honor the Historic Preservation Commission's request that the height is capped at five stories. Russett noted the role of the Commission is to consider the proposed rezoning from RM -44 to PRM. The associated text amendment will be discussed as the next agenda item, but at this point the Commission's role is to determine if the PRM zoning designation is consistent with the Comprehensive Plan and compatible with the neighborhood. In terms of next steps, the Commission will make a recommendation to City Council and in addition to this rezoning and the proposed text amendment (which the Commission will hear next) there is also the proposed rezoning for designating 410-412 as a local historic landmark that will come before the Commission next month. Staff did receive one email which Russett forwarded on to the Commission from a neighbor that did have concerns with the proposed rezoning and are opposed to the change. Staff is recommending approval of REZ20-0008, a proposal to rezone approximately 12,000 square feet of land located at 400 North Clinton Street and 112 East Davenport Street from High- Planning and Zoning Commission October 15, 2020 Page 18 of 24 Density Multifamily Residential (RM -44) zone to Planned High Density Multifamily Residential (PRM zone subject to the following condition: 1. Substantial compliance with the site plan and elevations dated July 1, 2020 if any PRM bonus provisions or minor adjustments are requested for the property. Hensch asked if staff knew the reasons for the failed City Council supermajority vote. Russett replied that since the property owner objected to the rezoning it required a supermajority vote and at least one of the Council members didn't support it for property rights reasons. Hensch asked if the Historic Preservation Commission is supporting this proposal. Russett confirmed they are. Hensch asked if there is an affordable housing requirement associated with this development. Russett replied no because the affordable housing requirement is only in Riverfront Crossings. He asked where the nearest adjacent PRM zone is located. Russett said it is to the south. Regarding the Historic Preservation Commission recommended rehabilitation plan 410-412 North Clinton Street Hensch asked if that is just a recommendation or can the Commission add that as a condition if they choose to approve this, because that rehabilitation plan should be a requirement because that is a beautiful structure but if it's not rehabilitated it just slowly going to fall apart. Russett explained that staff is proposing to require that as part of the request for flexibility to the zoning standards which will be addressed next with the text amendment. Signs asked if both the historic property and the proposed property are going to be owned by the same person or entity. Russett confirmed it is her understanding that they have a purchase agreement to purchase 112 East Davenport Street. Hensch opened the public hearing. Jeff Clark (applicant) said he was just present to answer any questions the Commission may have. Nolte noted It looks like the applicant has done a lot of work to accommodate all the changes and everything and is the applicant comfortable with where the development stands or are there other issues that as the developer is concerned with. Clark replied he thinks they've worked their way through everything and are just hoping to get it approved so they can get a plan finalized and get started. William Means thanked for the opportunity to speak, he is pleased that the house will be preserved but his concern in looking at the modified plan is the setback is a major change in the neighborhood. He does not think that the steel siding is compatible with all the brick buildings that are currently in the neighborhood. If it's a foregone conclusion that this needs to happen to save the house, he would like to have the City look at those aesthetics because those are major changes that will be starting in that area. He concluded since his family's been in that area for so long he is concerned and just wanted to thank the Commission for allowing him to express his opinion. Hensch closed the public hearing. Signs moved to recommend approval of REZ20-0008, a proposal to rezone approximately Planning and Zoning Commission October 15, 2020 Page 19 of 24 12,000 square feet of land located at 400 North Clinton Street and 112 East Davenport Street from High -Density Multifamily Residential (RM -44) zone to Planned High Density Multifamily Residential (PRM zone subject to the following condition: 2. Substantial compliance with the site plan and elevations dated July 1, 2020 if any PRM bonus provisions or minor adjustments are requested for the property. Nolte seconded the motion. Craig agrees with Mr. Means' concerns about the aesthetics as it concerns her that one of the criteria is that something fits into the neighborhood. She does appreciate all the changes that have been made and all the work that's obviously been done on this. She might reluctantly be able to support it, given her understanding that the Historic Preservation Commission has approved of it, but does agree with Mr. Means on the aesthetic. Hensch asked where is there an opportunity to just discuss our address aesthetic issues? Russett replied it has to go through the site plan review and there is a portion of the proposed new building, which is on the 410-412 property that would have to go to the Historic Preservation Commission for review. Hensch agrees it is a valid point to make sure the aesthetics blend in with historic property and with the character of the neighborhood so he would just feel better if they knew that that would be addressed somewhere in the process. Russett also added if the plan is to request an adjustment from standards, it does that have to go to the design review committee. Townsend shared concerns about the building itself, in that neighborhood, with all of those historic houses that are there, other than the dorms that have been there for years. She had the same concern with the construction on Burlington, putting a huge building amid all of those lower houses. She also thinks it takes away from the looks of the university. Martin asked if there is any way to know if the Historic Preservation Commission had concerns about the aesthetics or what their notes were from their meeting. Russett acknowledged the Historic Preservation Commission did have concerns with the demolition of those two structures and a larger building. The applicant worked with their architect on several changes that were requested by the Commission such as they originally had a pitched roof but revised it to a flat roof based on comments from the Historic Preservation Commission and the Friends of Historic Preservation. The main thing that came out of those meetings with the Historic Preservation Commission was that they felt very strongly that 410-412 should be landmarked. Townsend noted another concern is that a lot of those properties around the University are rentals and they've been renting them for years so if they put in this huge apartment complex it will take away from the properties that have been rented for years. She wondered if anybody knew how many vacancies there are around the university right now. Martin said they could call Brad Comer at the Iowa City Assessor's Office as he usually has his finger on the pulse of vacancies as best they can. Craig is interested in whether the university has an opinion about this, or were they made aware of this as it is right in the heart of one of the oldest parts of their campus. Signs noted the University is one of the main ones that seem to be tearing down houses and building new buildings so he would guess they don't have any concerns and they don't care. Planning and Zoning Commission October 15, 2020 Page 20 of 24 Signs is also concerned with the materials. When he looks at this plan what comes to mind is the look of the property on South Riverside or one of the properties over on Iowa Avenue, that seem to contemporary for the spot. He feels it could very easily be modified to have more of a historic appearance. He is surprised there hasn't been more outcry about this application. Hensch noted he feels the primary importance is for 410-412 North Clinton Street to be preserved and not only preserved but rehabilitated so that it can last another 150 years. He also noted Mr. Clark is still on the call so he can hear their conversations regarding their desire, even though it may happen later on down the road for it to aesthetically fit in this neighborhood. A vote was taken and the motion passed 5-1 (Townsend dissenting). CASE NO. REZ20-0005: Minor Adjustments in the PRM Zone Bonus Provisions Ordinance Consideration of the Minor Adjustments in the PRM Zone Bonus Provisions Ordinance, which amends Title 14 Zoning to allow minor adjustments in Planned High Density Multi -Family Residential Zone (PRM) zones for new construction projects which involve preserving a separate historic structure. Lehmann began noting a lot of background on this item was address in the previous item. A PRM zone has special bonus provisions that can increase density and increase height, but it does not have the flexibility required to do the project as it's been currently described in the previous item. Therefore, at Council's August 4 work session, staff presented this concept to potentially redevelop 400 North Clinton Street and 112 East Devonport Street with some zoning code relief or some flexibility. In return the developer would preserve and designate 410-412 North Clinton Street as a local historic landmark. Lehmann added this concept was also presented to the Historic Preservation Commission and they also got input from the Friends of Historic Preservation and all that was presented to Council. Based off that information Council had indicated that staff should proceed with Code changes to provide flexibility so long as historic property is preserved Lehmann noted this amendment is pretty focused on this application, but it may incentivize some future historic preservation efforts. Lehmann stated this proposed amendment allows some minor adjustments in the PRM zones, which provides flexibility from zoning regulations. The brief bullet points of the amendment include things like parking, setback, density requirements, the project must involve new construction, and it must involve the preservation of a separate potentially historic structure that is not yet locally protected. Lehmann noted using this amendment would require staff review and approval through the design review committee, through the level one design review process. Lehmann reiterated this amendment is designed for new construction projects, specifically in PRM zones, and have to involve the preservation of a separate abutting structure that is eligible to be designated as an Iowa City landmark. Lehmann defined abutting as it must share a property line and can't be across the street. Additionally, the property must not yet be designated as a landmark. So if it's already locally protected, one could not use this provision. Kellie Fruehling From: Sent: To: Cc: Subject: William Means <wmjmeans@aol.com> Tuesday, December 1, 2020 10:42 AM Council Kevinboyd@gmail.com; Anne Russett; Jessica Bristow Rezoining 400, 410-412 North Clinton - 112 East Daveport Dear Members of the Iowa City Council: Late Handouts Distributed 12— -- I — Z0 (Date) I may not be able to log in to the December 1st hearing about making the zoning changes for 400 N. Clinton St. and 112 E. Davenport St, so I want to send this email to restate my concerns about this project. After reading the documents submitted for this agenda item and action I can tell that a great deal of time and effort has gone into the proposal to save the historic Cochrane-Sharpless-Dennis House. The Historic Preservation Committee has had input and modifications have been made to the original proposal. My comments opposing the zoning change still remain. It looks like the zoning changes will be approved, This being the case, I want to restate my position that the proposed steel siding is not compatible with the immediate neighbors. Located within a block north are four homes of significance: (1) Schaumberg House, (2) Dey House, (3) Presidents House, and (4) the Jackson -Swisher -Keyser House & Carriage House. The housing; across the street south on Davenport Street and Clinton Street, plus Currier Hall to the west, all have brick exteriors. The historic house is brick. A ultra -modern exterior with steel siding will look very much out of place and will distract from the character of the neighborhood and the historic house. The exterior steel siding should be replaced with brick. Hopefully, this can be a requirement for building permit approval. There is a growing surplus of rental housing units. At this time there are many rental units in the immediate area available for lease. Within Iowa City there are many new housing buildings being built. For many of the smaller landlords in the Northside Neighborhood, unleased units do not generate enough revenue to meet expenses for insurance, property taxes, and inspection fees. Inspection fees have doubled in the last few years. Additionally, the addition of 71 bedrooms with only 20 dedicated parking spaces only adds to parking problems in the area. Under the current zoning, the number of bedrooms is limited by the number of available parking spaces. Right now there are too many cars for the area. Calendar parking only helps a little. Those individuals who do not have assigned parking with their unit jam the streets. Already there has been an increase in parked cars since the new dormitory opened on Madison street. It is safe to assume that many of the residents in the new building will have cars and will be parking on the street - perhaps extending several blocks east of Dubuque Street. With twice the number of bedrooms under the current zoning, the new building will result with twice the number of cars looking for a place to park. (The Council recently approved removing a parking lot to move a historic house across Market Street into the neighborhood.) The proposed zoning change should not be approved. Any new buildings in the area bounded by Market to Church Street and between Clinton and Dubuque Streets should conform to the current standards and neighborhood characteristics. Thank you for listening to my concerns. William Means 120 East Fairchild Street Prepared by: Anne Russett, Senior Planner, 410 E. Washington Street, Iowa City, IA 52240; (REZ20-0008) Ordinance No. Ordinance conditionally rezoning approximately 12,000 square feet of land located at 400 N. Clinton Street and 112 E. Davenport Street to Planned High Density Multi -Family Residential (PRM) zone (REZ20-0008). Whereas, the applicant, Joe Clark, has requested a rezoning of property located at 400 N. Clinton Street and 112 E. Davenport Street from High Density Multi -Family Residential (RM -44) zone to Planned High Density Multi -Family Residential (PRM) zone for approximately 12,000 square feet; Whereas, the Comprehensive Plan, specifically the Central District Plan, indicates that the subject area is appropriate for high density multi -family residential development; and Whereas, the Planning and Zoning Commission has reviewed the proposed zoning and determined that it complies with the Comprehensive Plan provided that it meets a condition addressing substantial compliance with the site plan and elevations if future development requests bonus provisions; and Whereas, a public need is created by the rezoning since the PRM zone bonus provisions allow for additional development potential, and therefore, substantial compliance with the site plan and elevations will ensure a building with a maximum height of 5 -stories, which is compatible to surrounding uses; and Whereas, Iowa Code §414.5 (2020) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above existing regulations, in order to satisfy public needs caused by the requested change; and Whereas, the owner and applicant have agreed that the property shall be developed in accordance with the terms and conditions of the Conditional Zoning Agreement attached hereto to ensure appropriate development in this area of the city; and Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa that: Section I Approval. Subject to the Conditional Zoning Agreement attached hereto and incorporated herein, the property described below is hereby classified Planned High Density Multi - Family Residential (PRM) zone: The east 50 feet of the south half of Lot 6, in Block 75, in Iowa City, Iowa, according to the recorded plat thereof; subject to easements and restrictions of record; and The south half of Lots 5 and 6 in Block 75 in Iowa City, Iowa, according to the plat thereof recorded in Book 1, Page 116, Plat Records of Johnson County, Iowa, except the east 50 feet of the south half of said Lot 6, subject to easements and restrictions of record. Section II. Zoning Map. The Building Inspector is hereby authorized and directed to change the zoning map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and publication of this ordinance by law. Section III. Conditional Zoning Agreement. The mayor is hereby authorized and directed to sign, and the City Clerk attest, the Conditional Zoning Agreement between the property owner(s) and the City, following passage and approval of this Ordinance. Section IV. Certification and Recording. Upon passage and approval of the Ordinance, the City Clerk is hereby authorized and directed to certify a copy of this ordinance and to record the same, at the office of the County Recorder of Johnson County, Iowa, at the owner's expense, all as provided by law. Ordinance No. Page 2 Section V. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section VI. Severability. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section VII. Effective Date. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this day of , 20_ Mayor Approvedy: 0 '�L Attest: W ' ' 1. City Clerk City Attorney's Office (Sara Greenwood Hektoen —11/24/2020) Ordinance No. Page It was moved by and seconded by _ Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: ABSENT: Bergus Mims Salih Taylor Teague Thomas Weiner that the First Consideration 12/01/2020 Vote for passage: AYES: Taylor, Teague; Thomas, Weiner, Bergus, Mims, Salih. NAYS: None. ABSENT: None. Second Consideration _ Vote for passage: Date published Prepared by Anne Russett, Senior Planner. 410 E. Washington, Iowa City, IA 52240 (319) 356-5230 (REZ20-0008) Conditional Zoning Agreement This agreement is made between the City of Iowa City, Iowa, a municipal corporation (hereinafter "City"), John R. Rummelhart, Jr. (hereinafter "Owner"), and Jeff Clark (hereinafter "Applicant'). Whereas, Owner is the legal title holder of approximately 0.275 acres of property located at 400 N. Clinton Street and 112 E. Davenport Street; and Whereas, the Applicant has requested the rezoning of said property from High Density Multi -Family (RM44) to Planned High Density Multi -Family (PRM); and Whereas, the Planning and Zoning Commission has determined that, with appropriate conditions regarding substantial compliance with the attached site plan and elevations, the requested zoning is consistent with the Comprehensive Plan; and Whereas, Iowa Code §414.5 (2020) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above existing regulations, in order to satisfy public needs caused by the requested change; and Whereas, the Owner acknowledges that certain conditions and restrictions are reasonable to ensure the development of the property is consistent with the Comprehensive Plan and the need to ensure that future development is compatible with the existing neighborhood in terms of height and mass of the building; and Whereas, the PRM zone bonus provisions allow for additional development potential, and therefore, substantial compliance with the site plan and elevations will ensure a building with a maximum height of 5 -stories, which is compatible to surrounding uses; and Whereas, the Owner agrees to develop this property in accordance with the terms and conditions of a Conditional Zoning Agreement. Now, therefore, in consideration of the mutual promises contained herein, the parties agree as follows: 1. John R. Rummelhart, Jr. is the legal title holder of the properties legally described as: The south half of Lots 5 and 6 in Block 75 in Iowa City, Iowa, according to the plat thereof recorded in Book 1, Page 116, Plat Records of Johnson County, Iowa, except the east 50 feet of the south half of said Lot 6, subject to easements and restrictions of record; and The east 50 feet of the south half of Lot 6, in Block 75, in Iowa City, Iowa, according to the recorded plat thereof; subject to easements and restrictions of record. 2. Owner acknowledges that the City wishes to ensure conformance to the principles of the Comprehensive Plan. Further, the parties acknowledge that Iowa Code §414.5 (2020) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above the existing regulations, in order to satisfy public needs caused by the requested change. 3. In consideration of the City's rezoning the subject property, Owner and Applicant agree that development of the subject property will conform to all other requirements of the zoning chapter, as well as the following conditions: a. In the event that any development on the subject property relies upon a PRM bonus provision or minor adjustment, the development must substantially comply with the site plan and elevations dated July 1, 2020 (attached). 4. The conditions contained herein are reasonable conditions to impose on the land under Iowa Code §414.5 (2020), and that said conditions satisfy public needs that are caused by the requested zoning change. 5. 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. In the event the subject property is transferred, sold, redeveloped, or subdivided, all development will conform with the terms of this Conditional Zoning Agreement. 6. Nothing in this Conditional Zoning Agreement shall be construed to relieve the Owner from complying with all other applicable local, state, and federal regulations. 7. 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 Owner's expense. Dated this day of 20_. City of Iowa City Bruce Teague, Mayor Attest: Kellie Fruehling, City Clerk Appro by: !/ CityAtt0 ey' Office Fk�i�i��r� Jeff Clark L� / By: City of Iowa City Acknowledgement: State of Iowa ) ) ss: Johnson County ) This instrument was acknowledged before me on , 20_ by Bruce Teague and Kellie Fruehling as Mayor and City Clerk, respectively, of the City of Iowa City. Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) Jeff Clark Acknowledgement: State of County of Tc i3hl�J This record was acknowledged before me on V �L C-) 20'tC� by Jeff Clark. Notary Public I a for sai ounty and State pyo JOSHUA L. WHETSTINE Commission Number 710850 My Commission Expires (Stamp or Seal) My commission expires: I�1 John R. Rummelhart, Jr. Acknowledgment: State of '�A County of This record was acknowledged before Rummelhart, Jr. JOSHUA L. WHETSTINE �^ KIC Commissl0, Number 710850 My Commission Expires rows ------V-qV me Qn 2026 by John R. Notary is In and for said County and State (Stamp or Seal) My commission expires: �- 1�\- 0 i� US aeeaellnrt I�naw IlolE iM6MOIR //'wllelllf I atVeorlaxa alrweleRlea eeeaxaee .... x� ]orwu nmol wMIME Jm R Md qP IOfCOAWiE 105q Ff •rwloommrx Ixlel s �nra om s ' Iew.neeex em s xaue.xaxnlorz x.lo r Ib k IIILIx2 I Mk IN w In Iu IN Howl 1 x I o I. Hoole: 1 I J � o le flWllx 1 J 0 M I Wane x I I x n y� elwexelartwJJua C n ewa Iwmcelawlu O � leanm m n C IReMaVG I,w nlnslq I zn YIl01xl V O Cm -' Y yn I d C I I I 4 I I I I I �ti as "e an E'er fi I� r, o.►,�. Floo. ran r►. .. N C O r.+ C V Z O O .-. ev N d V C N .y d r. Mlbb r Mos 'r� IN c O ii■ LE o :: . Second Floor Plan fi aur W -la N G O t� I, NJ T ThI FlLe-s'om Plan fi aws a' "M TArm rm :4m Fourth Floor Plan 1 says u-ra Rtth Floor Plan sr. ve-ra 7 Root' Plan fi .rwn.r rw W rA ;4m dOW xm NLRICI®I �4M ercxeunas 14TUExwE sw¢x P EWD 1nKawmwan 14TH Mlf/JIP GNSIIf IETNOpIIbMM YIEOAA IkTNWGIG rvn�& ;Y unuEExcE tlpC!(YPSOXPY PEP6 W/SiOHE GP e� ��EE1�E�1 �Ai1flp�1111sw VIS)m.il1 mate rrr r low e..l.a West Elevation 9 East Elevation smc Lr-ra r~� North Elevation a� va-rn Item Number: 10.d. �r -4 "m ot r4" N CITY OE IOWA CITY www.icgov.org December 1, 2020 Ordinance to amend Title 14 Zoning to allow minor adjustments in Planned High Density Multi -Family Residential (PRM) zones for new construction projects which involve preserving a separate historic structure. (REZ20-0005) ATTACHMENTS: Description Staff Report P&Z Minutes 10-15-2020 Ordinance t -�, CITY OF IOWA CITY MEMORANDUM Date: October 15, 2020 To: Planning & Zoning Commission From: Kirk Lehmann, Associate Planner, Neighborhood & Development Services Re: Zoning Code Amendment (REZ20-0005) to allow minor adjustments in Planned High Density Multi -Family Residential Zone (PRM) zones for new construction projects which involve preserving a separate historic structure Introduction The proposed amendment (REZ20-0005) modifies the PRM Zone Bonus Provisions in Iowa City Code section 14-213-7. It allows an applicant to seek minor adjustments in the Planned High Density Multi -Family Residential (PRM) Zone for new construction projects which involve the preservation of a separate historic structure. Specifically, the proposed amendment allows the Staff Design Review Committee to consider waiving or modifying several standards. The purpose is to incentivize the designation of 410-412 N. Clinton Street as a local historic landmark, which would occur in conjunction with the redevelopment of 400 N. Clinton Street and 112 E. Davenport Street. The amendment may incentivize some future historic preservation efforts, though its application is limited. The proposed amendment is detailed in Attachment 1. Background At City Council's work session on August 4, 2020, staff presented concepts for the potential redevelopment of 400 N. Clinton Street and 112 E. Davenport Street and input regarding the concept from the Historic Preservation Commission and Friends of Historic Preservation. The redevelopment would require relief from certain provisions of the zoning code, so in exchange, the owner would designate 410-412 N. Clinton Street as a local historic landmark. Council indicated that staff should proceed with code changes to provide the flexibility necessary for the redevelopment so long as the historic property is concurrently preserved. Proposed Amendment Staff developed the proposed amendment to be similar to existing forms of flexibility and incorporated it into the PRM Zone Bonus Provisions (14-213-7) section. It is written so new construction projects which involve the preservation of a separate abutting structure that is eligible to be designated as an Iowa City Historic Landmark can utilize the provision, as will be the case at 400 N. Clinton Street. However, the minor adjustment provisions cannot be used in conjunction with other PRM Zone Bonus provisions. While all properties do not need to be under the same ownership, all owners must agree on the project. Waivers The proposed amendment allows applicants to request waivers from the following standards: 1) 14-213-4 Dimensional Requirements: Includes lot size, setbacks, height and width, lot coverage, open space, number of bedrooms per unit, and dwelling unit density; October 15, 2020 Page 2 2) 14-213-6 Multi -Family Site Development Standards: Includes parking area setbacks, location and screening, pedestrian and vehicular access and circulation, building entrances, materials, scale, and design. 3) 14-5 Site Development Standards: Includes general standards for off street parking and loading, signs, access management, intersection visibility standards, landscaping and trees, screening and buffering, outdoor lighting, and performance standards, but sensitive lands and features or floodplain management are specifically excluded. Approval Criteria The proposed amendment includes several requirements and approval criteria to ensure that the amendment meets its intent. First, the abutting historic structure cannot be designated as a local historic landmark prior to the minor adjustment application. In addition, the Design Review committee, through a level I design review process, must find that the requested minor adjustment meets the following approval criteria: 1. Historic Landmark Documentation. Must document that the historic property is being designated as an Iowa City Historic Landmark in conjunction with the minor adjustment. Council must approve the landmark prior to a building permit being issued. 2. Rehabilitation Plan. Must detail how the project preserves the abutting historic property and its timeline for completion. This must be approved by the Historic Preservation Commission prior to submittal. 3. Landfill Diversion Plan. Must contain specifications as required by the Design Review Committee where such a project will involve the demolition of any existing buildings. 4. Redevelopment Character and Limitations. The proposed building height shall not exceed five stories and 60 feet, and its design will be reviewed to ensure it is sensitive to preserving the historic property and the characteristics of the site and the surrounding neighborhood. In addition, the project shall not detract from or be injurious to other property or improvements in the vicinity. 5. Consistency with Plans. The adjustment must be consistent with the goals of the Comprehensive Plan, District Plans, and Historic Preservation Plan, as applicable. Because the amendment requires a design review process, staff will also receive a site plan and concept for the redeveloped property. If an applicant disagrees with a staff determination about a project, it may be appealed to the Board of Adjustment. Analysis The proposed amendment would only affect PRM zones in Iowa City, which are relatively limited in their geographic scope. PRM zones, shown in Figure 1 below, are primarily located in three areas, all of which are near downtown and/or the University of Iowa: 1. Near the west University of Iowa campus, between Highway 6 W and Newton Road; 2. In Riverfront Crossings, bounded by E. Harrison Street to the north, S. Linn Street to the east, the Iowa Interstate Railroad to the south, and S. Capitol Street to the west; and 3. Near the northside, bounded roughly by E. Davenport Street to the north, N. Dubuque Street to the east, E. Jefferson Street to the south, and N. Clinton Street to the west. This final area near the northside is where 400 N. Clinton and the proposed redevelopment are located. Based on this and the location of existing historic resources, staff anticipates the near northside area would be most likely to continue utilizing the minor adjustment in the future. While some other areas have historic resources, specifically in Riverfront Crossings, staff believes these are more likely to be rezoned and developed under the form -based code standards rather than through the proposed amendment due to the potential for higher densities. October 15, 2020 Page 3 Consequently, the implications of the proposed amendment are relatively limited. As noted, the PRM zones in Iowa City are geographically concentrated. There is also not much overlap between potentially historic properties and PRM zones, except in the northside and Riverfront Crossings, the latter of which is not likely to redevelop under the PRM zoning designation. As such, the proposed amendment may lead to the designation of additional buildings as local historic landmarks while promoting infill redevelopment that would further the goals of the City, similar to the proposed redevelopment at 400 N. Clinton Street. However, it is not likely to be widespread in its application. Figure 1. Map of PRM Zones J Zoning (Iowa City) Iowa City Zonis ■Planned High Density N9., --=arnily Residential (PRM) inl mol Consistency with Comprehensive Plan The proposed amendment effectively pairs goals related to the preservation and rehabilitation of historic buildings with the demand for infill development near downtown. By providing flexibility for redevelopment in return for the designation of historic properties, the proposed amendment helps preserve key buildings that contribute to the historic character of Iowa City's downtown neighborhoods. In addition, the requirement that a Rehabilitation Plan be submitted for the historic property, to be approved by the Historic Preservation Commission, ensures that historic properties continue to see investment. Adoption also furthers climate action goals related to the diversion of landfill waste associated with the demolition of any buildings involved in the project. More specifically, the proposed amendment supports the following goals and strategies from the comprehensive plan: Identify and support infill development and redevelopment opportunities in areas where services and infrastructure are already in place. Support the Historic Preservation Commission's efforts to meet its goals. October 15, 2020 Page 4 Support housing rehabilitation programs and re -invest in housing in existing neighborhoods. Staff Recommendation Staff recommends approval of REZ20-0005, a proposed amendment to the zoning code to allow minor adjustments in Planned High Density Multi -Family Residential Zone (PRM) zones for new construction projects which involve preserving a separate historic structure, as illustrated in Attachment 1. Next Steps Because this zoning text amendment is directly connected to 400 N. Clinton St., 112 E. Davenport St, and 410-412 N. Clinton St., following a vote by the Planning and Zoning Commission, this amendment will be held to run concurrently through City Council with the following applications: 1. The rezoning of 400 N. Clinton St. and 112 E. Davenport St. from RM -44 to PRM (REZ20- 0008) 2. The local landmark designation of 410-412 N. Clinton St. (REZ20-0009) All three applications are expected to be on the December 1, 2020 City Council agenda, with public hearings set at Council's November 17 meeting. Attachments 1. Proposed Zoning Code Text Amendment Approved by: 1 Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services Attachment 1 Page 1 Draft Zoning Code Text Amendments Underlined text is suggested new language. Strike -through notation indicates language to be deleted. Italics indicate notes. Amend 14-2B-7 as follows: PRM ZONE BONUS AND MINOR ADJUSTMENT PROVISIONS: A. Purpose: The PRM zone bonus provisions provide an incentive for developments to incorporate features that provide a public benefit and encourage excellence in architectural design. The PRM zone minor adjustment provisions allow flexibility to a project in a PRM zone which involves new construction in coniunction with the preservation of nearby historic properties. B. Application: The bonus and minor adjustment provisions will be administered through the design review process as set forth in chapter 8, article B, "Administrative Approval Procedures'; of this title. Decisions of the committee may be appealed to the board of adjustment. A project shall use either the provisions in C. "Bonus Provisions" or the provisions in D. "Minor Adjustments" below, but not both. 1. Bonuses Provisions include allowance of dwelling units in excess of the density otherwise achievable under the provisions of the base zone, additional building bulk, and/or reductions of the required setback area. Bonuses are based on a point system. Points may be awarded for public benefit features that the design review committee determines are appropriate in design and location. Bonuses will not be granted for site development features or standards already required by this title. De iSiens of +"o committee may e appealed to the beam! „fadjustment. The number of points allowed for public benefit features and the number of points required per bonus item are set forth in C. "Bonus Provisions" below.: 2. Minor adiustments to dimensional and site development standards may be allowed for a newly constructed building where the project also preserves a historic property as set forth in D. "Minor Adjustments" below. C. Bonus Provisions in the PRM Zone: Development that includes the following public benefit features may qualify for the bonuses listed in the Bonus Menu below. Public Benefit Features: a. Materials: Masonry finish on all nonfenestrated areas of walls visible from a public street. For purposes of this provision, "masonry" is defined as fired brick, stone or similar such materials, not including concrete blocks and undressed poured concrete. "Masonry" may include stucco or like material when used in combination with other masonry finish. Points allowed: 5 b. Open Space: The provision of usable open space of a size and at a grade that, at a minimum, allows passive recreational uses and is accessible to all residential occupants of the building. Such space may include yards, other than required setback areas, terraces and rooftop gardens designed and approved for outdoor activities. Balconies serving individual dwelling units are not eligible for this bonus. Points allowed: 1 per 250 square feet c. Historic Buildings: Rehabilitation of a historically significant building as determined by the survey of the historic and architectural resources for the vicinity. Points allowed: 7 d. Assisted Housing: Dwelling units committed to the city's assisted housing program or some other affordable housing program approved by the city, provided such units do not exceed thirty percent (30%) of the total units contained within a building. Points allowed: 3 per unit Attachment 1 Page 2 e. Streetscape Amenities: The provision of funds for all street furniture, lighting and landscaping improvements along adjacent street rights of way in accordance with an approved city streetscape plan. Points allowed: 5 f. Landscaping: The provision of additional landscaped areas that are visible from a public street. Required setback areas and required landscape buffers do not qualify for bonus points. Points allowed: 1 per 250 square feet g. Windows: Installing individual window units that have a height that is at least one and one-half (1.5) times greater than the width of the window unit in all primary living spaces, such as living rooms, dining rooms and bedrooms. Individual window units may be located side by side in a wider window opening. Skylights, windows in bathrooms and kitchens, and decorative windows, such as stained glass and ocular windows, are not required to meet this standard for the building to qualify for bonus points. Points allowed: 3 2. Bonus Menu: a. Setback Reduction: The front setback may be reduced by a maximum of fifty percent (50%). When determining the appropriateness of such a reduction, the character of adjacent development and setbacks will be considered. Points required: 7 b. Height Increase: The maximum allowed building height may be increased from thirty five feet (35) up to a maximum of sixty five feet (65), provided the portion of building exceeding thirty five feet (35) is stepped back a minimum of five feet (5) for each story located above thirty five feet (35) to reduce the appearance of the bulk of the building. Points required: 7 c. Density Bonus: (1) For effinienc-y pa4mento the minimum Int area per unit my be reduced to five hundred (500) quare feet Points required. 7 O1 For one bedroom apartments the 4h* -n um Int area ner unit may he reduGerl to soden hundred (700) quare feet. Points renu;.re_ l• 7 {} For efficiency apartments, the minimum lot area per unit may be reduced to four hundred twenty (420) square feet. Points required: 12 (il) Cor one bedroom apartments the minimum Int area ner unit may he reiLUnerl to four hums -!red fifty (450) quare feet Poh#s required: 1 rear-mr�l-rw�uc�r�rcc�-vmrr-r required.-- d. Building Coverage Increase: The maximum building coverage may be increased to sixty five percent (65%). Points required: 7 D. Minor Adiustments in the PRM Zone: Minor Adjustments: Through a Level l Design Review, the Design Review Committee may approve a minor adjustment from any standard found in 14-2B-4 "Dimensional Requirements", 14-2B-6 "Multi -Family Site Development Standards," or 14-5 "Site Development Standards", except for those in 14-51 "Sensitive Lands and Features" and 14-5J "Floodplain Management Standards". Historic properties may have standards waived through the 14 -2B -8A "Historic Preservation Exceptions" process. 2. Applicability: The minor adjustment provides flexibility for new construction projects which involve preservation of a separate historic structure provided the following circumstances are met: a. The property for which a minor adiustment is requested abuts a property in any zone that is eligible to be designated as an Iowa City Historic Landmark (herein "historic property"); b. The historic property is not designated as an Iowa City Historic Landmark prior to receipt of an application for a minor adjustment; and c. An acknowledged statement from all owner(s), including those of the historic Property, is provided in a form acceptable to the City of Iowa City, including that Attachment 1 Page 3 any required plans submitted are done so with their free consent and are in accordance with the desires of said owner(s). 3. Approval Criteria: The request for a minor adjustment shall meet the following approval criteria to the satisfaction of the Design Review Committee: a. Documentation that the historic property is pursuing designation as an Iowa City Historic Landmark in coniunction with the minor adjustment. The City shall not issue a building permit for the proiect seeking the minor adiustment until the City Council has approved the Iowa City Historic Landmark designation of the historic property; b. Submittal of a rehabilitation plan approved by the Historic Preservation Commission that details how the proiect preserves the abutting historic property and its timeline for completion; c. If the proiect involves demolition of (an) existing building(s), submittal of a demolition waste landfill diversion plan as required by the Design Review Committee; d. The proposed building height shall not exceed five (5) stories and sixty feet (60'), and its design shall be sensitive to preserving the historic property and shall fit the characteristics of the site and the existing neighborhood context; e. The proiect shall not detract from or be injurious to other property or improvements in the vicinity; and f. The requested adiustment shall be consistent with the goals of the Comprehensive Plan, District Plans, and Historic Preservation Plan, as applicable. Amend 14-2B-4 as follows: Dimensional Requirements: The dimensional requirements for the multi -family residential zones are stated in table 2B-2, located at the end of this section. Each of the following subsections describes in more detail the regulations for each of the dimensional requirements listed in the table. Provisional uses and uses allowed by special exception may have specific dimensional requirements not specified in table 2B-2, located at the end of this section. Approval criteria for these uses are addressed in chapter 4, article B of this title. Dimensional requirements may be waived or modified for developments approved through the planned development process (see chapter 3, article A, "Planned Development Overlay Zone (OPD)'; of this title) or through minor adjustments in PRM Zones as outlined in section 14-2B-7. "PRM Zone Bonus and Minor Adiustment Provisions" or historic preservation exception as outlined in section 14-2B-8, "Special Provisions", of this article. Amend 14-2B-6 as follows: K. Exceptions and Minor Adiustments: A special exception to waive or modifv specific provisions of this section may be requested through the historic preservation exception as outlined in section 14-2B-8, "Special Provisions", of this article. A minor adiustment to modify specific provisions of this section may be requested as specified in Minor Adiustments in PRM Zones" as found in section 14-2B-7. "PRM Zone Bonus and Minor Adiustment Provisions". MINUTES PLANNING AND ZONING COMMISSION OCTOBER 15, 2020 —7:00 PM ELECTRONIC FORMAL MEETING MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: OTHERS PRESENT FINAL Susan Craig, Mike Hensch, Phoebe Martin, Mark Nolte, Mark Signs, Billie Townsend Ray Heitner, Sarah Hektoen, Kirk Lehmann, Anne Russett Luke Newton, Jon Harding, Jon Marner, Chant Eicke, Ryan Wade, Jeff Clark, William Means Electronic Meeting (Pursuant to Iowa Code section 21.8) An electronic meeting was held because a meeting in person is impossible or impractical due to concerns for the health and safety of Commission members, staff and the public presented by COVID-19. RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 the Commission set a public hearing for November 5, 2020 on an application to amend the Downtown and Riverfront Crossings Master Plan, a component of the City's Comprehensive Plan, to expand the West Riverfront Subdistrict to include approximately 3.16 acres south of Myrtle Avenue, west of Riverside Drive, north of the Iowa Interstate Railroad, and east of Olive Street. By a vote of 6-0 the Commissions recommends approval of REZ20-0001, a proposal to rezone approximately 3.1 acres of property located at the corner of Camp Cardinal Boulevard and Camp Cardinal Road, across the street from 80 Gathering Place Lane from Neighborhood Public (P-1) to Community Commercial with a Planned District Overlay (OPD/CC-2) subject to conditions: 1. Prior to the issuance of building permits, provision of a 15 -foot -wide utility easement along the property's east side. 2. Prior to the issuance of building permits, payment of $5,000 toward the upgrading of approximately 25 feet of Camp Cardinal Road that is adjacent to the subject property that does not meet City standards is made. This amount is based off of Camp Cardinal Road being a collector street, and the applicant contributing 25% of the cost of the approximately 25 feet of the road that needs to be improved to the north property line. By a vote of 6-0 the Commissions recommends approval of VAC20-0001 a vacation of 0.06 acres of Camp Cardinal Road right-of-way north of Camp Cardinal Boulevard and west of Gathering Place Lane in Iowa City. Planning and Zoning Commission October 15, 2020 Page 2 of 24 By a vote of 4-2 (Martin & Nolte dissenting) the Commissions recommends approval of ANN20 0001 and REZ20-0002, a voluntary annexation of approximately 196.17 acres rezoning from County Residential (R) and County Urban Residential (RUA) to Interim Development — Single - Family Residential (ID -RS) with the following conditions: 1. The developer satisfies the comprehensive plans annexation policy, as stated in Resolution 18- 211. By a vote of 6-0 the Commissions recommends approval of VAC20-0002, a vacation of the St. Mathias Alley right-of-way south of North Dodge Street and east of 1120 North Dodge Street in Iowa City, Iowa with the amendment to just include the western tip of the alley right-of-way. By a vote of 5-1 (Townsend dissenting) the Commissions recommends approval of REZ20-0008, a proposal to rezone approximately 12,000 square feet of land located at 400 North Clinton Street and 112 East Davenport Street from High -Density Multifamily Residential (RM -44) zone to Planned High Density Multifamily Residential (PRM zone subject to the following condition: 1. Substantial compliance with the site plan and elevations dated July 1, 2020 if any PRM bonus provisions or minor adjustments are requested for the property. By a vote of 6-0 the Commissions recommends approval of REZ20-005, a proposed amendment to the zoning code to allow minor adjustments in Planned High Density Multifamily Residential Zones (PRM) for new construction projects which involve preserving a separate historic structure, as illustrated in attachment one of the staff report. CALL TO ORDER: Hensch called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. CASE NO. CPA20-0002: Applicant: K&F Properties, LLC Location: 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Avenue A request to set a public hearing for November 5, 2020 on an application to amend the Downtown and Riverfront Crossings Master Plan, a component of the City's Comprehensive Plan, to expand the West Riverfront Subdistrict to include approximately 3.16 acres south of Myrtle Avenue, west of Riverside Drive, north of the Iowa Interstate Railroad, and east of Olive Street. Russett stated staff doesn't have a presentation for the Commission tonight on this item, they have received a request to amend the Comprehensive Plan, so they are asking the Commission to set a public hearing for that application for November 5. Hensch opened the public comment. Hearing no comments, Hensch closed the public comment. Planning and Zoning Commission October 15, 2020 Page 20 of 24 Signs is also concerned with the materials. When he looks at this plan what comes to mind is the look of the property on South Riverside or one of the properties over on Iowa Avenue, that seem to contemporary for the spot. He feels it could very easily be modified to have more of a historic appearance. He is surprised there hasn't been more outcry about this application. Hensch noted he feels the primary importance is for 410-412 North Clinton Street to be preserved and not only preserved but rehabilitated so that it can last another 150 years. He also noted Mr. Clark is still on the call so he can hear their conversations regarding their desire, even though it may happen later on down the road for it to aesthetically fit in this neighborhood. A vote was taken and the motion passed 5-1 (Townsend dissenting). CASE NO. REZ20-0005: Minor Adjustments in the PRM Zone Bonus Provisions Ordinance Consideration of the Minor Adjustments in the PRM Zone Bonus Provisions Ordinance, which amends Title 14 Zoning to allow minor adjustments in Planned High Density Multi -Family Residential Zone (PRM) zones for new construction projects which involve preserving a separate historic structure. Lehmann began noting a lot of background on this item was address in the previous item. A PRM zone has special bonus provisions that can increase density and increase height, but it does not have the flexibility required to do the project as it's been currently described in the previous item. Therefore, at Council's August 4 work session, staff presented this concept to potentially redevelop 400 North Clinton Street and 112 East Devonport Street with some zoning code relief or some flexibility. In return the developer would preserve and designate 410-412 North Clinton Street as a local historic landmark. Lehmann added this concept was also presented to the Historic Preservation Commission and they also got input from the Friends of Historic Preservation and all that was presented to Council. Based off that information Council had indicated that staff should proceed with Code changes to provide flexibility so long as historic property is preserved Lehmann noted this amendment is pretty focused on this application, but it may incentivize some future historic preservation efforts. Lehmann stated this proposed amendment allows some minor adjustments in the PRM zones, which provides flexibility from zoning regulations. The brief bullet points of the amendment include things like parking, setback, density requirements, the project must involve new construction, and it must involve the preservation of a separate potentially historic structure that is not yet locally protected. Lehmann noted using this amendment would require staff review and approval through the design review committee, through the level one design review process. Lehmann reiterated this amendment is designed for new construction projects, specifically in PRM zones, and have to involve the preservation of a separate abutting structure that is eligible to be designated as an Iowa City landmark. Lehmann defined abutting as it must share a property line and can't be across the street. Additionally, the property must not yet be designated as a landmark. So if it's already locally protected, one could not use this provision. Planning and Zoning Commission October 15, 2020 Page 21 of 24 The minor adjustment provisions can't be used in conjunction with the other existing PRM zone bonus provisions. Generally, the things that they can't do is make a building up to 65 feet in height, which is allowed under the bonus provisions. In addition, all properties don't need to be under the same ownership for this to move forward but all owners must agree to the project. This would be a minor adjustment process, and a level one staff review so it doesn't go to Council. Lehmann next discussed the waivers that can be requested using the proposed amendment. First is multifamily zone dimensional requirements found at 14-213-4 and includes a lot of the standards of zoning such as minimum lot size, setbacks, height, width, lot coverage, open space, number of bedrooms per unit, and dwelling unit density. It also includes multifamily zone site development standards found at 14-213-6 and includes things like parking area setbacks, locations, screening, pedestrian and vehicular access and circulation, building entrances, there are some material requirements and then also scale and design. Finally there are also general site development standards, found at 14-5 and include general standards for off street parking, loading signs, access management, intersection visibility, landscaping, screening and buffering, outdoor lighting performance standards, but does specifically exclude sensitive lands and features and floodplain management standards. As far as staff review of a project requesting the proposed amendment, there are five sets of approval criteria that they have to pass. First is a Historic Landmark Documentation which is where the applicant must document the historic property being designated as an Iowa City Historic Landmark in conjunction with the minor adjustment, and Council must approve that historic application prior to a building permit being issued. Second, is the Rehabilitation Plan. The applicant must detail how the project preserves the abutting historic property and also provide a timeline for completion. This must be approved by the Historic Preservation Commission prior to submittal. Third is a Landfill Diversion Plan. One of the Historic Preservation Commission's concerns was about the landfill waste that is created through the demolition of existing properties, so the applicant must contain specifications as required by the design review committee where such a project will involve demolition of any buildings. Fourth, there are Redevelopment Character and Limitations that they wanted to ensure are part of the staff review. The building height can't exceed five stories and 60 feet and the building design must be sensitive to preserving the historic property and the characteristics of the site and surrounding neighborhood. In addition, the project shall not detract from or be injurious to other property or improvements in the vicinity. Finally, fifth is Consistency with Plans. The minor adjustment must be consistent with the goals of the Comprehensive Plan, District Plans, and Historic Preservation Plan. Lehmann noted when the City was looking at this amendment, staff was interested in sharing where might this amendment be used in the future since it was pretty specifically tailored for this certain circumstance. PRM zones in general are located in three areas across the City. First, there's an area near the west university campus, between Highway 6 and Newton Road. The second area is in Riverfront Crossings District, bounded by East Harrison Street in the north, South Linn Street on the east, the Iowa Interstate Railroad in the south and South Capitol Street in the West. Finally there's the Near North Side area, which is where the proposed redevelopment is that's bounded by East Davenport Street to the north, North Dubuque Street to the east, East Jefferson Street to the South and North Clinton Street to the west. So in terms of where might this be used in the future, staff anticipates the Near North Side would be the most likely area to use this provision as it tends to have more historic nearby properties Planning and Zoning Commission October 15, 2020 Page 22 of 24 that could be protected that are not currently historic landmarks. Lehmann noted there are historic landmarks in the other areas, especially the Riverfront Crossings area, but those are already historic designated areas and also the Riverfront Crossings Codes allows much more flexibility as it allows a lot more density than what would be allowed through the PRM zone, even using the minor modification process and staff anticipates that area would be developed under that Form -Based Code instead. Lehmann reiterated the PRM zones are pretty geographically concentrated and have limited overlap with historic properties and staff hopes that it may promote some infill and lead to designation of additional buildings as historic landmarks, and staff doesn't expect it to be too widespread in its application or use in the future. As far as consistency with the Comprehensive Plan, the proposed amendment does relate to historic preservation and infill provisions of the Plan. It does provide some flexibility for redevelopment which can be a barrier to infill and it preserves key buildings contributing to Iowa City's historic neighborhoods. Additionally, the rehabilitation plan requirement ensures that investments in historic properties are maintained. This amendment also specifically supports the following goals and strategies. The first is identify and support infill development or redevelopment opportunities in areas where services and infrastructure are already in place. The second is support the Historic Preservation Commission's effort to meet its goals and the third is support housing rehabilitation programs and reinvest in housing in existing neighborhoods. In addition, that the fact that there's the diversion of landfill waste associated as an approval criterion, does further some climate action goals as well with making sure that demolition waste is being recycled to the extent possible or reused and diverted from the landfill. The role of the Commission is to determine if the proposed zoning code text amendment should be recommended for approval to City Council and City Council will make the final decision following three readings which will include a public hearing. Staff recommends approval of REZ20-005, a proposed amendment to the zoning code to allow minor adjustments in Planned High Density Multifamily Residential Zones (PRM) for new construction projects which involve preserving a separate historic structure, as illustrated in attachment one of the staff report. Signs asked if the Historic Preservation Commission has weighed in on this yet and what was their opinion. Lehmann stated they have not weighed in on this specific proposed text amendment but staff crafted it based on the input they had gotten during the concept phases and were in communications with developers and based on feedback from Council. Hensch asked if there any other examples of the approval criteria because he really liked the landfill diversion of demolition materials language. Lehmann replied it is the first example, but staff is interested in exploring this as a further requirement criteria. Hensch agreed and really encourages staff to use it as approval criteria for other applications also because greenhouse gas emission, sustainability and wise use of resources is important. Craig asked staff about the areas chosen and what the thought process was as they are three pretty small areas. It also seems like there are historic structures outside of those three areas that have some potential for this so why limit it to those areas. Lehmann said at the moment they're limiting it to those areas because it's a pretty targeted amendment and the PRM zone Planning and Zoning Commission October 15, 2020 Page 23 of 24 already has bonus provisions that are allowed. Hensch opened the public hearing. Hearing from no one, Hensch closed the public hearing. Nolte moved to recommend approval of REZ20-005, a proposed amendment to the zoning code to allow minor adjustments in Planned High Density Multifamily Residential Zones (PRM) for new construction projects which involve preserving a separate historic structure, as illustrated in attachment one of the staff report. Craig seconded the motion. A vote was taken and the motion passed 6-0. CONSIDERATION OF MEETING MINUTES: OCTOBER 1, 2020: Signs moved to approve the meeting minutes of October 1, 2020. Townsend seconded the motion. A vote was taken and the motion passed 6-0. PLANNING AND ZONING INFORMATION: Russett noted one item at the last meeting the Commission discussed the Good Neighbor Program and she wanted to tell the Commission about next steps. She will take the Commission's recommendations and prepare a memo to the City Council, probably in the next month or so, and she can keep the Commission posted on that. ADJOURNMENT: Craig moved to adjourn. Townsend seconded. A vote was taken and the motion passed 6-0. Prepared by: Kirk Lehmann, Associate Planner, 410 E Washington St, Iowa City, IA 52240 (REZ20-0006) Ordinance No. Ordinance to amend Title 14 Zoning to allow minor adjustments in Planned High Density Multi -Family Residential (PRM) zones for new construction projects which involve preserving a separate historic structure (REZ20-0005) Whereas, it is in the public interest to designate historic properties as Iowa City historic landmarks, such as the property at 410-412 N. Clinton Street; and Whereas, Planned High Density Multi -Family Residential (PRM) zone provides bonus provisions to encourage high quality redevelopment and properties zoned PRM may be located near properties that are potentially eligible to be designated as a local historic landmark; and Whereas, to incentivize historic preservation, it is reasonable to provide relief from certain provisions of the zoning code for the redevelopment of property abutting a historic property, so long as the abutting historic property is concurrently zoned a local historic landmark pursuant to the Iowa City Zoning Code; and Whereas, it is reasonable to grant relief from dimensional and site development standards through an administrative minor adjustment, subject to criteria that ensure that the goals of the Comprehensive Plan, District Plans, and Historic Preservation Plan are met; and Whereas, the City's comprehensive plan encourages infill development where services and infrastructure are already in place, supports the Historic Preservation Commission's efforts to meet its goals, and provides for housing rehabilitation programs and reinvestment in housing in existing neighborhoods; and Whereas, efficiency and one -bedroom units in PRM zones require only 435 square feet of lot area per unit minimum, which is denser than provided for in the bonus options; Whereas, the Planning and Zoning Commission has reviewed the zoning code amendment set forth below and recommends approval. Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa: Section I. Amendments. The Code of Ordinances of the City of Iowa City, Iowa is hereby amended by adding the following underlined language: A. Amend 14-26-7 as follows: PRM ZONE BONUS AND MINOR ADJUSTMENT PROVISIONS: A. Purpose: The PRM zone bonus provisions provide an incentive for developments to incorporate features that provide a public benefit and encourage excellence in architectural design. The PRM zone minor adiustment provisions allow flexibility to a Ordinance No. Page 2 B. Application: The bonus and minor adjustment provisions will be administered through the design review process as set forth in chapter 8, article B, "Administrative Approval Procedures", of this title. Decisions of the Desiqn Review Committee may be appealed to C. 1. Bonuses Provisions include allowance of dwelling units in excess of the density otherwise achievable under the provisions of the base zone, additional building bulk, and/or reductions of the required setback area. Bonuses are based on a point system. Points may be awarded for public benefit features that the design review committee determines are appropriate in design and location. Bonuses will not be granted for site development features or standards already required by this title. Desisieas of the The number of points allowed for public benefit features and the number of points required per bonus item are set forth in C. "Bonus Provisions" below.; 2. Minor adjustments to dimensional and site development standards may be allowed for a newly constructed building where the project also preserves a historic property as set forth in D. "Minor Adjustments" below. Public Benefit Features: a. Materials: Masonry finish on all nonfenestrated areas of walls visible from a public street. For purposes of this provision, "masonry" is defined as fired brick, stone or similar such materials, not including concrete blocks and undressed poured concrete. "Masonry" may include stucco or like material when used in combination with other masonry finish. Points allowed: 5 b. Open Space: The provision of usable open space of a size and at a grade that, at a minimum, allows passive recreational uses and is accessible to all residential occupants of the building. Such space may include yards, other than required setback areas, terraces and rooftop gardens designed and approved for outdoor activities. Balconies serving individual dwelling units are not eligible for this bonus. Points allowed: 1 per 250 square feet c. Historic Buildings: Rehabilitation of a historically significant building as determined by the survey of the historic and architectural resources for the vicinity. Points allowed: 7 d. Assisted Housing: Dwelling units committed to the city's assisted housing program or some other affordable housing program approved by the city, provided such units do not exceed thirty percent (30%) of the total units contained within a building. Points allowed: 3 per unit e. Streetscape Amenities: The provision of funds for all street furniture, lighting and landscaping improvements along adjacent street rights of way in accordance with an approved city streetscape plan. Points allowed: 5 f. Landscaping: The provision of additional landscaped areas that are visible from a public street. Required setback areas and required landscape buffers do not qualify for bonus points. Points allowed: 1 per 250 square feet g. Windows: Installing individual window units that have a height that is at least one and one-half (1.5) times greater than the width of the window unit in all primary living spaces, such as living rooms, dining rooms and bedrooms. Individual window units may be located side by side in a wider window opening. Skylights, windows in bathrooms and kitchens, and decorative windows, such as stained glass and Ordinance No, Page 3 ocular windows, are not required to meet this standard for the building to qualify for bonus points. Points allowed: 3 2. Bonus Menu: a. Setback Reduction: The front setback may be reduced by a maximum of fifty percent (50%). When determining the appropriateness of such a reduction, the character of adjacent development and setbacks will be considered. Points required: 7 b. Height Increase: The maximum allowed building height may be increased from thirty five feet (35') up to a maximum of sixty five feet (66), provided the portion of building exceeding thirty five feet (35') is stepped back a minimum of five feet (6) for each story located above thirty five feet (35') to reduce the appearance of the bulk of the building. Points required: 7 c. Density Bonus: (3) For efficiency apartments, the minimum lot area per unit may be reduced to four hundred twenty (420) square feet. Points required: 12 Building Coverage Increase: The maximum building coverage may be increased to sixty five percent (65%). Points required: 7 D. Minor Adjustments: 1. Minor Adiustments: Through a Level I Design Review, the Design Review Committee 2. Applicability: The minor adjustment provides flexibility for new construction projects which involve preservation of a separate historic structure provided the following circumstances are met: a. "historic property"): b. The historic property is not designated as an Iowa City Historic Landmark prior to c. I ne owners of all impacted property, including the historic property, shall provide a written acknowledgement in a form acceptable to the City of Iowa City, stating that any required plans submitted are done so with their free consent and are in accordance with their desires. 3. Approval Criteria: The request for a minor adjustment shall meet the following a. Historic Landmark in conjunction with the minor adjustment. The City shall not issue a building permit for the project seeking the minor adjustment until the City Council has approved the Iowa City Historic Landmark designation of the historic property: b. Submittal of a rehabilitation plan approved by the Historic Preservation Commission that details how the proiect preserves the abutting historic property Ordinance No. Page 4 and a timeline for completion. Rehabilitation shall be completed prior to the issuance of a certificate of occupancy for the new construction project: c. If the project involves demolition of (an) existing buildings submittal of a demolition on e. The project shall not detract from or be incurious to other property or improvements in the vicinity: and f. The requested adjustment shall be consistent with the goals of the Comprehensive Plan, District Plans, and Historic Preservation Plan, as applicable. B. Amend 14-26-4 as follows: Dimensional Requirements: The dimensional requirements for the multi -family residential zones are stated in table 26-2, located at the end of this section. Each of the following subsections describes in more detail the regulations for each of the dimensional requirements listed in the table. Provisional uses and uses allowed by special exception may have specific dimensional requirements not specified in table 2B- 2, located at the end of this section. Approval criteria for these uses are addressed in chapter 4, article B of this title. Dimensional requirements may be waived or modified for developments approved through the planned development process (see chapter 3, article A, 'Planned Development Overlay Zone (OPD)", of this title) or through minor adjustments in PRM Zones as outlined in section 14-213-7. 'PRM Zone Bonus and Minor Adjustment Provisions" or historic preservation exception as outlined in section 14-2B-8, "Special Provisions", of this article. C. Amend 14-26-6 as follows: as outlined in section 14-2B-8. "Special Provisions", of this article. A minor adjustment to modify specific provisions of this section may be requested as specified in Minor Adiustments in PRM Zones" as found in section 14-2B-7. 'PRM Zone Bonus and Minor Adjustment Provisions". Section II. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section III. Severability. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section IV. Effective Date. This Ordinance shall be in effect after its final passage, approval and publication. Passed and approved this day of 2020. Ordinance No. Page 5 Mayor Attest: City Clerk Approved by4l v City Attomey's Office (Sara Greenwood Hektoen — 11/24/2020) Ordinance No. Page It was moved by and seconded by _ Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: ABSENT: Bergus Mims Salih Taylor Teague Thomas Weiner that the First Consideration 12/01/2020 Vote for passage: AYES: Teague, Thomas, Weiner, Bergus, Mims, Salih, Taylor. NAYS: None. AYES: None. Second Consideration _ Vote for passage: Date published Item Number: 10J. jr 1 —4Ot CITY OE IOWA CITY www.icgov.org December 1, 2020 Ordinance conditionally rezoning approximately 4 acres of land located at Myrtle Ave. and S. Riverside Dr. to Riverfront Crossings - West Riverfront District (RFC -WR) zone. (REZ20-0003) ATTACHMENTS: Description Staff Report with Attachments P&Z Minutes Correspondence Ordinance Conditional Zoning Agreement STAFF REPORT To: Planning and Zoning Commission Prepared by: Ray Heitner, Associate Planner Item: REZ20-0003 Date: November 5, 2020 GENERAL INFORMATION: Applicant: K&F Properties, LLC. 319-621-3462 sal idapartners(a-)gmail. corn Contact Person: Mark Seabold Shive-Hattery Architecture -Engineering 2839 Northgate Drive Iowa City, IA 52245 319-354-3040 mseabold(a)sh ive-hatters. com Owner: K&F Properties, LLC. 319-621-3462 sal idapartners(a)gmail. com Requested Action: Rezoning of 4 acres from Medium Density Single - Family Residential (RS -8), High Density Multi -Family Residential (RM -44), and Community Commercial (CC -2) to Riverfront Crossings — West Riverfront District (RFC -WR). Purpose: Location: Location Map: To develop a mixed-use project with housing, retail, hospitality and neighborhood services. 215, 219, 223, and 245 S. Riverside Court; 119, 201, 203, 205, 207, and 209 Myrtle Avenue; 517 and 527 S. Riverside Drive Size: Approximately 4 acres K Existing Land Use and Zoning: Residential; High Density Multi -Family Residential Zone (RM -44) & Medium Density Single -Family Residential (RS -8) Commercial; Community Commercial (CC -2) Surrounding Land Use and Zoning: North: Institutional (Open Space & Parking) Institutional Public (P-2) East: Residential & Commercial, Riverfront Crossings, West Riverfront (RFC -WR) & Community Commercial (CC -2) South: Iowa Interstate Railroad & Residential; Riverfront Crossings, West Riverfront (RFC -WR), Riverfront Crossings, Orchard (RFC -0), and Low Density Single -Family Residential with Planned Development Overlay (OPD/RS-5) West: Residential; Medium Density Single -Family Residential (RS -8) Comprehensive Plan: Residential 2-8 Dwelling Units Per Acre, Residential 8-16 Dwelling Units Per Acre, & Mixed Use District Plan: Southwest District Plan: Single-Family/Duplex Residential, Medium to High Density Multi -Family, & Mixed Use Neighborhood Open Space District: SW3 Public Meeting Notification: Property owners located within 300' of the project site (and approximately 550' west of the project site) received notification of the Planning and Zoning Commission public meeting. Rezoning signs were also posted on the site. File Date: 10/14/2020 45 Day Limitation Period: 11/28/2020 BACKGROUND INFORMATION: K&F Properties, LLC owns approximately 4 acres of property located at 219, 223, and 245 S. Riverside Court; 119, 201, 203, 205, 207, and 209 Myrtle Ave.; and 517 and 527 S. Riverside Drive. The owner is working with Shive-Hattery to prepare three applications to allow development of a mixed-use project with housing, retail, hospitality, and neighborhood service uses. This specific application (REZ20-0003) proposes to rezone the parcels currently zoned Medium Density Single -Family Residential (RS -8), High Density Multi -Family Residential (RM -44), and Community Commercial (CC -2) to the Riverfront Crossings -West Riverfront (RFC -WR) zone. The other concurrently submitted applications include a request to amend the City's Comprehensive Plan (CPA20-0002) by adding the subject property to the West Riverfront Subdistrict of the Downtown and Riverfront Crossings Master Plan and a zoning text amendment 3 (REZ20-0004), which would amend the West Riverfront subdistrict regulating plan map and increase the maximum bonus height from 5 to 7 stories along the north side of the Iowa Interstate Railroad. Generally, the Comprehensive Plan Amendment must be approved for changes to the zoning and regulating plan maps to comply with the Comprehensive Plan. However, the bonus height zoning text amendment does not require the Comprehensive Plan amendment to be approved. The applicant submitted concept plans showing development scenarios for the properties they own and a statement regarding the proposed rezoning (Attachments #2 and #3). The concepts illustrate the potential character of development but are subject to change. The applicant held a virtual Good Neighbor Meeting on Wednesday, October 28th, 2020. The meeting was attended by approximately seven neighborhood residents. Primary questions and concerns stemming from the meeting included sensitivity of building heights to existing neighbors residing on Olive St., solutions for future housing and accommodation of low-income housing residents, and connectivity to the rest of S. Riverside Drive corridor. The applicant's summary of the meeting is included in Attachment #4. ANALYSIS - Current Zoning: The subject area currently has three different zoning designations, including Medium Density Single -Family Residential (RS -8), High Density Multi -Family Residential (RM -44), and Community Commercial (CC -2). The current layout of these zoning designations can be seen in the attached Zoning map (Attachment #5). The purpose of the medium density single-family residential zone (RS -8) is primarily to provide for the development of small lot single-family dwellings. The regulations allow for some flexibility of dwelling types to provide housing opportunities for a variety of household types. The RS -8 zone allows a maximum building height of 35' and a maximum density of eight (8) dwelling units per acre for detached, single-family dwelling units. The purpose of the high density multi -family residential zone (RM -44) is to establish areas for the development of high density, multi- family dwellings and group living quarters. Due to the high density permitted in this zone, careful attention to site design is expected to ensure that buildings are compatible with surrounding land uses and that a quality living environment will be maintained over time. The RM -44 zone allows a maximum building height of 35' and a maximum density of 29 — 87 dwelling units per acre, depending on the number of bedrooms per unit. The purpose of the community commercial zone (CC -2) is to provide for major business districts to serve a significant segment of the total community population. In addition to a variety of retail goods and services, these centers may typically feature a number of large traffic generators requiring access from major thoroughfares. The CC -2 zone allows a maximum building height of 35' and a floor area ratio of 2.0.' Proposed Zoning: The applicant is requesting to rezone the entire 4 -acre subject area to the RFC - WR zone. The RFC -WR zone is intended for commercial and mixed use development in buildings with street -facing entries opening onto streetscapes designed to provide a comfortable and attractive environment for pedestrians buffered from vehicular traffic on Riverside Drive. The RFC -WR zone does not have a maximum density requirement, however height is regulated within the zone. The zone has a base maximum height of four (4) stories, with an additional story ' Floor area ratio is the total floor area within a building or buildings on a lot divided by the total area of that lot. C! of bonus height allowed, for a maximum height of five (5) stories. Properties within the RFC -WR zone that abut residential zones cannot have buildings higher than four (4) stories. An accompanying application for this project includes a text amendment to allow a building up to seven (7) stories in height to be located within 200' north of the Iowa Interstate Railroad right-of- way. Rezoning Review Criteria: Staff uses the following two criteria in the review of rezonings: 1. Consistency with the comprehensive plan; 2. Compatibility with the existing neighborhood character. Consistency with the Comprehensive Plan: The properties that are currently zoned Community Commercial (CC -2) are already included in the Downtown and Riverfront Crossings Plan's West Riverfront Subdistrict. The residentially zoned properties are currently in the Southwest District of the Comprehensive Plan, which indicates the properties are primarily appropriate for Medium to High Density Multi -Family, specified as 8-16 Dwelling Units Per Acre in the Comprehensive Plan. However, 209 Myrtle Avenue is shown as Single-Family/Duplex Residential, specified as 2-8 Dwelling Units Per Acre in the Comprehensive Plan. A comprehensive plan amendment is pending that would incorporate this entire area into the Downtown and Riverfront Crossings Master Plan's West Riverfront Subdistrict. Figure 1 shows an excerpt from the master plan that lists the plan objectives, desired development character for the district, and the types of development envisioned for this area. The development that is currently planned for the proposed rezoning would satisfy several of these objectives. The development associated with the rezoning could improve pedestrian circulation in this section of the West Riverfront Subdistrict. Staff is recommending the installation of a 6 -foot sidewalk along the west frontage of S. Riverside Drive before a certificate of occupancy is issued within the subject area as a condition of the rezoning. In addition, staff is recommending a condition that the developer provides a pedestrian linkage between Myrtle Avenue and S. Riverside Drive through the project site, subject to review and approval of the Form -Based Code Committee. ILL. UIG 1 - VVV,L RIVCI II VI IL LJWLIIL.L JV 111111 West Riverfront District Summary Plaster Plan Obfectfves. x Capitalize on Highway 6 access and visibility x Improve pedestrian and bi€Me circulation x Capitalize on the Iowa River � Extend the riverfront trail x Capture the football crowd Development Character: s Temper auto orientation } Open views and access to river }Enhance the streetscape and overall aesthetics Development Program: ) Multiple housing typologies, including condo towers, apartments and townhouses x Destination river view restaurants x Commercial, possiblesmall to midsize box x Hospitality 5 The development will also temper the corridor's auto orientation by replacing the existing surface parking lots and sporadic commercial lots with several mixed use buildings that have shallower setbacks along Riverside Drive and Myrtle Avenue. This should also help to enhance the streetscape and overall aesthetics of the S. Riverside Drive corridor. The proposed concept shows multiple housing typologies, with two mixed use buildings containing multi -family housing, a hotel, townhouse style housing, and a building intended for senior living. It is believed that the development will also feature hospitality and commercial uses that will be located within walking distance from Kinnick Stadium, potentially capturing the University's football crowds. The development plan is conceptual at this stage. Changes to the development plan are probable. The proposed rezoning would create a transition from larger -scale mixed use and commercial buildings along Riverside Dr. to single family housing to the west of the district. Rezoning the property to the new designation will facilitate the type of redevelopment envisioned for this specific area in the Downtown and Riverfront Crossings Master Plan. This conformance with the form - based code complies with the intent of the Comprehensive Plan for this area. Compatibility with the Existing Neighborhood Character: The Riverfront Crossings, West Riverfront zone can be found to the immediate northeast of the subject area, at the southwest corner of Myrtle Avenue and S. Riverside Drive. The RFC -WR zone can also be found along the west side of S. Riverside Drive, south of the Iowa Interstate Railroad tracks. There are currently two sizeable multi -family residential buildings in this area south of the railroad tracks. An extension of the RFC -WR Subdistrict into the subject area is appropriate, given the proximity of the current RFC -WR zoning to the south, in addition to the adjacency to the West Riverfront Subdistrict from the comprehensive plan to the east. The subject area currently contains three different zoning designations. A large portion of the subject area is zoned High Density Multi -Family Residential (RM -44). Under this zoning designation, a density of one bedroom per 500 square feet of lot area could be built by right.2 While the current conditions of the subject area is not as dense as what is allowable by code, the opportunity for increased density already exists in much of this area. Table 1 shows the current number of dwelling units, versus what could be allowed in a scenario with all 1 -bedroom units. Table 1 — RM -44 (Current Zoning) Parcels Unit Count3 Address: Current Units Allowable 1 -BD Units 207 Myrtle Avenue 30 58 205 Myrtle Avenue 4 15 201 Myrtle Avenue 7 12 119 Myrtle Avenue 22 30 203 Myrtle Avenue 44 29 219 S. Riverside Ct. 1 14 223 S. Riverside Ct. 1 19 245 S. Riverside Ct. 1 60 Total: 110 237 The southeastern portion of the subject area is currently zoned Community Commercial (CC -2) and contains a mixture of businesses that are more commonplace in a traditional commercial highway setting. Two parcels in the far western portion of the subject area are zoned Medium Density Residential (RS -8). These parcels are just east of several single-family residential properties located to the 2 The RM -44 zone has a maximum height of 35 ft. 3 Does not include additional requirements pertaining to required parking, FAR, etc. M immediate west of the subject area, on Olive Street. The RFC -WR zone limits building heights on lots that abut residential zones to four (4) stories (per 14 -2G -7G-1 d-4 of City Code). Staff recognizes that construction of a building of this size will present a notable change in the eastern view of these residents. With this concern in mind, staff is recommending a condition that in the event that the owner pursues any height bonus for buildings proposed next to the existing single- family on Olive Street, careful attention must be given to the interface and transition between the development and the single-family housing to the west. Any such application shall include mitigating, transitional design elements, including but not limited to increased separation or increased stepbacks. With respect to compatibility with other surrounding uses, the property to the north is currently open space owned by the university. The Iowa Interstate Railroad acts as a natural buffer to the properties to the south. Since the properties to the east are already located within the Riverfront Crossings, West Riverfront Subdistrict, it is likely these properties will redevelop to a greater intensity in the future, likely matching or exceeding the height and density proposed in the associated development concept plan for the subject area on the west side of S. Riverside Dr. Properties with Iowa River frontage are allowed to have a maximum height of eight (8) stories before application of bonus height provisions. Rezoning of the subject area to the RFC -WR zone will trigger the affordable housing requirement. The requirement states that except for developments exclusively providing elder apartment housing, any development containing ten (10) or more dwelling units on land zoned a riverfront crossings zoning designation is required to provide affordable housing dwelling units in an amount equal to or greater than ten percent (10%) of the total number of dwelling units. Traffic Implications and Access: The applicant submitted a traffic study (Attachment #6) as requested by City transportation planning staff. The study was initiated to identify potential traffic impacts on the adjacent roadway network. The analysis estimates the associated development's impact on the following intersections: 1. Myrtle Avenue & Greenwood Drive 2. Myrtle Avenue & Lot 48 Access 3. Myrtle Avenue & Olive Street 4. Myrtle Avenue & Access Point 5. Riverside Drive & Grand Avenue/West Burlington Street 6. Riverside Drive & Myrtle Avenue 7. Riverside Drive & Access Point 8. Riverside Drive & W. Benton Street The analysis found that based on anticipated buildout of the associated development, all studied intersections will operate at acceptable levels of service (LOS), with intersections operating at LOS D or better and all approaches at LOS E or better during A.M. and P.M. peak hour conditions, through the year 2042. To avoid additional traffic conflicts on S. Riverside Drive, staff is recommending a condition of the rezoning that the subject area be limited to one (1) access point onto S. Riverside Drive that features a right-in/right-out design. Since S. Riverside Ct. (a private street), currently has approximately 75 square feet extending beyond the western right-of-way line for S. Riverside Drive, staff is recommending a condition of the rezoning be that the City acquires the aforementioned 75 square feet of right-of-way from the applicant before the property develops. Transportation planning staff is still reviewing the traffic study. Additional conditions may be VA recommended by staff based on this review. Staff plans to have an update for the Commission at its meeting. Lastly, because the subject area contains fifteen different parcels, staff is recommending a condition of the rezoning be that the applicant replat the subject area when a development plan is ready for City review. Staff envisions that the replatted area will consolidate several of the existing lots. Utilities and Floodplain: Redevelopment of the subject area will require several water service lines to be retired and capped at the respective water mains. An existing sanitary sewer easement that is located on the property will need to be relocated in the event that buildings are built over the easement. As the property redevelops, it will be subject to on-site storm water management requirements. As seen in Figure 3 below, a small portion of the subject area is within the 500 -year floodplain. Subsequent development of the subject area will be required to comply with the City's floodplain management standards. 0I*:�9NIX&3 Upon recommendation from the Planning & Zoning Commission, a public hearing will be scheduled for consideration of the application by City Council. STAFF RECOMMENDATION: Staff recommends that an application submitted by K&F Properties, LLC. for a rezoning from Medium Density Single -Family Residential (RS -8), High Density Multi -Family Residential (RM -44), and Community Commercial (CC -2) to West Riverfront District (RFC -WR) for approximately 4 acres of land located at 215, 219, 223, and 245 S. Riverside Court; 119, 201, 203, 205, 207, and 209 Myrtle Avenue; 517 and 527 S. Riverside Drive be approved, subject to the following conditions: 1. Prior to issuance of a certificate of occupancy, installation of a 6' wide sidewalk along the west side of S. Riverside Drive frontage. 2. Provision of a pedestrian linkage between Myrtle Avenue and S. Riverside Drive through the project site, subject to review and approval of the Form -Based Code Committee. n 3. In the event that the owner pursues any height bonus for buildings proposed next to the existing single-family on Olive Street, careful attention must be given to the interface and transition between the development and the single-family housing to the west. Any such application shall include mitigating, transitional design elements, including but not limited to increased separation or increased stepbacks. 4. The subject area shall be limited to one (1) access point onto S. Riverside Drive that shall feature a right-in/right-out design. 5. Dedication of approximately 75 square feet of S. Riverside Ct. territory to City right-of-way when the subject area is replatted. 6. Prior to the issuance of building permits, the subject area shall be replatted in a manner that conforms with the future layout of development. ATTACHMENTS: 1. Location Map 2. Massing Concepts 3. Applicant Statement 4. Good Neighbor Meeting Summary 5. Zoning Map 6. Traffic Impact Study Approved by. Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services y Ul- LU a -M NN _ .����1F y.� - •,ice-' 4 .1 IN CITY OF IOWA CITY ♦. -jay a.. J An application submitted by K & F Properties, LLC to request the rezoning of approximately 4.0 acres of property from Medium Density Single -Family (RS -8), High Density Multifamily (RM -44), and Community Commercial (CC -2) to Riverfront Crossings, West; -� Riverfront (RFC -WR). T —•� IJ PA - � M� [ 1714 i. �1 S RIVERSIDE CT 1 I _ �M _�y • . � , -1V ♦. -jay a.. J An application submitted by K & F Properties, LLC to request the rezoning of approximately 4.0 acres of property from Medium Density Single -Family (RS -8), High Density Multifamily (RM -44), and Community Commercial (CC -2) to Riverfront Crossings, West; -� Riverfront (RFC -WR). T —•� IJ PA - � M� RIVERFRONT WEST DEVELOPMENT COMPREHENSIVE PLAN AMENDMENT & REZONING SW CORNER OF RIVERSIDE DRIVE AND MYRTLE AVE, IOWA CITY, IA AUGUST 13, 2020 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G EXISTING SITE PHOTOGRAPHY No existing pedestrian circulation throughout the site. Lack of defined vehicular entrances from Riverside Drive. RIVERFRONT WEST DEVELOPMENT I COMPREHENSIVE PLAN AMENDMENT & REZONING SH IVEHATTERY 2 SW CORNER OF RIVERSIDE DRIVE AND MYRTLE AVE, IOWA CITY, IA I AUGUST 13, 2020 ARC H I T E C T U R E+ E N G I N E E R I N G .. 11 _ �- _ mss,,,•, 1 .4.• t..�. - � r. � �•.� -+lam• r - _ . _.. - IMP it ;: t y.,��rl J ► N� iY zs woo .� -a, ow t tp 'Y - 44 :. . 'i. i.c';x:* Y { +■ ` _ �, r. -�- + w" All SIP .".� h •, A'y' f t Toft jig'�.R F! • r1 �Eer... i-ismr -- TER _ - '!1 r �. �'✓ f -. � �� .y 1�"ti '-' .". r • .� i � Y'': - .. 9'�y oLi 44 LE EEI Ole ij TA '-ack of green space/ vegetated area does not relate to surrounding area. Most of site area devoted to parking. s .� � • AjRa .i.:" &PUFUT I• 11 \ ! \ ! 11 \ ■ 11 \Z 21=7*111'LIC'�A EXISTING SITE PHOTOGRAPHY Buildings do not relate to each other. Views are to backs of other buildings both within the site and from Olive Street. RIVERFRONT WEST DEVELOPMENT I COMPREHENSIVE PLAN AMENDMENT & REZONING SH IVEHATTERY 5 SW CORNER OF RIVERSIDE DRIVE AND MYRTLE AVE, IOWA CITY, IA I AUGUST 13, 2020 A R C H I T E C T U R E+ E N G I N E E R I N G Wo . i L :-,•. . `� '---'��'� � �:a � �„vg.� .�.�r ._.��_ • f = � � •5,.. qp �. _ . Al y• � "Jr.IR If Le _ - r � -:4 � r.�'� _ _ : r. ' � - �� � .+ �- 's - err �•.' 1� � `-'tih ll - 10 L ,r• .. .. f� '�.,r �-f -`�5!f�,!R� �d WU MWAL WR 411 '". - _ # ' s, �. �� ^�, Esq ^ �ae .�.�;c -, . '�} � • �� . • � x. "4,.�y,+,•, �i r. Y '.. :.vii''. `'� k��.-`k. _ -�-:v �`� � fit. a.r_. •�.:�,": Alwm■0�= x-. � . r .s �� ..'Alm � •-�,!•' - � � �r - A T •' _ _ fes_ - -�.��f * _��i��r _ � J �'+•Njrl � • ,:'J.L •a'Y�L. '• - •�F; .--� Y tri�� y�_I �� � .. � (���� .:1 44 —71 114 r 111 "' •�4 j. .it-a r. ,:_ f _ -- 3# �.� - --__� arm._ - � .. .�, R - � �• Y - .. r, - I. �� -- -'� '-r �. � • =r; r, .. _ -- •-1� � �•�,~ �i. r,' ��,-'!-fit �.��g��qp,r, -i�ti � - PROPOSED SITE MASSING PERSPECTIVE ` RIVERFRONT WEST DEVELOPMENT I COMPREHENSIVE PLAN AMENDMENT & REZONING SH IVEHATTERY g SW CORNER OF RIVERSIDE DRIVE AND MYRTLE AVE, IOWA CITY, IA I AUGUST 13, 2020 A R C H I T E C T U R E+ E N G I N E E R I N G MASSING STUDIES I RIVERSIDE DRIVE LOOKING WEST Tf11Tfl "1Trf111011171 RIVERFRONT WEST DEVELOPMENT I COMPREHENSIVE PLAN AMENDMENT & REZONING SH IVEHATTERY 9 SW CORNER OF RIVERSIDE DRIVE AND MYRTLE AVE, IOWA CITY, IA I AUGUST 13, 2020 A R C H I T E C T U R E+ E N G I N E E R I N G MASSING STUDIES I RIVERSIDE DRIVE LOOKING WEST TEXT AMENDMENT TO WEST RIVERFRONT SUBDISTRICT TO ALLOW HEIGHT BONUS ALLOWANCE TO 7 STORIES MAX FOR PROPERTIES . NORTH OF AND ADJOINING IOWA INTERSTATE RAILROAD RIVERFRONT WEST DEVELOPMENT I COMPREHENSIVE PLAN AMENDMENT & REZONING SW CORNER OF RIVERSIDE DRIVE AND MYRTLE AVE, IOWA CITY, IA I AUGUST 13, 2020 • CORNER PROPERTY CURRENTLY ZONED WEST RIVERFRONT SUBDISTRICT FIVE (5) STORIES MAXIMUM FOR PROPERTIES WITHIN THE WEST RIVERFRONT • SUBDISTRICT THAT DO NOT HAVE FRONTAGE ALONG THE IOWA RIVER. HOWEVER, BONUS HEIGHT IS NOT ALLOWED ON LOTS THAT ABUT A RESIDENTIAL ZONE. SHIVEHATTERY to A R C H I T E C T U R E+ E N G I N E E R I N G MASSING STUDIES I CORNER OF RIVERSIDE DRIVE AND MRYTLE AVE LOOKING SET BACK 10' •TEXT AMENDMENT TO WEST RIVERFRONT SUBDISTRICT TO ALLOW 'HEIGHT BONUS ALLOWANCE TO 7 STORIES MAX FOR PROPERTIES ;NORTH OF AND ADJOINING IOWA INTERSTATE RAILROAD CORNER PROPERTY CURRENTLY ZONED WEST RIVERFRONT SUBDISTRICT FIVE (5) STORIES MAXIMUM FOR PROPERTIES WITHIN THE WEST RIVERFRONT SUBDISTRICT THAT DO NOT HAVE FRONTAGE ALONG THE IOWA RIVER. • HOWEVER, BONUS HEIGHT IS NOT ALLOWED ON LOTS THAT ABUT A RESIDENTIAL ZONE. • ,� srd SFr 7 = -r . SET BACK 10' RIVERFRONT WEST DEVELOPMENT I COMPREHENSIVE PLAN AMENDMENT & REZONING SH IVEHATTERY 11 SW CORNER OF RIVERSIDE DRIVE AND MYRTLE AVE, IOWA CITY, IA I AUGUST 13, 2020 A R C H I T E C T U R E+ E N G I N E E R I N G MASSING STUDIES I HOTEL ENTRANCE LOOKING NORTH CORNER PROPERTY CURRENTLY ZONED WEST RIVERFRONT SUBDISTRICT FIVE (5) STORIES MAXIMUM FOR PROPERTIES WITHIN THE WEST RIVERFRONT SUBDISTRICT THAT DO NOT HAVE FRONTAGE ALONG THE IOWA RIVER. • HOWEVER, BONUS HEIGHT IS NOT ALLOWED ON LOTS THAT ABUT A RESIDENTIAL ZONE. RIVERFRONT WEST DEVELOPMENT I COMPREHENSIVE PLAN AMENDMENT & REZONING SH IVEHATTERY 12 SW CORNER OF RIVERSIDE DRIVE AND MYRTLE AVE, IOWA CITY, IA I AUGUST 13, 2020 A R C H I T E C T U R E+ E N G I N E E R I N G MASSING STUDIES I RETAIL PLAZA LOOKING SOUTH TEXT AMENDMENT TO WEST RIVERFRONT SUBDISTRICT TO ALLOW :CORNER PROPERTY CURRENTLY ZONED WEST RIVERFRONT SUBDISTRICT . HEIGHT BONUS ALLOWANCE TO 7 STORIES MAX FOR PROPERTIES 'NORTH OF AND ADJOINING IOWA INTERSTATE RAILROAD ' FIVE (5) STORIES MAXIMUM FOR PROPERTIES WITHIN THE WEST RIVERFRONT SUBDISTRICT THAT DO NOT HAVE FRONTAGE ALONG THE IOWA RIVER. .HOWEVER, BONUS HEIGHT IS NOT ALLOWED ON LOTS THAT ABUT A 'RESIDENTIAL ZONE. RIVERFRONT WEST DEVELOPMENT I COMPREHENSIVE PLAN AMENDMENT & REZONING SH IVEHATTERY 13 SW CORNER OF RIVERSIDE DRIVE AND MYRTLE AVE, IOWA CITY, IA I AUGUST 13, 2020 A R C H I T E C T U R E+ E N G I N E E R I N G MASSING STUDIES I RIVERSIDE DRIVE LOOKING NORTH ! FUTURE TUNNEL LOCATION TEXT AMENDMENT TO WEST RIVERFRONT SUBDISTRICT TO ALLOW • HEIGHT BONUS ALLOWANCE TO 7 STORIES MAX FOR PROPERTIES NORTH OF AND ADJOINING IOWA INTERSTATE RAILROAD I�li[s ygCKS IN RIVERFRONT WEST DEVELOPMENT I COMPREHENSIVE PLAN AMENDMENT & REZONING SH IVEHATTERY 14 SW CORNER OF RIVERSIDE DRIVE AND MYRTLE AVE, IOWA CITY, IA I AUGUST 13, 2020 A R C H I T E C T U R E+ E N G I N E E R I N G DPOSED SUBDISTRICT WEST RIVERFRONT RIVERFRONT WEST DEVELOPMENT I COMPREHENSIVE PLAN AMENDMENT & REZONING SH IVEHATTERY 15 SW CORNER OF RIVERSIDE DRIVE AND MYRTLE AVE, IOWA CITY, IA I AUGUST 13, 2020 A R C H I T E C T U R E+ E N G I N E E R I N G PROPOSED •REZONING My ffT f:. H� ai 11.1 � ��� � � si�� Legend - South Downtown Subdistrict University Subdistrict Central Crossings Subdistrict Gilbert Subdistrict Park Subdistrict South Gilbert Subdistrict West Riverfront 5ubdlstrict 1L Public Parks and Open Space gV Green Spare Primary Street -J Required Retail Storefront Required Ralston Creek Frontage Riverfront Crossings Boundary University of Iowa Campus Al J E 7 TTT TFT- F FF ri fir__ _9 7 DESCRIPTION OF PROPOSED COMPREHENSIVE PLAN AMENDMENT Riverfront West Development requests that Iowa City's Comprehensive Plan be amended to extend the Riverfront Crossings District west in the area indicated above from the existing properties in the West Riverfront Subdistrict along Riverside Drive to the eastern property line of the residential properties located on Olive Street and 215/213 Myrtle Ave. The existing West Riverfront Subdistrict would be expanded west as part of this amendment. This expansion of the West Riverfront Subdistrict would redefine an existing RM -44 zoned area with existing apartment buildings and two converted/ leased single family residential houses. The properties to be included in the current RM -44 zoned area are 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, and 207 Myrtle Ave. This area also includes a single RS8 lot, 209 Myrtle Ave. Expanding the West Riverfront Subdistrict is appropriate for this site due to the over 50' of grade change. Because of this topography, which is atypical of the West Riverfront Subdistrict, the proposed height of the buildings will present a three-story exposure to the Olive Street residences. This is approximately a single story more than the existing apartments building located there now. This Comprehensive Plan Amendment would allow for a more cohesive development while still being sensitive to the neighborhood scale to the west. RIVERFRONT WEST DEVELOPMENT I COMPREHENSIVE PLAN AMENDMENT & REZONING SH IVEHATTERY 16 SW CORNER OF RIVERSIDE DRIVE AND MYRTLE AVE, IOWA CITY, IA I AUGUST 13, 2020 A R C H I T E C T U R E+ E N G I N E E R I N G EXISTING CONDITIONS I CURRENT ZONING OF PROPERTIES PropertyJohnson County 1W Search by parcel number (ex. 101528014) kua i s dubuque st) Q Fna ,4 RFC -.O 1:880 RSE RIVERFRONT WEST DEVELOPMENT COMPREHENSIVE PLAN AMENDMENT & REZONING SW CORNER OF RIVERSIDE DRIVE AND MYRTLE AVE, IOWA CITY, IA I AUGUST 13, 2020 4 . - - ison C-ougW I JoMnson t-oontn- Iowa Ub EL-M-1�111111 SHIVEHATTERY 17 A R C H I T E C T U R E+ E N G I N E E R I N G PROPOSED WEST RIVERFRONT SUBDISTRICT �,4 rmm�- �r -. s � r Y _ t k _ �.�F � • . FIVE (5) STORIES MAXIMUM FOR PROPERTIES WITHIN THE WEST RIVERFRONT SUBDISTRICT THAT DO NOT HAVE FRONTAGE ALONG THE IOWA RIVER. 'HOWEVER, BONUS HEIGHT IS NOT ALLOWED ON LOTS THAT ABUT A RESIDENTIAL ZONE. 'TEXT AMENDMENT TO WEST RIVERFRONT SUBDISTRICT TO ALLOW HEIGHT BONUS ALLOWANCE TO 7 STORIES MAX FOR PROPERTIES NORTH OF AND ADJOINING IOWA INTERSTATE RAILROAD w RIVERFRONT WEST DEVELOPMENT I COMPREHENSIVE PLAN AMENDMENT & REZONING SH IVEHATTERY 18 SW CORNER OF RIVERSIDE DRIVE AND MYRTLE AVE, IOWA CITY, IA I AUGUST 13, 2020 A R C H I T E C T U R E+ E N G I N E E R I N G SHIVEHATTCRY A R C H IT E C T U R E+ E N G IN E E R ING CPA20-0001 Applicant's statement — The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plans or other amendments thereto. Below verbiage included on page 16 of submitted document "Riverfront West Development requests that Iowa City's Comprehensive Plan be amended to extend the Riverfront Crossings District west in the area indicated above from the existing properties in the West Riverfront Subdistrict along Riverside Drive to the eastern property line of the residential properties located on Olive Street and 215/213 Myrtle Ave. The existing West Riverfront Subdistrict would be expanded west as part of this amendment. This expansion of the West Riverfront Subdistrict would redefine an existing RM -44 zoned area with existing apartment buildings and two converted/ leased single family residential houses. The properties to be included in the current RM -44 zoned area are 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, and 207 Myrtle Ave. This area also includes a single RS8 lot, 209 Myrtle Ave. Expanding the West Riverfront Subdistrict is appropriate for this site due to the over 50' of grade change. Because of this topography, which is atypical of the West Riverfront Subdistrict, the proposed height of the buildings will present a three-story exposure to the Olive Street residences. This is approximately a single story more than the existing apartments building located there now. This Comprehensive Plan Amendment would allow for a more cohesive development while still being sensitive to the neighborhood scale to the west." Neighboring Property Listing — file attached for property owners within 300 feet of the exterior limits of the properties involved in this application. Project 1191830 sh ive-hattery.com RIVERFRONT WEST GOOD NEIGHBOR MEETING October 28, 2020 4:30 pm — 6:00 pm (Zoom) Attendees Neighbors: Nick Faselt, Carrie Floss, Mary Knudson, Ann Stomquist, Shel Stromquist, Paula Swygard, Chris Traetow Applicant: Mark Seabold (Shive Hattery), Steve Long, Kevin Kain & Adam Carper (Riverfront West), Maryann Dennis (Riverfront West affordable housing consultant) City Staff: Ray Heitner, Kirk Lehman & Marcia Bollinger Comments & Questions • What about development on the east side of Riverside Drive, along the Iowa River? • Are we working with the university? • When we go before Planning and Zoning will we have a final concept? • Please explain the comprehensive plan and rezoning process. • Total number of units proposed? • Will there be affordable housing replacement? • Will you meet with us again after rezoning to show us the concept? • The intersection of Riverside and Benton is so much nicer now and this project continues that. It's great. It would add to this area of town. • Any concerns about the noise from the railroad? • Updates on the railroad tunnel project? • Concern about connecting to the neighborhood to the south, if the tunnel is not constructed. • Properties that abut the homes on Olive Court is there a buffer, similar to Riverfront West -Orchard? • What is the development timeline? • How much neighborhood commercial space? Zoom Chat Question What type of housing is being thought to go here? Hotel?/Senior?/Multi-family? City Staff Representative Comments N W , E S. 0 0.0125 0.025 0.05 Miles I i I i I ■ ■ a ■ I u des ■ ■ ■ mom ■ ■ ■■t3 a - !. ■ I I.� ■ i IMPI 0 0 ♦■ REZ20-0003 517, 527 South Riverside Dr. 215, 219, 223, 245 South Riverside Ct. 119, 201, 203, 205, 207, 209 Mrytle Ave. Prepared By: Joshua Engelbrecht Date Prepared: August 2020 r` f Riverside Development Traffic Impact Study Iowa City, IA I HEREBY CERTIFY THAT THIS ENGINEERING DOCUMENT WAS PREPARED BY ME OR UNDER MY DIRECT PERSONAL SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF IOWA. 10/13/2020 SIGNATURE DATE PRINTED OR TYPED NAME: MARCUS H. JANUARIO LICENSE NUMBER: 23116 MY LICENSE RENEWAL DATE IS: 12/31/2020 PAGES, SHEETS, OR DIVISIONS COVERED BY THIS SEAL: ALL SHIVEHATTCRY ARCH I T E C T U R F+ E NGINEFRING 222 3rd Avenue SE, Suite 300 1 P.O. Box 1803 1 Cedar Rapids, IA 52406-1803 319.364.0227 ext. 2266 1 fax: 319.364.42S1I shive-hattery.com Traffic Impact Study: Riverside Development Iowa City, Iowa October 13, 2020 Prepared for: Riverfront West Prepared by: SH IVEHATTC RY A R C H I T E C T U R E+ E N G I N E E R I N G 316 Second Street SE, Suite 500 Cedar Rapids, IA 52406 (515) 364-0027 Page 1 of 44 CONTENTS Executive Summary.....................................................................................3 Existing & Projected No Build Conditions..................................................6 AdjacentStreets....................................................................................................................................7 Existing Intersection Conditions............................................................................................................8 TrafficVolume Data...............................................................................................................................9 Background Traffic Growth....................................................................................................................9 CrashAnalysis....................................................................................................................................16 MultimodalReview..............................................................................................................................19 Projected Buildout Conditions..................................................................20 ProjectDescription..............................................................................................................................20 TripGeneration...................................................................................................................................21 TripDistribution...................................................................................................................................23 Projected Buildout Turning Movement Volumes.................................................................................24 Recommended Buildout Lane Configuration & Control......................................................................35 TrafficModelinq..........................................................................................37 OperationalAnalysis...........................................................................................................................37 Summary & Recommendations.................................................................43 Figures Figure ES1 Project Trip Distribution..................................................................................................................................4 Figure1 Study Area Map.............................................................................................................................................7 Figure 2 Study Intersections — Existing (2020) Lane Configuration and Control..........................................................8 Figure 3 Study Area Projected AADT's Annual Growth Rates.....................................................................................9 Figure 4 Study Intersections — Existing 2020 AM Peak Hour No Build Volumes.......................................................10 Figure 5 Study Intersections — Existing 2020 PM Peak Hour No Build Volumes.......................................................11 Figure 6 Study Intersections — Projected 2022 AM Peak Hour No Build Volumes.....................................................12 Figure 7 Study Intersections — Projected 2022 PM Peak Hour No Build Volumes.....................................................13 Figure 8 Study Intersections — Projected 2042 AM Peak Hour No Build Volumes.....................................................14 Figure 9 Study Intersections — Projected 2042 PM Peak Hour No Build Volumes.....................................................15 Figure10 Multimodal Facilities.....................................................................................................................................19 Figure11 Preliminary Site Plan ....................................................................................................................................20 Figure12 Trip Distribution............................................................................................................................................24 Figure 13 Study Intersections — AM Peak Hour Primary Trips.....................................................................................25 Figure 14 Study Intersections — PM Peak Hour Pass -by Trips....................................................................................26 Figure 15 Study Intersections — PM Peak Hour Primary Trips.....................................................................................27 Figure 16 Study Intersections — Projected 2022 AM Peak Hour Buildout Volumes......................................................28 Figure 17 Study Intersections — Projected 2022 PM Peak Hour Buildout Volumes......................................................29 Figure 18 Study Intersections — Projected 2042 AM Peak Hour Buildout Volumes......................................................30 Figure 19 Study Intersections — Projected 2042 PM Peak Hour Buildout Volumes......................................................31 Figure 20 Study Intersections — Recommended Buildout Lane Configuration & Control.............................................36 Project # 1191830 SH IVEHATTE W ARCH 1 T E C T U RE- E NGINEERI NO Page 2 of 44 Tables Table 1 Intersection Crash Rate Summary (1/1/10 — 12/31/19) ..................................................16 Table 2 Manner of Collision (1/1/10 — 12/31/19).........................................................................17 Table 3 Potential Intersection Treatments to Reduce Crash Frequency.....................................18 Table 4 Crash Injuries at each Intersection by Crash Severity (1/1/10 — 12/31/19) .....................18 Table5 Trip Generation..............................................................................................................21 Table 6 Internal Capture Rates...................................................................................................22 Table 7 Trip Generation with Internal Capture & Multimodal Reductions....................................22 Table 8 Retail Pass -By & Primary Trip Percentages...................................................................23 Table9 Net Trip Generation.......................................................................................................23 Table 10 AM Peak Hour Turning Movement Volumes..................................................................32 Table 11 PM Peak Hour Turning Movement Volumes..................................................................34 Table 16 LOS Criteria for Signalized & TWSC Intersections.........................................................37 Table 13 Operational Analysis......................................................................................................38 Appendices Appendix 1..................................................................................................Turning Movement Data Appendix2..................................................................................................................... Crash Data Appendix 3.................................................................................... Internal Capture Analysis Sheets Appendix 4........................................................................................... Operational Analysis Sheets Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG Page 3 of 44 Executive Summary Riverfront West initiated this traffic impact study to identify potential traffic impacts on the adjacent roadway network and provide traffic mitigation measures, if necessary, due to their proposed Riverside development, which will be bounded within Olive Street to the west, Myrtle Avenue to the north, Riverside Drive to the east, and the Iowa Interstate Railroad to the south in Iowa City, IA. The proposed Riverside development is a multi- story residential and mixed-use development bounded within Olive Street to the west, Myrtle Avenue to the north, Riverside Drive to the east, and the Iowa Interstate Railroad to the south in Iowa City, IA and is expected to be completely built by the end of 2022. Two passenger vehicle access points are proposed, with one on Myrtle Avenue and one on Riverside Drive in the approximate location of existing access points to the site. The access point on Riverside Drive is anticipated to be a right -in right -out (RIRO) access point. The Myrtle Avenue access points is anticipated to be a full access point, with no turning movement restrictions. A semi- trailer truck ingress access point and egress access point are proposed on Riverside Drive and Myrtle Avenue, respectively. Due to the expected relatively low volume of semi -trailer trips entering and exiting the site the semi -trailer truck access points are not analyzed herein. Sight visibility zones corresponding to intersection sight distance calculations as defined through AASHTO should be identified and maintained at these access points. These zones should not contain structures or plantings that would preclude unobstructed views of oncoming traffic. Current designs for the development do not indicate obstructions within the sight visibility zones. The following study intersections within the study area were identified for analysis: 1. Myrtle Avenue & Greenwood Drive 2. Myrtle Avenue & Lot 48 Access 3. Myrtle Avenue & Olive Street 4. Myrtle Avenue & Access Point 5. Riverside Drive & Grand Avenue/W Burlington Street (Riverside Drive & Burlington Street hereafter) 6. Riverside Drive & Myrtle Avenue 7. Riverside Drive & Access Point 8. Riverside Drive & W Benton Street The above list assigns each study intersection with a number that is used hereafter. (e.g. #1 = Myrtle Avenue and Greenwood Drive). The area immediately surrounding the proposed development generally incorporates services, retail, and residential ITE land uses. A study area map identifying the location of the study intersections, as well the location of proposed development (delineated in red) is depicted in the following figure. Turning movement volumes were collected at the study intersections on Tuesday, September 15, 20220. The peak hours of the study intersections were determined based on the highest consecutive four 15 -minute turning movement counts between the hours of 7:00 and 9:00 AM and 4:00 and 6:00 PM, respectively at the Riverside Drive and Burlington Street (study intersection #4) intersection. The AM and PM peak hours at the Riverside Drive and Burlington Street (study intersection #4) intersection governed the AM and PM peak hours at the study intersections because it is the study intersection with the highest volume of entering vehicles. The AM peak hour was determined to occur between 7:15 and 8:15. The PM peak hour was determined to occur between 4:15 and 5:15. The raw and refined volume data are provided in Appendix 1. Projected traffic analysis will typically apply an annual growth rate to study intersections' existing turning movement volumes prior to adding project development trips to account for growth in background traffic (traffic growth unrelated to the proposed Riverside development). In coordination with the local metropolitan planning organization the annual growth rates identified in Figure 3 were identified based on projected 2025 and 2045 annual average daily traffic (AADT) volumes that are also shown in Figure 3. The Iowa Crash Analysis Tool (ICAT) website administered by Iowa DOT was used to collect available crash data at the study intersections for the ten-year period between January 1, 2010 and December 31, 2019. Over Project # 1191830 SH IVEHATTERY ARCH I T E C T U R E+ E NGIN E ERI NG Page 4 of 44 this period a total of 362 crashes were reported at the study intersections. All of the study intersections had crash rates that were lower than the statewide average for intersections with a similar daily volume of entering vehicles, except for the Riverside Drive & Burlington Street (study intersection #4) and Riverside Drive & Benton Street (study intersection #6) intersections. Trip distribution percentages for the proposed Riverside development are based upon existing traffic patterns observed in the collected AM and PM peak hour turning movement volumes, as well as expected travel patterns in the surrounding roadway network over the 2042 design year. The assumed trip distribution for the Riverside development is presented in the figure below. Figure ES1 Trip Distribution Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG Page 5 of 44 Vehicular operational analysis for this study was performed using the methodology of the 6th Edition Highway Capacity Manual (HCM) through Synchro traffic analysis software. Operational analysis is generally categorized in terms of Level of Service (LOS). LOS describes the quality of traffic operations and is graded from A to F; with LOS A representing free-flow conditions and LOS F representing congested conditions. Acceptable LOS conditions can generally be defined as average intersection control delay at LOS D or better and all approaches at LOS E or better. Control delay is the delay experienced by vehicles slowing down as they are approaching the intersection, the wait time at the intersection and the time for vehicles to speed up through the intersection and enter the traffic stream. The average intersection control delay is a volume weighted average of delay experienced by all motorists entering the intersection on all intersection approaches. At two-way stop -controlled (TWSC) intersections the primary LOS measure to consider is the intersection approach with the longest control delay, which as stated above would need to be LOS E or better to generally be deemed acceptable. The primary LOS measure' at signalized intersections is average intersection control delay and approach control delay. The analysis presented herein indicates all the study intersections will operate at acceptable LOS D or better, with all approaches at LOS E or better during the AM and PM peak hour conditions through 2042 with buildout of the proposed Riverside development. This determination assumes the recommended lane configuration and control presented in Figure 20, as well as regularly optimizing traffic signal timings as deemed appropriate. The existing condition LOS issues can be addressed by modifying the traffic signal timings. The 95th percentile queues at the study intersections were also analyzed. A vehicle queue is a line of vehicles waiting to pass through an intersection. The 95th percentile queue is the length of which the queue will be less than 95 percent of the time. Based on these queue lengths no issues, such as a queue extending upstream to an adjacent intersection are anticipated. Operational analysis worksheets are contained in Appendix 4. ' Volume to Capacity (V/C) ratio is another measurement used to determine LOS. If the V/C ratio is greater than 1.0 LOS is F regardless of delay. An expanded discussion of v/c ratios is provided in Appendix 4. Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Page 6 of 44 Existing & Projected No Build Conditions Riverfront West initiated this traffic impact study to identify potential traffic impacts on the adjacent roadway network and provide traffic mitigation measures, if necessary, due to their proposed Riverside development, which will be bounded within Olive Street to the west, Myrtle Avenue to the north, Riverside Drive to the east, and the Iowa Interstate Railroad to the south in Iowa City, IA. The proposed Riverside development is a multi- story residential and mixed-use development and is expected to be completely built by the end of 2022. As of October 2020, the site was occupied by a single 3.56 thousand square foot retail (futon shop) development. Trips generated (discussed in greater detail in the trip generation section) by the retail (futon shop) development are only reflected in the existing 2020 analysis year. Two passenger vehicle access points are proposed, with one on Myrtle Avenue and one on S Riverside Drive (Riverside Drive hereafter) in the approximate location of existing access points to the site. The access point on Riverside Drive is anticipated to be a right -in right -out (RIRO) access point. The Myrtle Avenue access points is anticipated to be a full access point, with no turning movement restrictions. A semi -trailer truck ingress access point and egress access point are proposed on Riverside Drive and Myrtle Avenue, respectively. Due to the expected relatively low volume of semi -trailer trips entering and exiting the site the semi -trailer truck access points are not analyzed herein. The following study intersections within the study area were identified for analysis: 1. Myrtle Avenue & Greenwood Drive 2. Myrtle Avenue & Lot 48 Access 3. Myrtle Avenue & Olive Street 4. Myrtle Avenue & Access Point 5. Riverside Drive & Grand Avenue/W Burlington Street (Riverside Drive & Burlington Street hereafter) 6. Riverside Drive & Myrtle Avenue 7. Riverside Drive & Access Point 8. Riverside Drive & W Benton Street The above list assigns each study intersection with a number that is used hereafter. (e.g. #1 = Myrtle Avenue and Greenwood Drive). The area immediately surrounding the proposed development generally incorporates services, retail, and residential ITE land uses. A study area map identifying the location of the study intersections, as well the location of proposed development (delineated in red) is depicted in the following figure. Project # 1191830 SH IVEHATTERY ARCH I T E C T U R E+ E NGIN E ERI NG Figure 1 Study Area Map Page 7 of 44 Adjacent Streets The following descriptions are specific to the area near the study intersections. The study intersection roadway functional classifications are taken from the Future Forward 2045 Long Range Transportation Plan Federal Functional Classification Map, prepared by Metropolitan Planning Organization of Johnson County. Riverside Drive is a north/south four -lane (two lanes in each direction) principal arterial roadway. On -street parking is prohibited along Riverside Drive and the posted speed limit is 30 mph. Burlington Street is an east/west four -lane (two lanes in each direction) principal arterial roadway. On -street parking is prohibited along Burlington Street and the posted speed limit is 25 mph. Benton Street is an east/west four -lane (two lanes in each direction [at its intersection with Riverside Drive]) collector roadway. On -street parking is prohibited along Benton Street and the posted speed limit is 25 mph. Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG Page 8 of 44 Myrtle Avenue is an east/west two-lane (one lane in each direction) local roadway. On -street parking is prohibited along Myrtle Avenue and the posted speed limit is 25 mph. Olive Street is a north/south two-lane (one lane in each direction) local roadway, with a posted speed limit of 25 mph. On -street parking is prohibited along the southbound lane between 8:00 AM and 5:00 PM and prohibited along the northbound lane of Olive Street. Existing Intersection Conditions The existing lane configuration and control for the study intersections are presented in the following figure. Figure 2 Study Intersections — Existing (2020) Lane Configuration and Control Project # 1191830 a SHIVC-HATTERY ARCHITECTURE+ENGINEERING Page 9 of 44 Traffic Volume Data Turning movement volumes were collected at the study intersections on Tuesday, September 15, 20220. The peak hours of the study intersections were determined based on the highest consecutive four 15 -minute turning movement counts between the hours of 7:00 and 9:00 AM and 4:00 and 6:00 PM, respectively at the Riverside Drive and Burlington Street (study intersection #4) intersection. The AM and PM peak hours at the Riverside Drive and Burlington Street (study intersection #4) intersection governed the AM and PM peak hours at the study intersections because it is the study intersection with the highest volume of entering vehicles. The AM peak hour was determined to occur between 7:15 and 8:15. The PM peak hour was determined to occur between 4:15 and 5:15. The raw and refined volume data are provided in Appendix 1. Background Traffic Growth Projected traffic analysis will typically apply an annual growth rate to study intersections' existing turning movement volumes prior to adding project development trips to account for growth in background traffic (traffic growth unrelated to the proposed Riverside development). In coordination with the local metropolitan planning organization the annual growth rates (in red) in the following figure were identified based on projected 2025 and 2045 annual average daily traffic (AADT) volumes. Figure 3 Study Area Projected AADT's Annual Growth Rates Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Page 10 of 44 The annual growth rates identified above were applied to the study intersection turning movement volumes to reflect future conditions, which could be expected through a sustained constant area growth without the proposed Riverside development. It should be noted, over time growth rates generally do not exhibit a straight- line growth, but rather tend to level off as the surrounding area continues to develop. Therefore, the use of a straight-line growth rate for the prediction of future events can be thought of as conservative and should be considered as such when reviewing the output of this analysis. All other traffic volume growth generated by developments in the area that have been/will be constructed between 2020 and 2042 are assumed to be included in the annual growth rates identified above. Existing 2020, projected 2022, and projected 2042 AM and PM peak hour no build volumes (without the proposed Riverside development) are presented in the following figures. Figure 4 Study Intersections — Existing 2020 AM Peak Hour No Build Volumes I�r�r� �rrt silo } 25 5 y 17 53 r — 88 5T —� v— 9Q 45 55 r— 74 1 1 O 0 m 0 C NAA O J A �J 4[�•�00 45 X82 �• las 32 0 J 67 25 a 8 l � 4 Project# 1191830 SHIVC-HATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Page 11 of 44 Figure 5 Study Intersections — Existing 2020 PM Peak Hour No Build Volumes mwa W CV zra 247 53 14477 55 SV Project # 1191830 163 67 log -r 1 D 8 J { 195 X 7 121 47 �► W A QWA SHIVC-HATTERY ARCHITECTURE+ENGINEERING Page 12 of 44 Figure 6 Study Intersections — Projected 2022 AM Peak Hour No Build Volumes Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G f 25 45 $ 17 1d —� r 75 � 89 D � 1 '� _ - 91 � y � a Wim—+ �78 fW�r "f � X85 32 :Z5 a a 44g ►r f�} � tIl dl yA� Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Figure 7 Study Intersections — Projected 2022 PM Peak Hour No Build Volumes :...+ �.N. 0 G 00 D co 0 . Mr i • CA M M y rt I e Ale� i I Page 13 of 44 r G 25 5 17 54 -t w 89 y� 46 55 ------ r- 75 1 NMJ A r14 32 68 0 84 114 46 140 32 C, 70w�5W P m Project# 1191830 SHIVC-HATTERY ARCHITECTURE+ENGINEERING Page 14 of 44 Figure 8 Study Intersections — Projected 2042 AM Peak Hour No Build Volumes Of Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G 28 51 } J 19 �0 00 0 �" -- 102 167 + 2 63 36 28 _ Dr. 57�� 157 z'50 1gg �T �la7 � N tiN.l Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Page 15 of 44 Figure 9 Study Intersections — Projected 2042 PM Peak Hour No Build Volumes 23 5 g 72 98 ------t- 75 rpP �iT 3T2 282 60 J 167 S2 Project # 1191830 11B 76 122 -r ❑- 102 0 A 7 0 0 41) 0 131 iS2 �' 1 4 SHIVC-HATTERY ARCHITECTURE+ENGINEERING Page 16 of 44 Crash Analysis The Iowa Crash Analysis Tool (ICAT) website administered by Iowa DOT was used to collect available crash data at the study intersections for the ten-year period between January 1, 2010 and December 31, 2019. Over this period a total of 362 crashes were reported at the study intersections. It should be noted, crashes that may have occurred at the existing site access points (study intersection #4 and #7) are accounted for at the Riverside Drive & Myrtle Avenue (study intersection #6), due to the relative close proximity of the intersections. Intersection crash rates are expressed in crashes per million entering vehicles (crashes/MEV) and can be calculated with the following equation: Crash Rate = 1,000,000xTotal Crashes AADTEnteringvpdx365x# of Years in Study Period The following table summarizes crash rates at the study intersections and compares them to average statewide crash rates for intersections with a similar volume of entering vehicles. For the purposes of this analysis, the respective weekday PM peak hour entering traffic volume at the study intersections was assumed to be 10% of the daily weekday entering volume, which is standard for urban intersections and is consistent with the methodology used by the Federal Highway Administration. The statewide average crash rate for intersections with a similar volume of entering vehicles was prepared by the Iowa DOT, Bureau of Transportation Safety. Table 1 Intersection Crash Rate Summary (1/1/10 — 12/31/19) Source: Iowa Department of Transportation, Bureau of Transportation Safety. All of the study intersections had crash rates that were lower than the statewide average for intersections with a similar daily volume of entering vehicles, except for the Riverside Drive & Burlington Street (study intersection #4) and Riverside Drive & Benton Street (study intersection #6) intersections (highlighted above). The following table presents crash statistics at the study intersection organized by manner of collision. For the purposes of this analysis, 10 or more of the same manner of collision or crash type over the ten-year analysis period was identified as a trend. Identified crash trends are highlighted in the following table. Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG Total Daily Crash Rate Statewide Average Comparison to Study Intersection Crashes Entering tcrashes/MEV) Crash Rate Statewide Average Volume crashes/MEV) Crash Rate 1 Myrtle Avenue & 1 1,960 0.14 1.30 Lower Greenwood Drive 2 Myrtle Avenue & 0 1,940 0.00 1.30 Lower Lot 48 Access 3 Myrtle Avenue & 2 1,930 0.28 1.30 Lower Olive Street 5 Riverside Drive & 142 30,510 1.28 1.00 Higher Burlington Street 6 Riverside Drive & 64 19,000 0.92 0.80 Lower Myrtle Avenue 8 Riverside Drive & 153 26,970 1.55 1.00 Higher Benton Street Source: Iowa Department of Transportation, Bureau of Transportation Safety. All of the study intersections had crash rates that were lower than the statewide average for intersections with a similar daily volume of entering vehicles, except for the Riverside Drive & Burlington Street (study intersection #4) and Riverside Drive & Benton Street (study intersection #6) intersections (highlighted above). The following table presents crash statistics at the study intersection organized by manner of collision. For the purposes of this analysis, 10 or more of the same manner of collision or crash type over the ten-year analysis period was identified as a trend. Identified crash trends are highlighted in the following table. Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG Page 17 of 44 Table 2 Manner of Collision (1/1/10 — 12/31/19) Source: Iowa Department of Transportation, Bureau of Transportation Safety. The following crashes trends were identified: • Riverside Drive & Burlington Street (#4) — 81 rear -end type crashes • Riverside Drive & Burlington Street (#4) — 14 single vehicle type crashes • Riverside Drive & Burlington Street (#4) — 10 angle, oncoming left type crashes • Riverside Drive & Burlington Street (#4) — 10 sideswipe, same direction type crashes • Riverside Drive & Myrtle Avenue (#5) — 36 rear -end type crashes • Riverside Drive & Myrtle Avenue (#5) — 10 broadside type crashes • Riverside Drive & Benton Street (#6) — 71 rear -end type crashes • Riverside Drive & Benton Street (#6) — 34 broadside type crashes • Riverside Drive & Benton Street (#6) — 24 sideswipe, same direction type crashes While it is common to refer to the "cause" of a crash, in reality, most crashes cannot be related to a singular causal event. Instead, crashes are the result of a convergence of a series of events that are influenced by a number of contributing factors (time of day, driver attentiveness, speed, vehicle condition, road design, etc.). These contributing factors influence the sequence of events before, during, and after a crash. In some cases, the roadway/intersection configuration and traffic control may affect the expected average crash frequency. The quantification of this effect is referred to as a crash modification factor (CMF). CMF is an index of how much crash experience is expected to change following a modification in design or traffic control. CMF is the ratio between the number of crashes per unit of time expected after a modification or measure is implemented and the number of crashes per unit of time estimated if the change does not take place. (Highway Safety Manual, 2010). The CMF Clearinghouse website, which is administered by the Federal Highway Administration, provides a library of CMFs for various modifications to intersections and roadways. The following table provides several potential treatments and their expected percent reduction in crash frequency for the identified crash trends listed above. Project# 1191830 SHIVC-HATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Manner of Collision Study Intersection Rear Head Single Angle, Sideswipe, Sideswipe, Other/ Unknown/ Rear End On Vehicle Broadside Oncoming Same Opposite Not to Total Left Direction Direction Reported Side 1 Myrtle Avenue & 0 0 1 0 0 0 0 0 0 1 Greenwood Drive 2 Myrtle Avenue & 0 0 0 0 0 0 0 0 0 0 Lot 48 Access 3 Myrtle Avenue & 0 1 0 0 1 0 0 0 0 2 Olive Street 5 Riverside Drive & 81 2 14 6 10 28 1 0 0 142 Burlington Street 6 Riverside Drive & 36 0 2 10 6 8 1 1 0 64 Myrtle Avenue 8 Riverside Drive & 71 0 9 34 9 24 2 3 1 153 Benton Street Source: Iowa Department of Transportation, Bureau of Transportation Safety. The following crashes trends were identified: • Riverside Drive & Burlington Street (#4) — 81 rear -end type crashes • Riverside Drive & Burlington Street (#4) — 14 single vehicle type crashes • Riverside Drive & Burlington Street (#4) — 10 angle, oncoming left type crashes • Riverside Drive & Burlington Street (#4) — 10 sideswipe, same direction type crashes • Riverside Drive & Myrtle Avenue (#5) — 36 rear -end type crashes • Riverside Drive & Myrtle Avenue (#5) — 10 broadside type crashes • Riverside Drive & Benton Street (#6) — 71 rear -end type crashes • Riverside Drive & Benton Street (#6) — 34 broadside type crashes • Riverside Drive & Benton Street (#6) — 24 sideswipe, same direction type crashes While it is common to refer to the "cause" of a crash, in reality, most crashes cannot be related to a singular causal event. Instead, crashes are the result of a convergence of a series of events that are influenced by a number of contributing factors (time of day, driver attentiveness, speed, vehicle condition, road design, etc.). These contributing factors influence the sequence of events before, during, and after a crash. In some cases, the roadway/intersection configuration and traffic control may affect the expected average crash frequency. The quantification of this effect is referred to as a crash modification factor (CMF). CMF is an index of how much crash experience is expected to change following a modification in design or traffic control. CMF is the ratio between the number of crashes per unit of time expected after a modification or measure is implemented and the number of crashes per unit of time estimated if the change does not take place. (Highway Safety Manual, 2010). The CMF Clearinghouse website, which is administered by the Federal Highway Administration, provides a library of CMFs for various modifications to intersections and roadways. The following table provides several potential treatments and their expected percent reduction in crash frequency for the identified crash trends listed above. Project# 1191830 SHIVC-HATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Page 18 of 44 Table 3 Potential Intersection Treatments to Reduce Crash Frequency Crash Type Severity Expected Reduction in Crash Frequency Applicability Treatment CMF ID and notes Possible/ Implement automated speed enforcement 2913 -26%, This CMF applies to all crash severities. of cameras Minor Rear End Install pedestrian countdown timer 8793 -8%, This CMF applies to all crash severities Crash Implement systemic signing and visibility 8924 026%, This CMF applies to all crash severities Injury improvements at signalized intersections Injury Only Install red-light cameras 421 -.16%, This CMF applies to serious, minor, and 0 0 0 possible injury crash severities Oncoming Implement automated speed enforcement 2914 -88%, This CMF applies to all crash severities. Left Turn cameras Install red-light indicator lights 8822 -40%, This CMF applies to all crash severities. Myrtle Avenue & Implement speed enforcement cameras 2912 -48%, This CMF applies to all crash severities. 0 0 0 0.00 Sideswipe Upgrade existing markings to wet 8112 ° -.059 /°, This CMF applies to all crash severities. reflective pavement markings Install red-light cameras 420 -25%, This CMF applies to all crash severities 0 Implement automated speed enforcement 2914 -88%, This CMF applies to all crash severities. 2 cameras Olive Street Broadside Implement automated speed enforcement 6883 -31 %, This CMF applies to all crash severities. cameras at signalized intersections 5 Riverside Drive & Install red-light indicator lights 8821 -.095%, This CMF applies to all crash severities. Source: Federal Highway Administration The following table presents crash injury statistics at the study intersections organized by severity. Table 4 Crash Injuries at each Intersection by Crash Severity (1/1/10 — 12/31/19) Study intersection crash data for the analysis period is provided in Appendix 2. Project# 1191830 SHIVC-HATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Severity Number Suspected Possible/ Property Injuries Per Study Intersection of Serious Minor Crashes Fatal Unknown Damage Crash Injury Injury Injury Only 1 Myrtle Avenue & 1 0 0 0 0 1 0.00 Greenwood Drive 2 Myrtle Avenue & 0 0 0 0 0 0 0.00 Lot 48 Access 3 Myrtle Avenue & 2 0 0 0 0 2 0.00 Olive Street 5 Riverside Drive & 142 0 2 9 21 110 0.23 Burlington Street 6 Riverside Drive & 64 0 1 3 15 45 0.34 Myrtle Avenue 8 Riverside Drive & 153 0 2 12 14 125 0.22 Benton Street Study intersection crash data for the analysis period is provided in Appendix 2. Project# 1191830 SHIVC-HATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Oakcrest and Oakcrest Night._. Saturda # J s ®® Blue Route, Hawkeye Burlington Int6rdorm, Interdorm WCTC — r-- ® Oakcrest Night& 7 ' Westport Plaza Saturday apd Westport Plaza oir LEGEND Bus stop Off Street Paved Path o: O pWestport Plaza00 D n Westport Plaza cn (n Myrtle Ave 04, AQ akcrest Night & &JIM Saturday and ' Westport Plaza AC rt Plaza Oakcrest Night & Saturday and Benton St Westport Plaza Page 20 of 44 Projected Buildout Conditions Project Description The proposed Riverside development is a multi -story residential and mixed-use development bounded within Olive Street to the west, Myrtle Avenue to the north, Riverside Drive to the east, and the Iowa Interstate Railroad to the south in Iowa City, IA and is expected to be completely built by the end of 2022. Two passenger vehicle access points are proposed, with one on Myrtle Avenue and one on Riverside Drive in the approximate location of existing access points to the site. The access point on Riverside Drive is anticipated to be a right - in right -out (RIRO) access point. The Myrtle Avenue access points is anticipated to be a full access point, with no turning movement restrictions. A semi -trailer truck ingress access point and egress access point are proposed on Riverside Drive and Myrtle Avenue, respectively. Due to the expected relatively low volume of semi -trailer trips entering and exiting the site the semi -trailer truck access points are not analyzed herein. Sight visibility zones corresponding to intersection sight distance calculations as defined through AASHTO should be identified and maintained at these access points. These zones should not contain structures or plantings that would preclude unobstructed views of oncoming traffic. Current designs for the development do not indicate obstructions within the sight visibility zones. The proposed Riverside development preliminary site plan is presented in the figure below. Figure 11 Preliminary Site Plan 'f r - Y, T_ rTTF � I x I , I TSE AVE 9!r— — — Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG Page 21 of 44 Trip Generation The proposed Riverside development's trip generation is based on nationally accepted trip generation rates and fitted curve equations contained in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, 2017. Trips were generated for the expected type of project and correspond to the AM and PM peak hour of the adjacent roadway network. The following table identifies the ITE land use, ITE land use code, and independent variable use to calculate the trip generation estimate for the proposed Riverside development. Table 5 Trip Generation 1 Institute of Transportation Engineers Trip Generation Handbook, 10'h Edition, 2017 2 DU = Dwelling Units 3 KSF = Thousand Square Feet 4 Fitted curve equation T = 0.20(X) — 0.18 was used (R2 = 0.98) 6 Fitted curve equation T = 0.24(X) + 2.26 was used (R2 = 0.96) 6 Fitted curve equation T = 0.50(X) — 5.34 was used (R2 = 0.85) Fitted curve equation T = 0.75(X) — 26.02 was used (RI = 0.80) 6 Fitted curve equation T = 0.94(X) + 26.49 was used (R2 = 0.85) 9 Fitted curve equation Ln(T) = 0.95 Ln(X) + 0.36 was used (R'= 0.88) 10 Fitted curve equation Ln(T) = 0.74 Ln(X) + 2.89 was used (R2 = 0.82) Generally, within multi -use developments such as the one proposed for the Riverside development, there is a likelihood of internal interaction between the various land uses contained within the development. For example, some trips generated by the Shopping Center (retail) and Multifamily Housing (Mid -Rise) (residential) land uses can be reasonably expected to originate from each other within the proposed mixed-use development site. This internal interaction between land uses at a site is known as internal capture and reduces the quantity of trips generated to the site via the surrounding roadway system. The following table presents internal trip capture rates to/from retail, office, and residential during the AM and PM peak hours from the ITE Trip Generation Handbook, Third Edition, September 2017. Internal trip calculation worksheets are provided in Appendix 3. Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G AM Peak Hour PM Peak Hour Trips Trips Trips Trips ITE Land Use Code Quantity Tris % In % Out In Out Tris % In % Out In Out Multifamily 54 Housing (Mid- 221 DU 2 19 26% 74% 5 14 24 61% 39% 14 10 Rise) Senior Adult Housing — 252 DU7 37' 35% 65% 13 24 471 55% 45% 26 21 Attached Hotel 310 110 506 59% 41% 29 21 56 7 51% 49% 28 28 Rooms General Office 710 14.00 408 86% 14% 34 6 189 16% 84% 3 15 Building KSF 3 Shopping 820 12.10 11 62% 38% 7 4 11410 48% 52% 55 59 Center KSF 3 Total 157 56% 44% 88 69 259 49% 51% 126 133 1 Institute of Transportation Engineers Trip Generation Handbook, 10'h Edition, 2017 2 DU = Dwelling Units 3 KSF = Thousand Square Feet 4 Fitted curve equation T = 0.20(X) — 0.18 was used (R2 = 0.98) 6 Fitted curve equation T = 0.24(X) + 2.26 was used (R2 = 0.96) 6 Fitted curve equation T = 0.50(X) — 5.34 was used (R2 = 0.85) Fitted curve equation T = 0.75(X) — 26.02 was used (RI = 0.80) 6 Fitted curve equation T = 0.94(X) + 26.49 was used (R2 = 0.85) 9 Fitted curve equation Ln(T) = 0.95 Ln(X) + 0.36 was used (R'= 0.88) 10 Fitted curve equation Ln(T) = 0.74 Ln(X) + 2.89 was used (R2 = 0.82) Generally, within multi -use developments such as the one proposed for the Riverside development, there is a likelihood of internal interaction between the various land uses contained within the development. For example, some trips generated by the Shopping Center (retail) and Multifamily Housing (Mid -Rise) (residential) land uses can be reasonably expected to originate from each other within the proposed mixed-use development site. This internal interaction between land uses at a site is known as internal capture and reduces the quantity of trips generated to the site via the surrounding roadway system. The following table presents internal trip capture rates to/from retail, office, and residential during the AM and PM peak hours from the ITE Trip Generation Handbook, Third Edition, September 2017. Internal trip calculation worksheets are provided in Appendix 3. Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Page 22 of 44 Table 6 Internal Capture Rates Origin/Destination AM Peak Hour PM Peak Hour To Shopping Center (Retail) From Office 32% 8% Residential 17% 10% From Shopping Center (Retail) To Office 29% 2% Residential 14% 26% To General Office (Office) From Retail 4% 31% Residential 3% 57% From General Office (Office) To Retail 28% 20% Residential 1% 2% To Multifamily Housing (Mid -Rise) (Residential) From Retail 0% 4% Office 2% 46% From Multifamily Housing (Mid -Rise) (Residential) TO Retail 1% 42% Office 2% 4% The following table presents full buildout AM and PM peak hour trip generation estimates for the proposed Riverside development land uses with internal capture reductions, as well as an assumed ten percent multimodal reduction for trips not made by a vehicle. Table 7 Trip Generation with Internal Capture & Multimodal Reductions Traffic impact studies for retail (Shopping Center ITE Code 820) developments will generally consider two types of trips, pass -by trips and primary trips. As discussed in the ITE Trip Generation Handbook, Third Edition, September 2017, pass -by trips are trips attracted from the existing traffic stream passing the site on an adjacent street with direct access to the site. Consequently, these types of trips do not add new traffic to the adjacent street system but do add trips to the development's access points. These trips are essentially minor diversions for motorists on their way to their ultimate destinations. In other words, the development did not generate these trips, they were already on the roadway network and as such are only accounted for at the development's access points. For this study, it can be reasonably assumed some pass -by trips will be attracted from the direct access points on Riverside Drive and Myrtle Avenue. Primary trips, as discussed in the ITE Trip Generation Handbook, Third Edition, September 2017, are trips made for the specific purpose of visiting the generator. The stop at the generator (i.e. the proposed development) is the primary reason for the trip. Primary trips typically go from origin to generator and then returns to the origin. For example, a home -to -shopping -to -home combination of trips is a primary trip set. The percent of pass -by and primary trips attracted to the proposed development's access points are based upon the ITE Trip Generation Handbook, Third Edition, September 2017, as well as existing traffic patterns as Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G AM Peak Hour PM Peak Hour Trips Trips Trips Trips ITE Land Use Code Quantity Tris % In % Out In Out Tris % In % Out In Out Multifamily 54 Housing (Mid- 221 DU 2 16 31% 69% 5 11 15 53% 47% 8 7 Rise) Senior Adult Housing — 252 DU 2 33 33% 67% 11 22 29 52% 48% 15 14 Attached Hotel 310 110 45 60% 40% 27 18 47 47% 53% 22 25 Rooms General Office 710 14.00 31 87% 13% 27 4 11 9% 91% 1 10 Building KSF 3 Shopping 820 12.1 8 63% 37% 5 3 77 53% 47% 41 36 CenterTotal KSFO 133 56% 44% 75 58 179 49% 51% 87 92 Traffic impact studies for retail (Shopping Center ITE Code 820) developments will generally consider two types of trips, pass -by trips and primary trips. As discussed in the ITE Trip Generation Handbook, Third Edition, September 2017, pass -by trips are trips attracted from the existing traffic stream passing the site on an adjacent street with direct access to the site. Consequently, these types of trips do not add new traffic to the adjacent street system but do add trips to the development's access points. These trips are essentially minor diversions for motorists on their way to their ultimate destinations. In other words, the development did not generate these trips, they were already on the roadway network and as such are only accounted for at the development's access points. For this study, it can be reasonably assumed some pass -by trips will be attracted from the direct access points on Riverside Drive and Myrtle Avenue. Primary trips, as discussed in the ITE Trip Generation Handbook, Third Edition, September 2017, are trips made for the specific purpose of visiting the generator. The stop at the generator (i.e. the proposed development) is the primary reason for the trip. Primary trips typically go from origin to generator and then returns to the origin. For example, a home -to -shopping -to -home combination of trips is a primary trip set. The percent of pass -by and primary trips attracted to the proposed development's access points are based upon the ITE Trip Generation Handbook, Third Edition, September 2017, as well as existing traffic patterns as Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Page 23 of 44 reflected in the existing AM and PM peak hour turning movement volumes. Trip generation reductions due to internal trip capture between the various land uses, as well as a multimodal trip reduction are included in the calculation of retail (Shopping Center ITE Code 820) primary trips and pass -by trips during the PM peak hour. The ITE Trip Generation Handbook, Third Edition, September 2017 does not include AM peak hour percentages for the ITE Code 820 land use. Assumed retail (Shopping Center ITE Code 820) land use pass - by and primary trip percentages are presented in the following table. Table 8 Retail Pass -By & Primary Trip Percentages Shopping Center Trip Classification AM Peak Hour PM Peak Hour Percent In Out Total Percent In Out Total Pass -by Trips 1 - - - - 34% 13 14 27 Primary Trips 1 - - - - 66% 24 26 50 Total Generation - - - - 100% 37 40 77 Calculated based on the expected amount of pass -by trips and primary trips as reported by the ITE Trip Generation Handbook, Third Edition, September 2017. The development site is currently occupied by an existing retail establishment, which will be demolished in conjunction with the construction of the proposed Riverside development. The following table presents the net AM and PM peak hour primary trip generation estimates for the proposed Riverside development, with internal capture, pass -by trip, and multimodal reductions, as well as subtracting the existing retail establishment (PM peak hour pass -by trips are assumed) AM and PM peak hour trips. Table 9 Net Trip Generation Trip Distribution Trip distribution percentages for the proposed Riverside development are based upon existing traffic patterns observed in the collected AM and PM peak hour turning movement volumes, as well as expected travel patterns in the surrounding roadway network over the 2042 design year. The assumed trip distribution for the Riverside development is presented in the figure below. Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G AM Peak Hour PM Peak Hour Trips Trips Trips Trips ITE Land Use Code Quantity Tris % In % Out In Out Tris % In % Out In Out Multifamily 54 Housing (Mid- 221 DU 2 2 50% 50% 5 11 15 53% 47% 8 7 Rise) Senior Adult Housing — 252 DU 2 31 36% 64% 11 22 29 52% 48% 15 14 Attached Hotel 310 110 60 60% 40% 27 18 47 47% 53% 22 25 Rooms General Office 710 14.00 31 87% 13% 27 4 11 9% 91% 1 10 Building KSF 3 Shopping 820 12.1 8 63% 37% 5 3 50 53% 47% 24 26 CenterShopping KSF0 3.56 Center 820 KSF 3 -3 63% 37% -2 -1 -31 50% 50% -16 -15 (Existing) Total 130 56% 44% 73 57 121 50% 50% 54 67 Trip Distribution Trip distribution percentages for the proposed Riverside development are based upon existing traffic patterns observed in the collected AM and PM peak hour turning movement volumes, as well as expected travel patterns in the surrounding roadway network over the 2042 design year. The assumed trip distribution for the Riverside development is presented in the figure below. Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Page 24 of 44 Figure 12 Trip Distribution Projected Buildout Turning Movement Volumes Projected 2022 and 2042 AM and PM peak hour buildout primary trips generated by the proposed Riverside development, as well as pass -by (PM peak hour only) trips attracted to the development are shown in the following figures. To reiterate from above, pass -by trips are only accounted for at the development's access points. Project# 1191830 SHIVEHATTERY ARCHITECTURE+ENGINEERING Page 25 of 44 Figure 13 Study Intersections — AM Peak Hour Primary Trips Ol as o f� 2 2 r— 2 0 29 r 5 n Project # 1191830 2 A,. 2 { 70 SHIVC-HATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Page 26 of 44 Figure 14 Study Intersections — PM Peak Hour Pass -by Trips I fO `O r 7 a � � o Project# 1191830 SHIVC-HATTERY ARCHITECTURE+ENGINEERING Page 27 of 44 Figure 15 Study Intersections — PM Peak Hour Primary Trips v o 0 0 2 2 vwo �o r 0 � 1`r A a 2 52 m Projected 2022 and 2042 AM and PM peak hour turning movement volumes with buildout of the proposed Riverside development are shown in the following figures. Project # 1191830 SHIVC-HATTERY ARCHITECTURE+ENGINEERING Page 28 of 44 Figure 16 Study Intersections — Projected 2022 AM Peak Hour Buildout Volumes 25 iMI.- 56 91 1 f j �N y WAS L� -4 0� X49 y'�S � 1A6 61 �t 1To i3 25 Project # 1191830 2 l 70 SHIVC-HATTERY ARCHITECTURE+ENGINEERING w�4s J 179 184 49 V� m SHIVC-HATTERY ARCHITECTURE+ENGINEERING Page 29 of 44 Figure 17 Study Intersections — Projected 2022 PM Peak Hour Buildout Volumes n 20 4J 5 106 �� r 70 109 —r 91 67 90 ------r-- 69 0 6 3 J F 53 a�n mm J ups ONff N W j y Obi�a 250 89 ara �� 21 r 152 96 5642 10204 03 24 , Project# 1191830 SHIVC-HATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Figure 18 Study Intersections — Projected 2042 AM Peak Hour Buildout Volumes Aim I`•4 ' ti �: Page 30 of 44 I Project# 1191830 SHIVC-HATTERY A R C H I T E C T U R E+ E N G I N E E R I N G 53 6 DE 102 2 �� 1 � =102 f 70 1 � r� N A� 's872G m--. r- � Project# 1191830 SHIVC-HATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Page 31 of 44 Figure 19 Study Intersections — Projected 2042 PM Peak Hour Buildout Volumes W W y 1 23 6} 74 100 77 GLY, J. 7" i . 10 -. . 78 13 3 2 ❑ pz The following tables present turning movement volumes at the study intersection organized by the following volume classifications: Existing 2020 No Build (with futon shop trips) Riverside Pass -by Trips (access points only) Projected 2022 No Build Riverside Primary Trips Background Traffic Growth (2020-2042) Projected 2022 Buildout Projected 2042 No Build Projected 2042 Buildout Project# 1191830 SHIVC-HATTERY ARCHITECTURE+ENGINEERING Page 32 of 44 Table 10 AM Peak Hour Turning Movement Volumes Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG #1 Myrtle Avenue & Greenwood Drive Traffic Volume Classification Left Southbound NA Thru Right Left Westbound Myrtle Avenue Thru Right Northbound Greenwood Drive Left Thru Right Left Eastbound Myrtle Avenue Thru Right Int. Count Existing 2020 No Build 0 0 0 45 0 0 44 0 28 0 0 25 142 Projected 2022 No Build 0 0 0 46 0 0 44 0 28 0 0 25 143 Background Traffic Growth (2020 — 2042) 0 0 0 6 0 0 6 0 4 0 0 3 19 Projected 2042 No Build 0 0 0 51 0 0 50 0 32 0 0 28 161 Riverside Primary Trips 0 0 0 2 0 0 0 0 2 0 0 0 4 Projected 2022 Buildout 0 0 0 48 0 0 44 0 30 0 0 25 147 Projected 2042 Buildout 0 0 0 53 0 0 50 0 34 0 0 28 165 #2 Myrtle Avenue & Lot 48 Access Traffic Volume Classification Left Southbound Lot 48 Access Thru Left Westbound Myrtle Avenue Thru Right Left Northbound NA Thru I Right Left Eastbound Myrtle Avenue Thru Right Int. Count Existing 2020 No Build 0 _Right 0 1 0 74 17 0 0 0 5 55 0 152 Projected 2022 No Build 0 0 1 0 75 17 0 0 0 5 56 0 154 Background Traffic Growth (2020 — 2042) 0 0 0 0 10 2 0 0 0 1 7 0 20 Projected 2042 No Build 0 0 1 0 84 19 0 0 0 6 62 0 172 Riverside Primary Trips 0 0 0 0 2 0 0 0 0 0 2 0 4 Projected 2022 Buildout 0 0 1 0 77 17 0 0 0 1 5 1 58 0 158 Projected 2042 Buildout 0 0 1 0 1 86 19 0 0 0 6 64 0 176 #3 Myrtle Avenue & Olive Street Traffic Volume Classification Left Southbound NA I Thru Right Left Westbound Myrtle Avenue Thru Right Left Northbound Olive Street Thru Right Left Eastbound M rtle Avenue Thru Right Int. Count Existing 2020 No Build 0 0 0 1 88 0 1 0 3 0 53 1 147 Projected 2022 No Build 0 0 0 1 89 0 1 0 3 0 54 1 149 Background Traffic Growth (2020 — 2042) 0 0 0 0 12 0 0 0 0 0 7 0 19 Projected 2042 No Build 0 0 0 1 100 0 1 0 3 0 60 1 166 Riverside Primary Trips 0 0 0 0 2 0 0 0 0 0 2 0 4 Projected 2022 Buildout 0 0 0 1 91 0 1 0 3 0 56 1 153 Projected 2042 Buildout 0 0 0 1 102 0 1 0 3 0 62 1 170 #4 Myrtle Avenue & Access Point Traffic Volume Classification Southbound Westbound Northbound Eastbound Int. Count NA Myrtle Avenue Access Point Myrtle Avenue Left Thru Right Left Thru Right Left Thru Right Left Thru Right Existing 2020 No Build 0 0 0 0 90 0 0 0 0 0 57 0 147 Projected 2022 No Build 0 0 0 0 91 0 0 0 0 0 58 0 149 Background Traffic Growth (2020 — 2042) 0 0 0 0 12 0 0 0 0 0 7 0 19 Projected 2042 No Build 0 0 0 0 102 0 0 0 0 0 64 0 166 Riverside Pass -by Trips 0 0 0 0 0 0 0 0 0 0 0 0 0 Riverside Primary Trips 0 0 0 70 0 0 2 0 29 0 0 2 103 Projected 2022 Buildout 0 0 0 70 91 0 2 0 29 0 58 2 252 Projected 2042 Buildout 0 0 0 70 102 0 2 0 29 0 64 2 269 Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG Page 33 of 44 Table 10 AM Peak Hour Turning Movement Volumes Continued Project# 1191830 SHIVEHATTERY ARCHITECTURE+ENGINEERING #5 Riverside Drive & Burlington Street Traffic Volume Classification Left Southbound Riverside Drive Thru Right Westbound Burlington Street Left Thru Right Northbound Riverside Drive Left Thru Right Left Eastbound Grand Avenue Thru Right Int. Count Existing 2020 No Build With Futon Shop Trips) 224 534 82 67 176 146 149 352 165 45 281 182 2,403 Projected 2022 No Build 227 541 83 68 178 148 152 359 168 46 285 185 2,440 Background Traffic Growth (2020 — 2042) 37 87 14 9 25 21 34 80 38 7 47 30 429 Projected 2042 No Build 261 621 96 76 201 167 183 432 203 52 1 328 212 2,832 Riverside Primary Trips 0 23 0 5 0 0 7 18 4 0 0 9 66 Projected 2022 Buildout 227 564 83 73 178 148 159 377 172 46 285 194 2,506 Projected 2042 Buildout 261 644 96 81 201 167 190 450 207 52 328 221 2,898 #6 Riverside Drive & Myrtle Avenue Traffic Volume Classification Southbound Westbound Northbound Eastbound Int. Count Riverside Drive NA Riverside Drive Myrtle Avenue Left Thru Right Left Thru Right Left Thru Right Left Thru I Right Existing 2020 No Build With Futon Shop Trips) 0 460 39 0 0 0 51 742 0 32 0 25 1,349 Projected 2022 No Build 0 468 40 0 0 0 52 755 0 32 0 25 1,372 Background Traffic Growth (2020 — 2042) 0 104 9 0 0 0 10 150 0 4 0 3 280 Projected 2042 No Build 0 564 48 0 0 0 61 892 0 36 1 0 28 1,629 Riverside Primary Trips 0 0 37 0 0 0 33 0 0 29 0 0 99 Projected 2022 Buildout 0 468 77 0 0 0 85 755 0 61 0 25 1,471 Projected 2042 Buildout 0 1 564 85 0 0 0 94 892 0 65 0 28 1,728 #7 Riverside Drive & Access Point Traffic Volume Classification Left Southbound Riverside Drive Thru Right Westbound Burlington Street Left Thru Right Northbound Riverside Drive Left Thru Right Left Eastbound Grand Avenue Ri Thru ht Int. Count Existing 2020 No Build 0 484 1 0 0 0 0 793 0 0 0 0 1,278 Projected 2022 No Build 0 492 0 0 0 0 0 806 0 0 0 0 1,298 Background Traffic Growth (2020 — 2042) 0 98 -1 0 0 0 0 160 0 0 0 0 257 Projected 2042 No Build 0 582 0 0 0 0 0 953 0 0 0 0 1,535 Riverside Pass -by Trips 0 0 0 0 0 0 0 0 0 0 0 0 0 Riverside Primary Trips 0 0 0 0 0 0 0 33 0 0 0 26 59 Projected 2022 Buildout 0 492 0 0 0 0 0 839 0 0 0 26 1,357 Projected 2042 Buildout 0 582 0 0 0 0 0 986 0 0 0 26 1,594 #8 Riverside Drive & Benton Street Traffic Volume Classification Left Southbound Riverside Drive Thru Right Left Westbound Benton Street Thru Right Northbound Riverside Drive Left Thru Right Left Eastbound Benton Street Thru Right Int. Count Existing 2020 No Build 109 353 30 69 136 162 66 597 127 69 180 48 1,946 Projected 2022 No Build 111 358 31 71 139 166 67 604 129 70 184 49 1,979 Background Traffic Growth (2020 — 2042) 22 70 6 22 43 51 11 95 20 18 46 12 416 Projected 2042 No Build 131 423 36 91 179 213 77 692 147 87 226 60 2,362 Riverside Primary Trips 5 19 2 0 0 7 0 23 0 3 0 0 59 Projected 2022 Buildout 116 377 33 71 139 173 67 627 129 73 184 49 2,038 Projected 2042 Buildout 136 442 38 91 179 220 77 715 147 90 226 60 2,421 Project# 1191830 SHIVEHATTERY ARCHITECTURE+ENGINEERING Page 34 of 44 Table 11 PM Peak Hour Turning Movement Volumes Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG #1 Myrtle Avenue & Greenwood Drive Traffic Volume Classification Left Southbound NA Thru Right Left Westbound Myrtle Avenue Thru Right Northbound Greenwood Drive Left Thru Right Left Eastbound Myrtle Avenue Thru Right Int. Count Existing 2020 No Build 0 0 0 64 0 0 20 0 71 0 0 20 175 Projected 2022 No Build 0 0 0 65 0 0 20 0 72 0 0 20 177 Background Traffic Growth (2020 — 2042) 0 0 0 8 0 0 1 3 0 9 0 0 3 23 Projected 2042 No Build 0 0 0 72 0 0 23 0 80 0 0 23 198 Riverside Primary Trips 0 0 0 2 0 0 0 0 2 0 0 0 4 Projected 2022 Buildout 0 0 0 67 0 0 20 0 74 0 0 20 181 Projected 2042 Buildout 0 0 0 74 1 0 0 23 0 82 0 0 23 202 #2 Myrtle Avenue & Lot 48 Access Traffic Volume Classification Southbound Lot 48 Access Left Thru Right Left Westbound Myrtle Avenue Thru Right Left Northbound NA Thru Right Eastbound Int. Count Myrtle Avenue Left Thru Right Existing 2020 No Build 16 0 7 0 66 5 0 0 0 4 87 0 185 Projected 2022 No Build 16 0 7 0 67 5 0 0 0 4 88 0 187 Background Traffic Growth (2020 — 2042) 2 0 1 0 9 1 0 0 0 1 11 0 25 Projected 2042 No Build 18 0 8 0 75 6 0 0 0 5 98 0 210 Riverside Primary Trips 0 0 0 0 2 0 0 0 0 0 2 0 4 Projected 2022 Buildout 16 0 7 0 69 5 0 0 0 4 90 0 191 Projected 2042 Buildout 18 0 8 0 1 77 6 0 0 0 5 100 0 214 #3 Myrtle Avenue & Olive Street Traffic Volume Classification Left Southbound NA I Thru Right Left Westbound Myrtle Avenue Thru Right Left Northbound Olive Street Thru Right Left Eastbound M rtle Avenue Thru Right Int. Count Existing 2020 No Build 0 0 0 6 67 0 4 0 5 0 103 0 185 Projected 2022 No Build 0 0 0 6 68 0 4 0 5 0 104 0 187 Background Traffic Growth (2020 — 2042) 0 0 0 1 9 0 1 0 1 0 13 0 25 Projected 2042 No Build 0 0 0 7 76 0 5 0 6 0 116 0 210 Riverside Primary Trips 0 0 0 0 2 0 0 0 0 0 2 0 4 Projected 2022 Buildout 0 0 0 6 70 0 4 0 5 0 106 0 191 Projected 2042 Buildout 0 0 0 7 78 0 5 0 6 0 118 0 214 #4 Myrtle Avenue & Access Point qv --w --- 11111111111F Traffic Volume Classification Southbound Westbound Northbound Eastbound Int. Count NA Myrtle Avenue Access Point Myrtle Avenue Left Thru Right Left Thru Right Left Thru Right Left Thru Right Existing 2020 No Build 0 0 0 0 90 0 0 0 0 0 108 0 198 Projected 2022 No Build 0 0 0 0 91 0 0 0 0 0 109 0 200 Background Traffic Growth (2020 — 2042) 0 0 0 0 12 0 0 0 0 0 14 0 26 Projected 2042 No Build 0 0 0 0 102 0 0 0 0 0 122 0 224 Riverside Pass -by Trips 0 0 0 1 0 0 1 0 1 0 0 1 4 Riverside Primary Trips 0 0 0 52 0 0 2 0 35 0 0 2 91 Projected 2022 Buildout 0 0 0 53 91 0 3 0 36 0 109 3 295 Projected 2042 Buildout 0 0 0 53 102 0 3 0 36 0 122 3 319 Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG Page 35 of 44 Table 11 PM Peak Hour Turning Movement Volumes Continued Recommended Buildout Lane Configuration & Control Through a thorough operational analysis (methodology discussed in the Operational Analysis section) recommended lane configuration and control at the study intersections under projected buildout conditions was identified and is presented in the following figure. The sole recommended modification to the existing lane configuration and control is to convert the Riverside Drive and Access Point (study intersection #7) to a RIRO configured intersection as shown in the figure below. Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG #5 Riverside Drive & Burlington Street Traffic Volume Classification Left Southbound Riverside Drive Thru Right Westbound Burlington Street Left Thru I Right Northbound Riverside Drive Left Thru Right Eastbound Grand Avenue Left Thru Right Int. Count Existing 2020 No Build 124 533 128 146 294 249 215 687 95 88 240 268 3,067 Projected 2022 No Build 126 535 130 148 298 250 217 695 96 88 243 272 3,098 Background Traffic Growth (2020 — 2042) 21 83 21 21 41 33 47 151 20 13 40 44 535 Projected 2042 No Build 145 616 149 167 335 282 262 838 115 101 280 312 3,602 Riverside Primary Trips 0 17 0 4 0 0 9 21 5 0 0 7 63 Projected 2022 Buildout 126 552 130 152 298 250 226 716 101 88 243 279 3,161 Projected 2042 Buildout 145 633 149 171 335 282 271 859 120 101 280 319 3,665 #6 Riverside Drive & Myrtle Avenue Traffic Volume Classification Left Southbound Riverside Drive Thru Right Left Westbound NA Thru Right Northbound Riverside Drive Left Thru Right Eastbound Myrtle Avenue Left Thru Right Int. Count Existing 2020 No Build 0 973 53 0 0 0 25 757 0 53 0 55 1,916 Projected 2022 No Build 0 983 54 0 0 0 25 762 0 54 0 56 1,934 Background Traffic Growth (2020 — 2042) 0 213 12 0 0 0 5 143 0 7 0 7 387 Projected 2042 No Build 0 1,186 65 0 0 0 30 900 0 60 0 62 2,303 Riverside Primary Trips 0 0 28 0 0 0 24 0 0 35 0 0 87 Projected 2022 Buildout 0 983 82 0 0 0 49 762 0 89 0 56 2,021 Projected 2042 Buildout 0 1,186 93 0 0 0 54 900 0 95 0 62 2,390 #7 Riverside Drive & Access Point Traffic Volume Classification Southbound Westbound Northbound Eastbound Int. Grand Avenue Count Left Thru Right Riverside Drive Burlington Street Riverside Drive Left Thru Right Left Thru Right Left Thru Right Existing 2020 No Build 0 1,020 8 0 0 0 7 774 0 8 0 7 1,824 Projected 2022 No Build 0 1,037 0 0 0 0 0 787 0 0 0 0 1,824 Background Traffic Growth (2020 — 2042) 0 206 -8 0 0 0 -7 156 0 -8 0 -7 332 Projected 2042 No Build 0 1,226 0 0 0 0 0 930 0 0 0 0 2,156 Riverside Pass -by Trips 0 0 11 0 0 0 0 0 0 0 0 12 23 Riverside Primary Trips 0 0 0 0 0 0 0 24 0 0 0 30 54 Projected 2022 Buildout 0 1,037 11 0 0 0 0 811 0 0 0 42 1,901 Projected 2042 Buildout 0 1,226 11 0 0 0 0 954 0 0 0 42 2,233 #8 Riverside Drive & Benton Street is Traffic Volume Classification Left Southbound Riverside Drive Thru Right Left Westbound Benton Street Thru Right Northbound Riverside Drive Left Thru Right Left Eastbound Int. Benton Street Count Thru Right Existing 2020 No Build 156 768 102 147 265 151 90 503 84 105 219 121 2,711 Projected 2022 No Build 158 776 103 151 272 154 91 505 85 106 224 124 2,749 Background Traffic Growth (2020 — 2042) 30 149 19 47 84 47 14 75 14 26 57 31 593 Projected 2042 No Build 186 917 121 194 349 198 104 578 98 131 276 152 3,304 Riverside Primary Trips 6 21 3 0 0 5 0 17 0 2 0 0 54 Projected 2022 Buildout 164 797 106 151 272 159 91 522 85 108 224 124 2,803 Projected 2042 Buildout 192 938 124 1 194 349 203 104 595 98 133 276 152 3,358 Recommended Buildout Lane Configuration & Control Through a thorough operational analysis (methodology discussed in the Operational Analysis section) recommended lane configuration and control at the study intersections under projected buildout conditions was identified and is presented in the following figure. The sole recommended modification to the existing lane configuration and control is to convert the Riverside Drive and Access Point (study intersection #7) to a RIRO configured intersection as shown in the figure below. Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG Page 36 of 44 Figure 20 Study Intersections — Recommended Buildout Lane Configuration & Control O O � O O Y l� The subsequent analysis intends to justify the recommended buildout lane configuration and control shown in the figure above. Project# 1191830 SHIVC-HATTERY RC0ITECTU RE+ENGINEERING Page 37 of 44 Traffic Modeling Operational Analysis Vehicular operational analysis for this study was performed using the methodology of the 6th Edition Highway Capacity Manual (HCM) through Synchro traffic analysis software. Operational analysis is generally categorized in terms of Level of Service (LOS). LOS describes the quality of traffic operations and is graded from A to F; with LOS A representing free-flow conditions and LOS F representing congested conditions. Acceptable LOS conditions can generally be defined as average intersection control delay at LOS D or better and all approaches at LOS E or better. Control delay is the delay experienced by vehicles slowing down as they are approaching the intersection, the wait time at the intersection and the time for vehicles to speed up through the intersection and enter the traffic stream. The average intersection control delay is a volume weighted average of delay experienced by all motorists entering the intersection on all intersection approaches. At two-way stop -controlled (TWSC) intersections the primary LOS measure to consider is the intersection approach with the longest control delay, which as stated above would need to be LOS E or better to generally be deemed acceptable. The primary LOS measure2 at signalized intersections is average intersection control delay and approach control delay. A queueing analysis was also performed at the study intersections. A vehicle queue is a line of vehicles waiting to pass through an intersection. As vehicles arrive the queue grows and as the movement is served, the queue length shrinks. To account for this variation, it is common to consider the 95th percentile queue length. The 95th percentile queue is the length of which the queue will be less than 95 percent of the time. The following table presents the range of traffic delays associated for signalized and TWSC intersections. It should be noted delay thresholds for a given LOS for TWSC intersections are lower than those given for signalized intersections. This difference, as explained in Chapter 20 of the HCM 6th Edition, is to account for the greater variability in delay associated with TWSC movements in addition to different driver expectations associated with each type of intersection control, with the expectation that signalized intersections are designed to carry higher traffic volumes and therefore will experience greater delay than a TWSC intersection. Table 12 LOS Criteria for Signalized 8r TWSC Intersections LOS Signalized Intersection Average Control Delay (sec/veh) TWSC Intersection Delay (sec/veh) A < 10 <_ 10 B >10to20 >10to15 C > 20 to 35 > 15 to 25 D > 35 to 55 > 25 to 35 E > 55 to 80 > 35 to 50 F >80 >50 Source: HCM 6' Edition, Exhibit 19-8 LOS Criteria for Signalized Intersections and Exhibit 20-2 LOS Criteria for Unsignalized Intersections. sec/veh = seconds per vehicle The following table presents operational conditions at the study intersections under existing and projected no build and buildout AM and PM peak hour conditions. It should be reiterated, at two-way stop control (TWSC) controlled intersections the primary LOS measure to consider is the intersection approach with the longest delay, which as stated above would need to be LOS E or better to generally be deemed acceptable. Highlighted cells indicate a LOS issue in the following tables. Existing signal timings were used for the existing conditions analysis. Projected analysis assumes optimized signal timings. 2 Volume to Capacity (V/C) ratio is another measurement used to determine LOS. If the V/C ratio is greater than 1.0 LOS is F regardless of delay. An expanded discussion of v/c ratios is provided in Appendix 4. Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Page 38 of 44 Table 13 Operational Analysis Intersection Scenario Metric AM PM Peak Hour Peak Hour NB SB EB WB NB SB EB WB Existing 2020 No Build Approach Delay Approach LOS 95`h Percentile Queue (Longest Movement in Feet Projected 2022 No Build Approach Delay Approach LOS 95`h Percentile Queue (Longest Movement) in Feet - - - - - - - 1 Myrtle Avenue & Greenwood Drive Projected 2022 � Buildout Approach Delay Approach LOS - - - - - - - - 95'h Percentile Queue (Longest Movement in Feet Projected 2042 No Build Approach Delay Approach LOS 95`h Percentile Queue (Longest Movement in Feet Projected 2042 Buildout Approach Delay Approach LOS 95`h Percentile Queue (Longest Movement in Feet Existing 2020 No Build Approach Delay 8.8 0.6 0.0 9.3 0.3 0.0 Approach LOS A A A A A A 95`h Percentile Queue (Longest Movement) in Feet LR LT TR LR LT TR 1 1 0 2 1 0 Projected 2022 No Build Approach Delay 8.8 0.6 0.0 9.3 0.3 0.0 Approach LOS A A A A A A 95`h Percentile Queue (Longest Movement in Feet - LR LT TR - LR LT TR 1 1 0 2 1 0 2 Myrtle A & Lot 48 Projected 2022 Buildout Approach Delay 8.8 0.6 0.0 9.4 0.3 0.0 Approach LOS A A A A A A 95`h Percentile Queue (Longest Movement) in Feet - LR LT TR - LR LT TR 1 1 0 2 1 0 Projected 2042 No Build Approach Delay 8.9 0.7 0.0 9.5 0.3 0.0 Approach LOS A A A A A A 95`h Percentile Queue (Longest Movement) in Feet LR LT TR LR LT TR 1 1 0 3 1 0 Projected 2042 Buildout Approach Delay 8.9 0.7 0.0 9.5 0.3 0.0 Approach LOS A A A A A A 951h Percentile Queue (Longest Movement) in Feet LR LT TR LR LT TR 1 1 0 3 1 0 Queue, Delay, and LOS analysis based on HCM 6'h Edition Methodology Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Page 39 of 44 Table 13 Operational Analysis Continued Queue, Delay, and LOS analysis based on HCM 6' Edition Methodology Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G AM PM Peak Hour Peak Hour Intersection Scenario Metric NB SB EB WB NB SB EB WB Approach Delay 8.8 0.0 0.1 9.3 0.0 0.6 Existing 2020 No Build Approach LOS A A A A A A 95th Percentile Queue LR TR LT LR TR LT (Longest Movement in Feet 1 0 0 1 0 1 Approach Delay 8.8 0.0 0.1 9.3 0.0 0.6 Projected 2022 No Build Approach LOS A A A A A A 951h Percentile Queue LR TR LT LR - TR LT (Longest Movement in Feet 1 0 1 1 0 1 Approach Delay 8.8 0.0 0.0 9.3 0.0 0.6 3 Myrtle Avenue & Olive Street Projected 2022 Buildout Approach LOS A A A A A A 95th Percentile Queue LR TR LT LR TR LT (Longest Movement in Feet 1 0 0 1 0 1 Approach Delay 8.8 0.0 0.1 9.4 0.0 0.6 Projected 2042 No Build Approach LOS A A A A A A 95th Percentile Queue LR TR LT LR TR LT (Longest Movement in Feet 1 0 1 1 0 1 Approach Delay 8.9 0.0 0.1 9.4 0.0 0.6 Projected 2042 Buildout Approach LOS A A A A A A 95th Percentile Queue LR TR LT LR TR LT (Longest Movement in Feet 1 0 1 1 0 1 Approach Delay 0.0 0.0 0.0 0.0 0.0 0.0 Existing 2020 No Build Approach LOS A A A A A A 95th Percentile Queue LR TR LT LR TR LT (Longest Movement) in Feet 0 0 0 0 0 0 Approach Delay 0.0 0.0 0.0 0.0 0.0 0.0 Projected 2022 No Build Approach LOS A A A A A A 95th Percentile Queue LR - TR LT LR - TR LT (Longest Movement in Feet 0 0 0 0 0 0 Approach Delay 8.8 0.0 3.4 9.1 0.0 2.8 4 Myrtle Avenue & Access Point Projected 2022 Buildout Approach LOS A A A A A A 95th Percentile Queue R - TR LT R - TR (Longest Movement) in Feet 2 0 4 3 0 LT 3 Approach Delay 0.0 0.0 0.0 0.0 0.0 0.0 Projected 2042 No Build Approach LOS A A A A A A 95th Percentile Queue LR TR LT LR TR LT (Longest Movement) in Feet 0 0 0 0 0 0 Approach Delay 8.8 0.0 3.0 9.2 0.0 2.6 Projected 2042 Buildout Approach LOS A A A A A A 95th Percentile Queue R TR LT R TR LT (Longest Movement) in Feet 2 0 4 3 1 0 3 Queue, Delay, and LOS analysis based on HCM 6' Edition Methodology Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Page 40 of 44 Table 13 Operational Analysis Continued Intersection Scenario AM PM Peak Hour Peak Hour Metric NB SB EB WB NB SB EB WB Existing 2020 No Build Approach Delay 26.6 30.4 48.5 43.5 31.8 33.1 47.0 43.2 Approach LOS C C D D C C D D 95th Percentile Queue L T T (Longest Movement in Feet 207 253 184 R T T R R 129 270 282 230 195 Intersection Delay & LOS 35.1, D 37.4, D Projected 2022 No Build Approach Delay 23.9 27.3 40.3 36.2 26.6 28.9 40.8 38.2 Approach LOS C C D D C C D D 95'h Percentile Queue L T T (Longest Movement in Feet 184 234 155 R T T R R 109 241 250 205 173 Intersection Delay & LOS 30.4, C 32.3, C 5 Riverside Drive & Burlington Street Projected 2022 Buildout 40.7 36.1 27.2 Approach Delay 24.1 27.9LR 30.3 40.8 37.8 Approach LOS C C D D C C D D 95th Percentile Queue L T R T Lon est Movement in Feet 191 248160 108 252 T R L 262 1 210 169 Intersection Delay & LOS 30.7, C 32.7, C Projected 2042 No Build Approach Delay 24.8 31.1 41.9 36.4 31.1 38.6 41.0 37.3 Approach LOS C C D D C D D D 95th Percentile Queue L T T R T T R L (Longest Movement) in Feet 213 288 182 123 315 331 231 190 Intersection Delay & LOS 32.2, C 36. 1, D Projected 2042 Buildout Approach Delay 25.2 32.6 41.1 35.9 32.2 42.0 41.4 37.1 Approach LOS C C D D C D D D 95th Percentile Queue L (Longest Movement in Feet 218 T R R T T R L 307 185 121 329 354 239 195 Intersection Delay & LOS 32.6, C 37.4, D Existing 2020 No Build Approach Delay 30.8 92.7 33.7 - 36.8 448.8 31.4 - Approach LOS C F C D F C 95th Percentile Queue T TR L (Longest Movement) in Feet 343 400 33 T TR L 366 1,599 51 Intersection Delay & LOS 53.6, D 257.6, F Projected 2022 No Build Approach Delay 5.3 13.0 35.9 6.6 17.6 33.8 Approach LOS A B D A B C 95th Percentile Queue T TR L (Longest Movement in Feet 126 157 35 T TR L 145 339 1 56 Intersection Delay & LOS 9.2, A 13.8, B 6 Riverside Drive & Myrtle Avenue Projected 2022 Buildout Approach Delay 6.3 16.2 34.5 7.1 22.7 34.1 Approach LOS A B C A C C 95th Percentile Queue T (Longest Movement in Feet 145 TR L T TR L 1192 64 151 394 1 94 Intersection Delay & LOS 11.4, B 17.0, B Projected 2042 No Build Approach Delay 6.2 14.9 35.2 7.5 23.6 33.6 Approach LOS A B D A C C 95th Percentile Queue T TR L T TR L (Longest Movement in Feet 169 204 40 188 466 62 Intersection Delay & LOS 10.4, B 17.5, B Projected 2042 Buildout Approach Delay 7.1 17.8 34.3 7.9 30.7 34.2 Approach LOS A B C A C C 95th Percentile Queue T TR Longest Movement in Feet 190 231 L T TR L 71 192 541 100 Intersection Delay & LOS 12.4, B 21.6, C Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG Page 41 of 44 Table 13 Operational Analysis Continued Intersection Scenario Metric AM Peak Hour PM Peak Hour NB SB EB WB NB SB EB WB Existing 2020 No Build Approach Delay 0.0 0.0 9.8 0.1 0.0 25.3 Approach LOS A A A A A D 95th Percentile Queue (Longest Movement in Feet L TR LR L TR LR 0 0 0 1 0 6 Projected 2022 No Build Approach Delay 0.0 0.0 0.0 0.0 0.0 0.0 Approach LOS A A A A A A 951h Percentile Queue (Longest Movement in Feet L TR LR L TR LR 0 0 0 0 0 0 7 Riverside Drive & Access Point Projected 2022 Buildout Approach Delay 0.0 0.0 9.9 0.0 0.0 12.9 Approach LOS A A A A A B 95th Percentile Queue (Longest Movement in Feet L TR R L TR R 0 0 2 0 0 7 Projected 2042 No Build Approach Delay 0.0 0.0 0.0 0.0 0.0 0.0 Approach LOS A A A A A A 95th Percentile Queue (Longest Movement in Feet L TR LR L TR LR 0 0 0 0 0 0 Projected 2042 Buildout Approach Delay 0.0 0.0 10.3 0.0 0.0 14.2 Approach LOS A A A A A B 95th Percentile Queue (Longest Movement in Feet L TR R L TR R 0 0 3 0 0 8 Existing 2020 No Build Approach Delay 218.8 44.3 28.2 24.7 49.7 126.7 32.8 28.7 Approach LOS F D C C D F C C 95th Percentile Queue (Longest Movement in Feet T T T R T T T L 879 228 99 99 316 728 147 155 Intersection Delay & LOS 109.9, F 72.5, E Projected 2022 No Build Approach Delay 54.2 35.0 34.2 30.2 36.1 55.2 37.7 32.3 Approach LOS D C C C D E D C 95th Percentile Queue (Longest Movement) in Feet T T T R T T T L 435 198 120 122 267 470 169 159 Intersection Delay & LOS 41.9, D 42.9, D 8 Riverside Drive & Benton Street Projected 2022 Buildout Approach Delay 55.1 34.8 34.9 31.0 36.5 55.7 38.3 32.7 Approach LOS E C C C D E D C 95th Percentile Queue (Longest Movement in Feet T T T R T T T L 453 203 122 130 276 486 171 159 Intersection Delay & LOS 42.5, D 43.5, D Projected 2042 No Build Approach Delay 56.0 36.4 40.6 36.0 39.1 55.3 45.0 40.4 Approach LOS E D D D D E D D 95th Percentile Queue (Longest Movement in Feet T T T R T T I T L 522 236 174 187 325 574 1 231 243 Intersection Delay & LOS 44.7, D 46.5, D Projected 2042 Buildout Approach Delay 56.9 35.8 41.7 37.2 39.3 55.8 45.9 40.9 Approach LOS E D D D D E D D 95th Percentile Queue (Longest Movement in Feet T T T R T T T L 540 243 178 197 334 588 234 243 Intersection Delay & LOS 45.3, D 47.0, D Queue, Delay, and LOS analysis based on HCM 61h Edition Methodology Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG Page 42 of 44 The analysis presented herein indicates all the study intersections will operate at acceptable LOS D or better, with all approaches at LOS E or better during the AM and PM peak hour conditions through 2042 with buildout of the proposed Riverside development. This determination assumes the recommended lane configuration and control presented in Figure 20, as well as regularly optimizing traffic signal timings as deemed appropriate. The existing condition LOS issues can be addressed by modifying the traffic signal timings. The 95th percentile queues at the study intersections were also analyzed. Based on these queue lengths no issues, such as a queue extending upstream to an adjacent intersection are anticipated. Operational analysis worksheets are contained in Appendix 4. Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G Page 43 of 44 Summary & Recommendations Riverfront West initiated this traffic impact study to identify potential traffic impacts on the adjacent roadway network and provide traffic mitigation measures, if necessary, due to their proposed Riverside development, which will be bounded within Olive Street to the west, Myrtle Avenue to the north, Riverside Drive to the east, and the Iowa Interstate Railroad to the south in Iowa City, IA. The proposed Riverside development is a multi- story residential and mixed-use development bounded within Olive Street to the west, Myrtle Avenue to the north, Riverside Drive to the east, and the Iowa Interstate Railroad to the south in Iowa City, IA and is expected to be completely built by the end of 2022. Two passenger vehicle access points are proposed, with one on Myrtle Avenue and one on Riverside Drive in the approximate location of existing access points to the site. The access point on Riverside Drive is anticipated to be a right -in right -out (RIRO) access point. The Myrtle Avenue access points is anticipated to be a full access point, with no turning movement restrictions. A semi- trailer truck ingress access point and egress access point are proposed on Riverside Drive and Myrtle Avenue, respectively. Due to the expected relatively low volume of semi -trailer trips entering and exiting the site the semi -trailer truck access points are not analyzed herein. Sight visibility zones corresponding to intersection sight distance calculations as defined through AASHTO should be identified and maintained at these access points. These zones should not contain structures or plantings that would preclude unobstructed views of oncoming traffic. Current designs for the development do not indicate obstructions within the sight visibility zones. The following study intersections within the study area were identified for analysis: 1. Myrtle Avenue & Greenwood Drive 2. Myrtle Avenue & Lot 48 Access 3. Myrtle Avenue & Olive Street 4. Myrtle Avenue & Access Point 5. Riverside Drive & Grand Avenue/W Burlington Street (Riverside Drive & Burlington Street hereafter) 6. Riverside Drive & Myrtle Avenue 7. Riverside Drive & Access Point 8. Riverside Drive & W Benton Street The above list assigns each study intersection with a number that is used hereafter. (e.g. #1 = Myrtle Avenue and Greenwood Drive). The area immediately surrounding the proposed development generally incorporates services, retail, and residential ITE land uses. A study area map identifying the location of the study intersections, as well the location of proposed development (delineated in red) is depicted in the following figure. Turning movement volumes were collected at the study intersections on Tuesday, September 15, 20220. The peak hours of the study intersections were determined based on the highest consecutive four 15 -minute turning movement counts between the hours of 7:00 and 9:00 AM and 4:00 and 6:00 PM, respectively at the Riverside Drive and Burlington Street (study intersection #4) intersection. The AM and PM peak hours at the Riverside Drive and Burlington Street (study intersection #4) intersection governed the AM and PM peak hours at the study intersections because it is the study intersection with the highest volume of entering vehicles. The AM peak hour was determined to occur between 7:15 and 8:15. The PM peak hour was determined to occur between 4:15 and 5:15. The raw and refined volume data are provided in Appendix 1. Projected traffic analysis will typically apply an annual growth rate to study intersections' existing turning movement volumes prior to adding project development trips to account for growth in background traffic (traffic growth unrelated to the proposed Riverside development). In coordination with the local metropolitan planning organization the annual growth rates identified in Figure 3 were identified based on projected 2025 and 2045 annual average daily traffic (AADT) volumes that are also shown in Figure 3. Project # 1191830 SH IVCHATTCRY ARCH I T E C T U R E+ E NGIN E ERI NG Page 44 of 44 The Iowa Crash Analysis Tool (ICAT) website administered by Iowa DOT was used to collect available crash data at the study intersections for the ten-year period between January 1, 2010 and December 31, 2019. Over this period a total of 362 crashes were reported at the study intersections. All of the study intersections had crash rates that were lower than the statewide average for intersections with a similar daily volume of entering vehicles, except for the Riverside Drive & Burlington Street (study intersection #4) and Riverside Drive & Benton Street (study intersection #6) intersections. The proposed Riverside development is a multi -story residential and mixed-use development bounded within Olive Street to the west, Myrtle Avenue to the north, Riverside Drive to the east, and the Iowa Interstate Railroad to the south in Iowa City, IA and is expected to be completely built by the end of 2022. Two passenger vehicle access points are proposed, with one on Myrtle Avenue and one on Riverside Drive in the approximate location of existing access points to the site. The access point on Riverside Drive is anticipated to be a right - in right -out (RIRO) access point. The Myrtle Avenue access points is anticipated to be a full access point, with no turning movement restrictions. A semi -trailer truck ingress access point and egress access point are proposed on Riverside Drive and Myrtle Avenue, respectively. Due to the expected relatively low volume of semi -trailer trips entering and exiting the site the semi -trailer truck access points are not analyzed herein. Sight visibility zones corresponding to intersection sight distance calculations as defined through AASHTO should be identified and maintained at these access points. These zones should not contain structures or plantings that would preclude unobstructed views of oncoming traffic. Current designs for the development do not indicate obstructions within the sight visibility zones. Acceptable LOS conditions can generally be defined as average intersection control delay at LOS D or better and all approaches at LOS E or better. At two-way stop -controlled (TWSC) intersections the primary LOS measure to consider is the intersection approach with the longest delay, which as stated above would need to be LOS E or better to generally be deemed acceptable. The primary LOS measures at signalized intersections is average intersection control delay and approach delay. Vehicular operational analysis for this study was performed using the methodology of the 6th Edition Highway Capacity Manual (HCM) through Synchro traffic analysis software. Operational analysis is generally categorized in terms of Level of Service (LOS). LOS describes the quality of traffic operations and is graded from A to F; with LOS A representing free-flow conditions and LOS F representing congested conditions. Acceptable LOS conditions can generally be defined as average intersection control delay at LOS D or better and all approaches at LOS E or better. Control delay is the delay experienced by vehicles slowing down as they are approaching the intersection, the wait time at the intersection and the time for vehicles to speed up through the intersection and enter the traffic stream. The average intersection control delay is a volume weighted average of delay experienced by all motorists entering the intersection on all intersection approaches. At two-way stop -controlled (TWSC) intersections the primary LOS measure to consider is the intersection approach with the longest control delay, which as stated above would need to be LOS E or better to generally be deemed acceptable. The primary LOS measure3 at signalized intersections is average intersection control delay and approach control delay. The analysis presented herein indicates all the study intersections will operate at acceptable LOS D or better, with all approaches at LOS E or better during the AM and PM peak hour conditions through 2042 with buildout of the proposed Riverside development. This determination assumes the recommended lane configuration and control presented in Figure 20, as well as regularly optimizing traffic signal timings as deemed appropriate. The existing condition LOS issues can be addressed by modifying the traffic signal timings. The 95th percentile queues at the study intersections were also analyzed. A vehicle queue is a line of vehicles waiting to pass through an intersection. The 95th percentile queue is the length of which the queue will be less than 95 percent of the time. Based on these queue lengths no issues, such as a queue extending upstream to an adjacent intersection are anticipated. Operational analysis worksheets are contained in Appendix 4. s Volume to Capacity (V/C) ratio is another measurement used to determine LOS. If the V/C ratio is greater than 1.0 LOS is F regardless of delay. An expanded discussion of v/c ratios is provided in Appendix 4. Project# 1191830 SHIVEHATTERY A R C H I T E C T U R E+ E N G I N E E R I N G MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION NOVEMBER 5, 2020 —7:00 PM ELECTRONIC FORMAL MEETING MEMBERS PRESENT: Susan Craig, Maggie Elliott, Mike Hensch, Phoebe Martin, Mark Nolte, Mark Signs, Billie Townsend MEMBERS ABSENT: STAFF PRESENT: Ray Heitner, Sara Hektoen, Kirk Lehmann, Anne Russett OTHERS PRESENT: Mark Seabold, Kevin Kane, Steve Long, Mary Ann Dennis Electronic Meeting (Pursuant to Iowa Code section 21.8) An electronic meeting was held because a meeting in person is impossible or impractical due to concerns for the presented by COVID-19. health and safety of Commission members, staff and the public RECOMMENDATIONS TO CITY COUNCIL: By a vote of 7-0 the Commission recommends approval of CPA20-0002, a proposed amendment to the Comprehensive Plan, to add approximately 3.16 acres of property to the West Riverfront Subdistrict of the Downtown and Riverfront Crossings Master Plan located at 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Ave. By a vote of 7-0 the Commissions recommends approval of REZ20-0003 an application submitted by K&F Properties, LLC. for a rezoning from Medium Density Single -Family Residential (RS -8), High Density Multi -Family Residential (RM -44), and Community Commercial (CC -2) to West Riverfront District (RFC -WR) for approximately 4 acres of land located at 215, 219, 223, and 245 S. Riverside Court; 119, 201, 203, 205, 207, and 209 Myrtle Avenue; 517 and 527 S. Riverside Drive be approved, subject to the following conditions: 1. Prior to issuance of a certificate of occupancy, installation of a 6' wide sidewalk along the west side of South Riverside Drive frontage. 2. Provision of a pedestrian linkage between Myrtle Avenue and South Riverside Drive through the project site, subject to review and approval of the Form -Based Code Committee. 3. In the event that the owner pursues any height bonus for buildings proposed next to the existing single-family on Olive Street, careful attention must be given to the interface and transition between the development and the single-family housing to the west. Any such application shall include mitigating, transitional design elements, including but not limited to increased separation or increased stepbacks. 4. The subject area shall be limited to one (1) access point onto South Riverside Drive that shall feature a right-in/right-out design. 5. Dedication of approximately 75 square feet of South Riverside Ct. territory to City right-of-way when the subject area is replatted. 6. Prior to the issuance of building permits, the subject area shall be replatted in a manner that conforms with the future layout of development. By a vote of 7-0 the Commission recommends approval of REZ20-0004, a proposed amendment to the zoning code to expand the Riverfront Crossings, West Riverfront Subdistrict boundaries to include 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Avenue; and to increase the maximum bonus height from five to seven stories for properties in the West Riverfront Subdistrict north of and abutting the Iowa Interstate Railroad, as illustrated in attachment in the staff report. CASE NO. REZ20-0003: Applicant: K&F Properties, LLC Location: 215, 219, 223, and 245 S. Riverside Court; 119, 201, 203, 205, 207, and 209 Myrtle Avenue; 517 and 527 S. Riverside Drive An application submitted for a rezoning of approximately 4 acres of land from Medium Density Single -Family Residential (RS -8) zone, High Density Multi -Family Residential (RM -44) zone, and Community Commercial (CC -2) zone to Riverfront Crossings, West Riverfront (RFC -WR) zone. Heitner began the staff report noting this is the second prong of three applications on this development. The first prong was the amendment to the Comprehensive Plan and now is consideration and review of applying the Riverfront Crossings, West Riverfront zone. Heitner stated this area includes about four acres and includes businesses there that already have a CC -2 zoning and were included into the West Riverfront Subdistrict. The current zoning of the subject property has three different zones, as previously mentioned the Community Commercial (CC -2) zone, High Density Multifamily Residential (RM -44) and then Medium Density Single Family Residential (RS -8) for a couple parcels. The proposed zoning again is for the entire assemblage to be rezone to West Riverfront Crossings. Heitner noted typically what is envisioned for this zone is commercial and mixed-use developments. The zone has a base max height of four stories with an additional bonus height up to five stories with the exception of parcels adjacent to residential zones where the max height is four stories. In terms of review criteria for rezonings, staff uses two criteria points for rezoning review which are consistency with Comprehensive Plan and compatibility with the existing neighborhood character. In terms of consistency with Comprehensive Plan, so the list of Riverfront Districts lays out a series of objectives and ambitions for development character. Staff believes that the proposed project would accomplish quite a few of those objectives such as the desire to improve pedestrian circulation and connectivity in this area. Staff believes that can be accomplished in a couple ways by having a sidewalk along the west side of South Riverside Drive and also some internal connectivity for the associated development with this rezoning application. Heitner pointed out there is a pretty expansive surface parking element to this subject area that doesn't conform with the goals of the West Riverfront District. The District also strives to generally enhance streetscape and overall corridor aesthetics with a more form -based building massing. Heitner noted a couple of interesting goals within this District discuss potential for hospitality and commercial uses and the applicant has already alluded to the potential for featuring those uses with their proposal. Heitner showed some images of the area to illustrate the form that is envisioned with this plan where there would be shallower setbacks, buildings closer to the front right-of-way, tree lined sidewalks, a certain design element to buildings. Heitner showed the proposed concept and pointed out how it accomplishes those goals. He next showed some images of potential internal circulation and connectivity that would be associated with this project. In terms of compatibility with the existing neighborhood, the West Riverfront zoning is already found to the east of Riverside Drive and then also directly adjacent to this property assemblage in the southwest corner of Riverside and Myrtle. Heitner noted they've already talked about building scale and there's already some sizable multifamily directly south about four stories. The existing density within this area, RM -44 is a fairly dense zone, as is with about a one bedroom per 500 square feet of lot area density. Staff did acknowledge in the report that it would potentially be an adjustment having allowable buildings up to four stories adjacent to the existing neighborhood at Olive Street but also as already discussed there is a significant grade difference and that adds some needed physical context to the consideration of this rezoning as there is a 50 foot grade difference between buildings on the western end of proposed development and the homes on Olive Street. One condition that staff would like to recommend as a part of this rezoning to address that issue a bit more head on would be to provide traditional design elements for any building seeking any height bonus next to Olive Street and that would be determined at staff design review. For example if a project was seeking that fifth story, adjacent to the existing residences on Olive Street, staff would institute additional measures to soften that transition such as step backs within the building. Heitner again showed pictures to show the grade change and also the current outcropping of the West Riverfront Subdistrict. He pointed out the plans, building massing and how some buildings that are already there are of taller scale. Additionally the plan envisions them transitioning down in scale so it could be fitting to have buildings that could be four or five stories of scale. Heitner noted in the West Riverfront zone technically four stories are built up on a little bit of a berm so effectively the massing could be argued to be a little more than four stories. Lastly Heitner showed the view looking northward on Riverside Drive to show the transition to the form -based goals that the City's putting into this area already take place with the sidewalk being put in, the landscaping taking route, the buildings being brought closer to the street, and parking being tucked back or underneath these buildings. Next, in terms of traffic implications and access, Heitner stated the applicant did submit a traffic study that City transportation planning staff did request, a fairly extensive study, and the study found that all intersections and all intersection approaches that were analyzed would operate at acceptable levels of service as determined by the Institute of Transportation Engineers. Heitner explained allowable levels of service at D or E or better, the scale goes from A to F with A being pretty free flowing traffic and F being sort of gridlock. For the most part, most of those intersections were still even with this development around A or B or C but there were a couple that came out to D or E and some of that really had almost as much to do with just anticipated trends and traffic growth and not so much with the addition of units that that might be expected for a rezoning here. The study determined that the estimated peak hour trips generated from the proposed use, given the variety of uses that might be envisioned associated with the proposed development, would be about 259 and that would include trips to and from the use. Finally Heitner wanted to reiterate the City is still working with the railroad in hopes of getting a pedestrian tunnel underneath the railroad overpass and again that projects already been budgeted and planned for it's just trying to come to an agreement and a solution with the railroad to do that in a manner that they feel won't compromise any structural integrity of the railroad elevation there. Going back to the traffic study, Heitner noted the study was of eight intersections that were analyzed, mostly along Myrtle and Riverside. Staff is recommending conditions to approval that are related to traffic implications. In an effort to limit curb cuts on Riverside Drive, staff is recommending just one access point from the subject property, with a right -in right -out design, onto Riverside Drive. There is also an irregular piece of land that juts out from where the rest of the right-of-way is flush and staff will like to acquire 75 square feet of that right-of-way to make the right-of-way line flush, and then they would like the applicant and developer to replat this area when the plans get a bit further along to help consolidate some of these lots that are on the subject area and ideally assign one lot per building. Heitner noted there could potentially be some challenges in developing this site with respect to utilities but those things typically get worked out at a site plan review stage. He noted there are several existing water service lines for all these buildings that would have to be retired and capped at the respective water mains that they originate from, and that's something to be expected with a development like this. There is an existing sanitary sewer easement located on the property that could potentially need to be relocated if a plan shows that a building would be over the top of that sewer easement. He added there will still be stormwater management requirements associated with redevelopment of this property and a small portion of the subject area in the 500 year floodplain and so any development in the subject area would be required to comply with the City's floodplain management standards. Regarding correspondence received, staff did receive two letters of correspondence, one in support of the project and one with some concerns on the project. Some of those concerns including form -based code standards for West Riverfront Crossings originally targeted redevelopment strictly on the buildings along Riverside Drive, that the Orchard Subdistrict was developed to transition to residential zones and that Orchard Subdistrict zone might be more appropriate than the West Riverfront zone next to an RS -8 zone and that there is already existing opportunity to redevelop properties within the RM -44 zone. The letter had some concerns about negative impacts from adjacent buildings in relation to the Olive Street homes with respect to noise and lighting. Heitner noted the Commission has already discussed some questions on demand for the amount of ground floor commercial space that may result from this project and concern over the development as creating an island without a pedestrian tunnel, south of the railroad tracks. Concerns about increased auto congestion from a project of this scale were also raised as well as loss of affordable rental housing. Heitner did add though they did get some support from Olive Street property owners as well. Heitner stated the role of the Commission is to determine whether the rezoning complies with the Comprehensive Plan and is compatible with the existing neighborhood character. Next steps would be pending recommendation from the Planning and Zoning Commission the City Council will hold a public hearing on the rezoning. Staff is recommending approval of an application submitted by K&F Properties, LLC. for a rezoning from Medium Density Single -Family Residential (RS -8), High Density Multi -Family Residential (RM -44), and Community Commercial (CC -2) to West Riverfront District (RFC -WR) for approximately 4 acres of land located at 215, 219, 223, and 245 S. Riverside Court; 119, 201, 203, 205, 207, and 209 Myrtle Avenue; 517 and 527 S. Riverside Drive be approved, subject to the following conditions: 1. Prior to issuance of a certificate of occupancy, installation of a 6' wide sidewalk along the west side of South Riverside Drive frontage. 2. Provision of a pedestrian linkage between Myrtle Avenue and South Riverside Drive through the project site, subject to review and approval of the Form -Based Code Committee. 3. In the event that the owner pursues any height bonus for buildings proposed next to the existing single-family on Olive Street, careful attention must be given to the interface and transition between the development and the single-family housing to the west. Any such application shall include mitigating, transitional design elements, including but not limited to increased separation or increased stepbacks. 4. The subject area shall be limited to one (1) access point onto South Riverside Drive that shall feature a right-in/right-out design. 5. Dedication of approximately 75 square feet of South Riverside Ct. territory to City right-of-way when the subject area is replated. 6. Prior to the issuance of building permits, the subject area shall be replated in a manner that conforms with the future layout of development. Hensch started with a couple questions on the conditions the staff enumerated, specifically the second one and the provision of pedestrian linkage between Myrtle and South Riverside Drive, does that mean like a sidewalk through the property, he would like to more information on that. Heitner noted the preliminary concept plan showed a pedestrian walkway that took a little more than a 90 -degree right angle between Myrtle and Riverside. Staff is not saying that needs to be built exactly in that form but just to facilitate a bit more connectivity within the development staff would like to see some sort of connection between Myrtle and Riverside. Hensch's second question was he believes the Commission approved that eight story building abutting the Iowa Interstate Railroad on the Prentiss Street project between Gilbert and Ralston Creek, and then the Council approved the bonus height on that building. Russett confirmed that was correct. Hensch thought there was some conversation about reducing the number of subdistricts in the Riverfront Crossings and wondered if that's proceeding. Russett noted Lehmann is actually working on some amendments to the Riverfront Crossings code right now, a lot of them are cleanup items but one thing that they are exploring is the possibility of consolidating districts. Martin asked if the right in - right out in the traffic is similar to what is located at Red Ginger on Gilbert Street because it is absolutely awful and very difficult to go right. Since there is a light at Myrtle, she suggested maybe they think about something else. Signs asked about the use of ground floor garages in place of commercial space and what does the Code say about that, it is being done a lot in Coralville and it makes a ton of sense to him. Russett replied that the Code does not allow for first floor parking in lieu of commercial space in the Riverfront Crossings Code but has what could be described as a parking setback where the parking has to be behind occupied space. She added however this area doesn't require first floor commercial so the first floor could be other types of uses besides commercial space. Elliott noted regarding a pedestrian friendly sidewalk they showed a photo of a six-foot sidewalk with no trees and that feels totally unsafe to her and not pedestrian friendly at all. Tonight, the proposal shows a nice picture of the trees and it seems completely different so how do they ensure that it will be a pedestrian friendly parkway with separation with trees. Heitner said with respect to trees, the West Riverfront Code requires trees to be planted every 30 feet along that frontage at a minimum and that sort of landscaping element would be approved by or reviewed by the City Forester in site plan review. Signs noted the trees along the large building south of the tracks are pretty small, and Lehmann stated they also appear to be west of the sidewalk rather than between the sidewalk and the street, in that case it could be tied to utilities, sometimes that happens too. Hensch opened the public hearing. Mark Seabold (Shive-Hattery) began by thanking the Commission for approving the Comprehensive Plan Amendment. He noted Heitner had talked about the two pieces of correspondence that came in and wanted to add they also had a good neighbor meeting for about an hour and a half and had seven residents that were in attendance and there was some great dialogue and conversation about the project. Seabold acknowledged they have a lot of work to do, obviously with planning staff, to make sure that project is compliant with the form - based code and with the new zoning criteria. Overall they really want to provide a quality project on this site. Seabold did want to address the comment regarding the Riverside Drive right -in right -out. When the staff comment said restricting that would be the public access that they were asking for just that as a private, probably an entrance only for firetruck and delivery access to go around the site. Heitner confirmed that is why they included item four in the staff conditions, as the Public Works staff was adamant about only having one access point onto Riverside Drive. Seabold noted reading the comments from K&F traffic study it sounded like they were worried about that being an egress point but from an access only standpoint, and they are willing to have that conversation, and think it'll be a lot easier to have traffic route through the site along there, give the Fire Department access and full 360 degree coverage around the whole perimeter of the project. Additionally regarding egressing from that point, especially adjacent to the abutment on the railroad bridge, and in the potential pedestrian connection, but what do they need to do with that item, is that something they need to talk about further, or is staff still going to be recommending that condition. Russett said staff is still going to be recommending that condition, Public Works is very adamant that is only one access, and even if they want it to be private, just for fire access, Public Works is not in support of that, they want only one access that's limited to right -in right -out. Hensch noted in that area there appears to be multiple vehicular access and egress right now to Myrtle and South Riverside and this proposal is actually going to clean that up. He added there's a pretty high accident rate at the intersection of Riverside and Myrtle so if they are able to funnel this down into fewer ingress and egresses, they're going to have better control of that area. He did point out that off of Myrtle it looks like there's at least four egress areas currently, and then on Riverside, it's just a mess. Seabold agreed and said it is their goal is to clean that up and to make it compliant with what the traffic coding standards are. Right now all those drives on Myrtle are needed because they are all individual properties and need those individual access points but once they consolidate those, then they can strip those down to two access points on Myrtle and then that right -in right -out public access. Hensch stated his other question is this area is just quite the heat island so what are their plans to cool the area and to decrease the big area of impervious surfaces to have better stormwater management and add green space. Seabold said as they've looked at this property, they are looking forward to capitalizing the amount of green space in between building spaces. Specifically, in between those two commercial buildings they're looking for that to be a pedestrian walkway and add some greenery there. Additionally really capitalizing on the roof decks and having those be active accessible spaces to not only the residents in the buildings, but also areas that would be designated for the public to go and enjoy some time up on the roof. The views of downtown will be fantastic from some of the higher elevations and they want to make sure they're taking advantage of that and it will help with stormwater detention with providing those green roof systems. Right now it is a paved site with zero control so they would put in some water quality items, some to slow it down with the adjacency to the river, and maybe a detention requirement. Craig noted when talking about the views, someday they could have a seven -story building right across from this. Seabold said that is correct however the area is pretty small on that side of Riverside Drive, specifically the Dairy Queen lot and the moped store, those are pretty small. Additionally in the form -based code, it's highly dependent on parking so those will be challenging sites to get that kind of density. Townsend noted those sites on the east side of Riverside Drive were also in the flood zone, which Seabold confirmed. Townsend asked a question about traffic and even though they have an extensive traffic review, that area has horrible traffic, especially when people are working during rush hour, so coming off of that one exit is still of concern to her. Seabold noted there is a road connection all the way through the site so people will have opportunities to choose which street they want to either enter or exit from and on Myrtle there is a light. Hensch closed the public hearing. Craig moved to recommend approval of of an application submitted by K&F Properties, LLC. for a rezoning from Medium Density Single -Family Residential (RS -8), High Density Multi -Family Residential (RM -44), and Community Commercial (CC -2) to West Riverfront District (RFC -WR) for approximately 4 acres of land located at 215, 219, 223, and 245 S. Riverside Court; 119, 201, 203, 205, 207, and 209 Myrtle Avenue; 517 and 527 S. Riverside Drive be approved, subject to the following conditions: 1. Prior to issuance of a certificate of occupancy, installation of a 6' wide sidewalk along the west side of South Riverside Drive frontage. 2. Provision of a pedestrian linkage between Myrtle Avenue and South Riverside Drive through the project site, subject to review and approval of the Form -Based Code Committee. 3. In the event that the owner pursues any height bonus for buildings proposed next to the existing single-family on Olive Street, careful attention must be given to the interface and transition between the development and the single-family housing to the west. Any such application shall include mitigating, transitional design elements, including but not limited to increased separation or increased stepbacks. 4. The subject area shall be limited to one (1) access point onto South Riverside Drive that shall feature a right-in/right-out design. 5. Dedication of approximately 75 square feet of South Riverside Ct. territory to City right-of-way when the subject area is replated. 6. Prior to the issuance of building permits, the subject area shall be replated in a manner that conforms with the future layout of development. Townsend seconded the motion. Hensch stated he feels this application was really well put together and acknowledged it is a difficult area, it is just sort of a hodgepodge development over time, Myrtle Avenue hill makes it very tough and Riverside is a really busy street, so this is a tough area to redevelop. Signs agreed and noted to the north of this site is really just and open hillside off of Riverside up to the University parking lot at the top of the hill and then there is the natural area that surrounds the law building so it is his feeling the proposed mass is appropriate since there's a large body of greenspace to the north, which will also add really nice views for the people who live in those in those units. He did agree, as the letter from Olive Street resident indicated, the Olive Street view may change but is very minimal from what he can tell. He also really appreciates that section going up Myrtle and did want to put a bug in in both the developer and staff's ear for that potential access drive around the perimeter. He has some seen some projects in other places where they used a permeable paver grass mixed with a permeable mesh where the grass was grown in and it provided the support necessary for an access point, but it also was very green. A vote was taken and the motion passed 7-0. From: Paula Swyaard To: PlanninaZoninaPublic Subject: CPA20-0002, REZ20-0003, and REZ20-0004 Date: Monday, November 2, 2020 1:29:12 PM Attachments: imaae.ona Members of the Planning and Zoning Commission, I am writing to ask you to consider the following regarding CPA20-0002 (comp plan), REZ20-0003 (rezoning), and REZ20-0004 (modification to WRFC for height bonus), for the properties at 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Ave. The West Riverfront subdistrict of the Riverfront Crossings Master Plan was designed to allow for infill redevelopment of the commercial properties along Riverside Drive. Among its major goals were to develop a mixed-use, pedestrian friendly area and to improve the current streetscape as Riverside Drive transitioned from a strictly commercial area. Orchard Street was used as the western boundary for the West Riverfront subdistrict south of the railroad bridge, and properties designated as appropriate for the West Riverfront subdistrict north of the railroad bridge were limited to the commercial properties as clearly delineated on the Downtown and Riverfront Crossings Master Plan, p. 80, shaded in blue below. It is notable that the West Riverfront Crossings subdistrict did not extend across Orchard Street or into the RM 44 properties west along Myrtle Avenue. The form based code standards for West Riverfront Crossings do not address the redevelopment of residential properties whether they be RM 44 or RS8 in the area abutting or adjacent to the West Riverfront Crossings subdistrict. It targeted the redevelopment of commercial buildings into mixed use buildings along Riverside Drive. When redevelopment was sought of the multi -family and residential zoned properties north of Orchard Street, a new Riverfront Crossings subdistrict, The Orchard District, was developed. The Orchard District, created after the initial Downtown and Riverfront Crossings Master Plan was approved, was developed to "provide a transition between higher intensity mixed-use areas along Riverside Drive and low -scale residential neighborhoods to the west." (Zoning Code 14-2G-3: Subdistrict Standards) It specifies what types of buildings can be built in the district and has different subdistrict form based guidelines for development. Most notably, it limits buildings to 3 stories. It has different form based zoning guidelines and restrictions which are sensitive to RS8 zoning which the West Riverfront Crossings subdistrict does not have. In particular, it requires more setback between RS8 properties and properties redeveloped using the form based code for the Orchard District. In addition to guiding what type of buildings are allowed in the area, it also addresses placement of parking, screening, lighting, etc. The district was created to allow for a smooth transition between what is allowed in different zonings (not because of topography). Citing Orchard Lofts as a circumstance that has changed in the area and therefore a valid reason to support the comp plan amendment is misleading. Orchard Lofts is in a different Riverfront Crossings subdistrict, the Orchard District, than the West Riverfront Crossings subdistrict. The Riverview West apartment complex, also cited as a circumstance that has changed, is the kind of infill redevelopment targeted by the West Riverfront Crossings subdistrict master plan. This residential complex was built on a vacant commercial property, formerly a car dealership, located within the original West Riverfront Crossings subdistrict boundary in the master plan. The property never abutted residential properties — Orchard St separates the West Riverfront Crossings subdistrict from the now Orchard District. It was developed appropriately according to the West Riverfront Crossings subdistrict guidelines and applicable form based code. Most notably, it adheres to the four stories laid out in the master plan. The development standards set forth in the Downtown and Riverfront Crossings Master plan for the RFC -WR District and the applicable form based code are not designed to abut and transition to RS8 properties. The form based code for the RFC -WR district does not even address this, however, the form based code for the Orchard District does. Faulting the topography seems to be a reason to justify 4 stories abutting the RS8 zone. Visually, the placement of a 4 story building against the backdrop of the hill may offer a transition between the two zones. However, overall this will amount to an upzoning and the proposed apartment building along the west boundary of the property looks expansive. The RM44 properties could be attractively redeveloped similar in density to the current outdated buildings rather than through upzoning as would happen by applying RFC -WR. Instead, the Orchard District zoning and its form based code could be used as a model or extended to this area. Currently the zoning for the properties is RM44 which allows for three stories. This is what is allowed in the Orchard District. The form based code for the Orchard District steps down from development along Riverside Drive and is sensitive to RS8 development. As the RM44 properties are redeveloped, limiting buildings to 3 stories would maintain better compatibility between the one story single family homes along Olive Street and these parcels. Currently, the majority homes along Olive Street actually have no RM44 apartments abutting them - there is an undeveloped lot and a single family home located within the RM44 zoning abutting the rear of the majority of the homes. Per staff report'the proposed buildings are expected to have a three-story exposure to the single-family homes, which is comparable to what would be allowed in the current zone if the properties were at the same grade." So it follows that if three stories were permitted instead of four, the proposed buildings would then have a two-story exposure to the single family homes. Regardless, the current apartment buildings are not close to the Olives St homes but are downhill so that the roofline might possibly be visible from the RS8 properties, and there is currently no development abutting them so this would be a huge change for the RS8 properties. From p. 20 of 44 in the Riverside Development Traffic Impact Study - Preliminary Site Plan - The plan shows a four story apartment building next to the RS8 properties. It discusses a Myrtle Avenue semi -truck egress access point. During the Good Neighbor meeting it was mentioned that the developers are looking at putting a 60' drive behind the back of the proposed 4 story apartment building. I'm wondering if the current empty lot will remain empty behind the RS8 homes or will it be removed to make way for development? At any rate, this will create a huge change for the rear of the RS8 homes along Olive where they've enjoyed the relative quiet and space between their homes and the one single family home/downhill 3 story apartments to their rear with the empty lot acting as a buffer. This proposed drive will light up the night. It will create semi -truck and delivery noises at odd hours, more car traffic noises due to there being many more apartments than are there currently, and maintenance noise from garbage and snow removal. It will put a driveway curb cut for semi- and delivery vehicles on Myrtle St which will create a whole other set of problems for traffic on a hill on Myrtle, the grade of which may not be appropriate for semis, delivery, or maintenance vehicles. The roofs of the current 3 story apartments appear to be at a lower grade than the top of the hill/rear of the RS8 properties. The new apartments would have the potential to invade that privacy, even if only one story taller, with lights, balconies and windows facing looking the rear of the RS8 properties where now there is nothing. As you well know, the actual design of the buildings is not under your control. Just as was done when the Orchard District was created, a new district can be designed using the Orchard District as a model or the Orchard District can be applied to redevelop the RM44 properties. There is also a request to amend the zoning code (REZ20-0004) which would amend the West Riverfront Crossings subdistrict and would increase the maximum bonus height from five to seven stories along the north side of the Iowa Interstate Railroad. I still struggle with putting living space or hotel space alongside the railroad. I can hear the train whistles and grinding of wheels from my home many blocks away. Anyway, I assume the reasoning is that if 4 story buildings are permitted in the area currently zoned RM44 which is up on a hill, additional stories are needed down along Riverside Dr. to create visual continuity. However, if the Comp Plan allowed for 3 story development on the hill remained similar to the RM44 there now (i.e. the Orchard District), the additional stories on Riverside Dr. may not necessarily be needed, and the West Riverfront Crossings subdistrict development standards could remain unchanged. Perhaps they are also trying to capitalize on "the view" that additional height would give, but, as a reminder, much of that view could be blocked with any future development across the street along the east side of Riverside Dr. Seven stories along the west side of Riverside Drive is not the concept designed by the master plan consultants after much discussion with residents, approved by the then Planning and Zoning Commission, and adopted by the City Council. The five story limit was designed to step down from development on the east side of Riverside Drive. Every time changes to the core master plan are approved, a precedent is set which is then cited to steer further and further away from the vision set forth in the Downtown and Riverfront Crossings Master Plan. We are in a tremendous period of change. We are still looking at developing more 1 st floor brick and mortar commercial space as we transition to online work/retail. Does the market in Iowa City still support this? What is the vacancy rate for 1 st floor commercial in all the new mixed-use buildings that have sprung up in the Riverfront Crossings area? In the world of Amazon, it seems only certain kinds - mostly a repetition - of retail fill some of the emptiness. Maybe this area of Riverside Drive doesn't need much 1 st floor commercial space. I assume the retail and neighborhood services that might locate in the proposed development will target the residents who will occupy the apartments, guests of the proposed hotel, and office workers should office space be included. Otherwise, Myrtle and Riverside Drive is too far from campus to be an option for students for food between classes. The restaurants currently along Riverside Drive and in the Hwy 1 strip mall that attract community visitors are primarily auto - oriented and don't rely solely on neighborhood residents to support them. The Miller Orchard neighborhood consists primarily of mid- and lower income owner occupied housing and rentals whose occupants are attracted to affordable options and who might have difficulty supporting upscale hospitality development. Since the creation of the Southwest District Plan of 2002 (18 years ago), "enabling alternatives to commuting by car" has been a goal for the area. There's nothing in this proposal that transforms the current transportation in the area or that would encourage alternatives to cars until the tunnel is built by the City through the railroad embankment. While this proposal creates a nice visual with the potential for revitalizing the area north of the railroad bridge to Myrtle, it would initially be created as an island with no guarantee of when it will be connected by a tunnel. Residents of Riverview West/Orchard Lofts and those in the Miller Orchard neighborhood cannot walk to it without crossing Riverside Drive then re -crossing at Myrtle. People are just not likely to go to that trouble and will drive if there is some retail or neighborhood service in the proposed development they want to go to. Although I could walk the distance, I drove when we wanted pizza from The Wedge. The same will most likely happen with folks wanting to get to Kum & Go from the Myrtle/Riverside Dr development. I've seen many try to dangerously walk between Riverside Dr. and the embankment. And without the tunnel, there is no safe way to directly bike there either. Biking on Riverside Drive would be downright treacherous. There was a lengthy traffic study done for this project and I didn't read the details extensively, but after having lived in the area for so long, my experience is there is already more auto congestion from Riverview West and Orchard Loft and that this upzoning would bring even more auto congestion. It appears the best option for traffic will be to exit onto Myrtle for the best route to get to campus or downtown. Traffic exiting the proposed development using the Riverside Dr. curb cut will have to turn right/south onto Riverside Drive. If they find it easier to turn right onto Riverside using the Riverside Dr exit to avoid the stoplight, they will then either turn left at Benton/Riverside and cross that bridge or creatively cut through Kum & Go (I see this all the time) dodge traffic to turn left (or right) onto Benton, and then get headed north or towards downtown at Benton/Riverside. It's always worth a reminder that the increase in traffic in the area is not limited to Myrtle/Riverside Drive, Riverside/Burlington or Benton/Riverside but also includes additional traffic that spills over into the interior cut through routes in the area, notably Orchard Street, Hudson, and Miller Avenue as people look for the path of least resistance (fewer stoplights) to/from Hwy 1 (Aldi's, Walmart). I appreciate the work of those completing the study, but they are not always aware of the day- to-day traffic issues faced by those of us who walk and drive in the neighborhood. From the Staff Report: "The proposed development also contains a mix of senior and market - rate housing, retail, hospitality and neighborhood service uses, organized around a central, pedestrian plaza." Market rate housing will increase rents dramatically compared with rents charged for current apartments, making them less affordable. The affordable housing requirement was discussed during the Good Neighbor meeting but it is notable that many redevelopments opt for fees in lieu of instead of creating affordable units. While I understand that the City is reluctant to interfere with the question of whether a developer should or should not invest in the redevelopment of a property, the City is responsible for guiding the development of the city over the long term. The City is responsible for allowing overdevelopment of 1 st floor commercial leading to vacancies that adversely affect neighborhoods. It's responsible for upzoning. It's responsible for replacing once affordable housing with housing that is no longer affordable for a lot of residents, especially close to the core of the city. It's responsible for adhering to Master Plans adopted for development. For many years now, residents of Miller Orchard have looked forward to revitalization of our area and Riverside Drive. Redevelopment that will be advantageous for both the City and for the neighborhood are welcome. Overdevelopment that is disconnected, once again limits affordability close to the center of Iowa City, and infringes on RS8 housing might not be the KIRWAVOW Please dive deeply into the form based subdistrict standards for both the Orchard District subdistrict and the West Riverfront Crossings subdistrict as you consider CPA20-0002, REZ20-0003, and REZ20-0004, the significant upzoning of the area approval would bring, and especially the impact on the RS8 housing to the west. I know that's a lot to wade through. Thanks for taking time to read. Paula Swygard 10-� Prepared by: Ray Heitner, Associate Planner, 410 E. Washington Street, Iowa City, IA 52240; (REZ20-0003) Ordinance No. An ordinance conditionally rezoning approximately 4 acres of land located at Myrtle Avenue and S. Riverside Drive to Riverfront Crossings — West Riverfront (RFC -WR) zone. (REZ2O-00013) Whereas, the owner, K and F Properties, LLC., has requested a rezoning of approximately 4 acres of land located at 215, 219, 223, and 245 S. Riverside Court; 119, 201, 203, 205, 207, and 209 Myrtle Avenue; and 517 and 527 S. Riverside Drive from Medium Density Single -Family Residential (RS -8), High Density Multi -Family Residential (RM -44), and Community Commercial (CC -2) to Riverfront Crossings — West Riverfront (RFC -WR) zone; and Whereas, this property is located within the Riverfront Crossings — West Riverfront Subdistrict of the Comprehensive Plan; and Whereas, there is a public need to provide a more pedestrian -friendly framework along the west side of S. Riverside Drive, and between S. Riverside Drive and Myrtle Avenue; and Whereas, there is a public need to provide a transition in building mass and height to the existing single-family residences on Olive Street; and Whereas, there is a public need to reduce the number of vehicular access points onto arterial roads such as S. Riverside Drive; and Whereas, there is a public need to replat the existing arrangement of properties to conform to future development plans; and Whereas, the Planning and Zoning Commission has determined that, with reasonable conditions regarding satisfaction of public needs through installation of a sidewalk and pedestrian connection between S. Riverside Drive and Myrtle Avenue, transition in building mass and height, limitation of vehicular access points onto S. Riverside Drive, and replatting of the subject area, the requested zoning is consistent with the Comprehensive Plan. Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa that: Section I Approval. Subject to the Conditional Zoning Agreement attached hereto and incorporated herein, the property described below is hereby classified Riverfront Crossings — West Riverfront (RFC -WR): 119 Myrtle Avenue: Lot "F in a survey of a part of Lot I of the Subdivision of Government Lot 3 of Section 16, Township 79 North, Range 6 West of the 5th P.M., as shown by survey recorded in Book 4, Page 387, Plat Records of Johnson County, Iowa. Also: Commencing at a point 159 feet west of the intersection of the west line of Riverside Drive and the south line of Myrtle Avenue; thence west along the south line of Myrtle Avenue, 60 feet; thence South at right angles with Myrtle Avenue, 160 feet; thence east to a point 160 feet south of the point of beginning; thence north 160 feet to the point of beginning, being a part of Lot 1 in the subdivision of Government Lot 3, Section 16, Township 79 North, Range 6 West of the 5th P.M. Ordinance No Page 2 201, 203, and 205 Myrtle Avenue: A portion of Tract "C" in the Subdivision of Lot I of Government Lot 3 in the Northeast Quarter of Section 16, Township 79 North, Range 6 West of the 5th Principal Meridian, Iowa City, Iowa, according to the plat thereof recorded in Book 4, Page 387, Plat Records of Johnson County, Iowa, more particularly described as follows: Commencing at the Northwest Corner of said Tract "C"; thence S00°16'45" E, 153.92 feet along the West line of Tract "C"; thence N89043'15" E, 30.00 feet; thence 1400°1645" W, 27.00 feet; thence N89043'15" E, 24.99 feet; thence N00" 16'45" W, 13.54 feet; thence N89°43' 15" E, 55.00 feet to a point on the East line of Tract "C"; thence Northerly along said East line to the Northeast corner of Tract "C", thence Westerly 110 feet to the Northwest Corner of said Tract "C" and the Point of Beginning, and A portion of Lots "C" and "E" in the Subdivision of Lot I of Government Lot 3 in the Northeast Quarter of Section 16, Township 79 North, Range 6 West of the 5th Principal Meridian, Iowa City, Iowa as recorded in Book 4, Page 387, Johnson County Recorder's Office, more particularly described as follows: Commencing at the Northwest Corner of said Lot "C"; thence S00016'45"E, 153.92 feet along the West line of Lots "C" and "E" to the point -of -beginning; thence N89°43' 15"E, 30.00 feet; thence N00°16'45"W, 27.00 feet; thence N89°43' 15"E, 24.99 feet; thence N00016'45"W, 13.54 feet; thence N89043'15"E, 55.00 feet to a point on the East line of said Lots "C" and "E", thence S00016'45"E, 149.14 feet along said East line; thence S88059'31"W, 110.00 feet along the South line of said Lot" E"; thence N00°16'45"W, 110.00 feet to the point -of - beginning. TOGETHER BEING THE SAME: PROPERTY DESCRIBED AS: Lots "C" and "E" (also sometimes referred to as Tracts "C" and "E", respectively) in the Subdivision of Lot 1 of Government Lot 3 in the Northeast Quarter of Section 16, Township 79 North, Range 6 West of the 5th Principal Meridian, Iowa City, Iowa, as recorded in Book 4, Page 387, Johnson County Recorder's Office. 207 Myrtle Avenue: Lot B of Subdivision of part of Lot 1 of Government Lot 3 in Sec. 16, Township 79 North, Range 6 West of the 5th P.M., as shown on Plat Recorded in Plat Book 4, Page 387, Plat Records, Johnson County, Iowa and Beginning at the Northwest corner of "B" (according to the plat thereof recorded in Book 4, Page 387, Deed Records of Johnson County, Iowa); thence East 63.20 feet on the South line of Myrtle Avenue; thence South 00016'45"East 263.92 feet on the East line of said Lot "B"; thence North 88059'31" East 83.21 feet; thence South 00°51 '59" East 65 feet; thence West 81 feet; thence North 20 feet; thence West 80 feet; thence South 20 feet; thence West 55 feet; thence North 00°34'27" East 65 feet; thence North 89046'23" East 64.50 feet; thence North 00026'03" East 264.87 feet on the West line of said Lot "B" to the point of beginning, subject to a non-exclusive right-of-way easement over and across the following described real estate; Commencing at the Northwest comer of said Lot "B"; thence East 44.20 feet on the South line of Myrtle Avenue to the point of beginning; thence East 10.00 feet; thence South 00°16'45" East 308.92 feet; thence West 10.00 feet; thence North 00016'45" West 308.92 feet to the point of beginning. 209 Myrtle Avenue: Beginning at a point 459 feet West of the intersection of the West line of Riverside Drive and the South line of Myrtle Avenue; thence South 133 feet; thence East parallel to the South line of Myrtle Avenue 64 '/2 feet; thence North 133 feet to a point 64 '/z feet East of the point of beginning; thence West 64 '/z feet to the point of beginning, being a part of Lot 1 of the Sub -division of Government Lot 3 of Section 16, Township 79 North, Range 6 West of the 5th P.M., which said sub -division was recorded February 24, 1873, in Deed Book 36, at Page 234, of the Deed Records of Johnson County, Iowa, being tract "A" in the survey of Harlan H. Schwob, dated October 15, 1957, recorded in Page 387 of Book 4, Plat Records of Johnson County, Iowa. Ordinance No. Page 3 Subject to easements and restrictions of record Parcel Number 1016178001: Tract D as shown on a plat made pursuant to survey by Harlan H. Schwob on October 12, 1957, which plat is recorded in Book 4, Page 387, Plat Records of Johnson County, Iowa. 245 Riverside Court: Lots 2 and 7, in the subdivision of Lot 3, Sec. 16, Twp. 79 N., R. 6 West of the 5th P.M., according to the plat thereof recorded in Deed Record 36, Page 234, of the records of Johnson County, Iowa except so much thereof as lies South of the North line of the right of way of the Chicago, Rock Island and Pacific Railway Company, and excepting the following part thereof: Commencing at the intersection of the North line of said Lot 2 as established by decree in Court Record JJ, Page 306, District Court Records of Johnson County, Iowa, with the West line of Riverside Drive, shown on plat recorded in Plat Book 4, Page 96, Plat Records of said County; thence West 275 feet; thence South to the North line of said Railway right of way; thence Northeasterly along the North line of said Railway right of way to the West line of Riverside Drive; thence North to the place of beginning. Also a right of way over the North 25 feet of said excepted tract last above described. Except the following: Beginning at the Northwest corner of Lot "B" (according to the plat thereof recorded in Book 4, Page 387, Deed Records of Johnson County, Iowa); thence East 63.20 feet on the South line of Myrtle Avenue; thence South 00°16'45" East 263.92 feet on the East line of said Lot "B"; thence North 88059'31" East 83.21 feet; thence South 00051 '59" East 65 feet; thence West 81 feet; thence North 20 feet; thence West 80 feet; thence South 20 feet; thence West 55 feet; thence North 00°34'27" East 65 feet; thence North 89046'23" East 64.50 feet; thence North 00026'03" East 264.87 feet on the West line of said Lot "B" to the point of beginning. 223 Riverside Court: Commencing at a point 25 feet south of the north line of Lot 2 in the subdivision of part of Lot 3, Section 16, Township 79 North, Range 6 West of the 5th P.M., according to the plat thereof recorded in Plat Book 36, Page 234, of the Records of Johnson County, Iowa, and 205 feet west of the west line of Riverside Drive, in Iowa City, Iowa, thence West 70 feet, thence South to the north line of the right of way of the Chicago, Rock Island and Pacific Railway Company, thence northeasterly along the north line of said right of way to a point directly south of the place of beginning, thence North to the place of beginning. 219 Riverside Court: Commencing at a point 150 feet west of the west line of Riverside Drive in Iowa City, Iowa, and 25 feet south of the north line of Lot 2, Subdivision of Lot 3, School Commissioner's Subdivision of Section 16, Township 79 North, Range 6 West of the 5th P.M. as established by decree of court recorded in Court Record JJ, page 306, District Court Records of Johnson County, Iowa, thence west parallel with said north line of Lot 2, 55 feet, thence south to the north line of the right of way of the Chicago, Rock Island & Pacific Railway Company, thence Northeasterly along the north line of said right of way to a point that is due south of the point of beginning, thence north to the point of beginning. Also an easement over and across the following described real estate: Commencing at the northeast corner of said Lot 2, above referred to, thence west along the north line of said Lot 2, 205 feet, thence south 25 feet, thence east parallel with the said north line of Lot 2, to the west line of said Riverside Drive, thence north to the point of beginning. 215 Riverside Court: Commencing at a point 25 feet south of the north line of Lot 2 in the subdivision of part of Lot 3 of Section 16, Township 79 North, Range 6 West of the 5th P.M. according to the plat thereof recorded in Deed Record 36, page 234 of the Records of Johnson County, Iowa, and 150 feet west of the west line of Riverside Drive in Iowa City, Iowa, thence east 50 feet, thence south 40 Ordinance No Page 4 feet, thence east 100 feet to the west line of said Riverside Drive, thence South along said west line to the north line of the right of way of the Chicago, Rock Island and Pacific Railway Company, thence southwesterly along the north line of said right of way to a point directly south of the place of beginning, thence north to the place of beginning, excepting any part thereof conveyed by deeds recorded in Book 245, page 43, and in Book 254, page 23, Deed Records of Johnson County, Iowa; excluding Commencing at the North line of said Lot 2 of Government Lot 3 and the West Right -Of -Way line of South Riverside Drive as recorded in Book 245, Page 15 of the Johnson County Recorder's Office, thence South a distance of 65.21 feet along the arc of a non -tangent curve concave West with a central angle of 00°59'15", along a 3784.00 foot radius with a chord that bears South 05053'16" East, 65.21 feet along said West Right -Of -Way line to the point of beginning; thence South a distance of 33.61 feet along the arc of a non -tangent curve concave West with a central angle of 00°30'32", along a 3784.00 foot radius with a chord that bears South 05°08'23" East, 33.61 feet continuing along said West Right -Of -+Way line to the North Right -Of -Way line of the Chicago, Rock Island and Pacific Railway Company; thence West a distance of 53.77 feet along the arc of a non -tangent curve concave North with a central angle of 00019' 45", along a 9363.36 foot radius with a chord that bears South 72°08'18" West, 53. 77 feet along said North Right -Of - Way line; thence North 03°51'30" West, 3.84 feet; thence North 85°55'43" East, 10.44 feet; thence Northeast a distance of 17.29 feet along the arc of a non -tangent curve concave Southeast with a central angle of 47010'39", along a 21.00 foot radius with a chord that bears North 48033'08" East, 16.81 feet; thence East a distance of 6.46 feet along the arc of a tangent curve concave North with a central angle of 00°02'22", along a 9355.36 foot radius with a chord that bears North 72°07'17" East, 6.46 feet; thence East a distance of 17.52 feet along the arc of a tangent curve concave North with a central angle of 77°13'36", along a 13.00 foot radius with a chord that bears North 33°29'17" East, 16.23 feet; thence North a distance of 18.57 feet along the arc of a tangent curve concave West with a central angle of 00°16'55", along a 3772.00 foot radius with a chord that bears North 05015'58" West, 18.57 feet; thence North 88043' 48" East, 12.03 feet to the point of beginning. 527 Riverside Drive: Commencing at a point 25 feet south of the northeast corner of Lot 2 in the subdivision of Lot 3 of School Commissioner's Subdivision of Section 16, Township 79 North, Range 6 West of the 5th P.M., according to the plat thereof recorded in Book 36, Page 234, Deed Records of Johnson County, Iowa, thence west 100 feet, thence south 40 feet, thence east 100 feet, thence north 40 feet to the place of beginning, except that portion thereof conveyed to the State of Iowa by Warranty deed dated July 27, 1960, and recorded February 9, 1961, in Book 245 at Page 42, Deed Records of Johnson County, Iowa; excluding Commencing at the north line of said Lot 2 of Government Lot 3 and the west right-of-way line of South Riverside Drive as recorded in Book 245, Page 15 of the Johnson County Recorder's office, thence south a distance of 25.09 feet along the arc of a non -tangent curve concave west with a central angle of 00022'48", along a 3784.00 foot radius with a chord that bears South 06°11'29" East, 25.09 feet along said west right-of-way line to the point of beginning; thence south a distance of 40.12 feet along the are of a non -tangent curve concave west with a central angle of 00°36'27", along a 3784.00 foot radius with a chord that bears South 05°41'52" East, 40.12 feet continuing along said west right-of-way line; thence South 88°43'48" West, 12.03 feet; thence north a distance of 40.12 feet along the arc of a non -tangent curve concave west with a central angle of 00°36'34", along a 3772.00 foot radius with a chord that bears North 05°42'43" West, 40.12 feet; thence North 88°43'48" East, 12.04 feet to the point of beginning. 517 Riverside Drive: Beginning at a point which is 519.5 feet east of the southwest corner of Lot 1 of the subdivision of part of Lot 3 of the School Commissioner's subdivision of Section 16, Township 79 North, Range 6 West of the 5th P.M., according to the plat thereof recorded in Deed Record 36, page 234, Ordinance No. Page 5 thence North 100 feet, thence east to the west bank of the Iowa River, thence in a Southeasterly direction along the west bank of Iowa River, to a point 50 links north of a point due east of the point of beginning, thence west 1.3 chains, thence south 50 links, thence west along the south line of said Lot 1 to the place of beginning, excepting therefrom all roadways and rights of way over and across said premises, and excepting all that part thereof which lies east of U.S. Highway No. 218 as now located, and further excepting therefrom the right of way conveyed on Deed recorded in Book 6017, Page 642, Johnson County Recorder Records. AND Beginning at a point on the south line of Lot one (1) of the sub -division of part of Lot three (3) of the School's Commissioner's sub -division of section sixteen (16) in township seventy-nine (79) North, Range six (6) West of the 5th P.M., according to the plat thereof recorded in Deed Record 36, page 234, which point is 459.5 feet east of the southwest comer of said Lot one (1), thence north 100 feet, thence east parallel with the south line of said Lot one (1), 60 feet thence south 100 feet, thence west 60 feet to the place of beginning. Riverside Court (alley): The North 25 feet of the East 275 feet of Lot 2 of the Plat of Survey for Sharps & others Feby 1 st 1879 in Tp79N of R6W of the 5th P.M. in Lot 3 sect 16 , in accordance with the Plat thereof Recorded in Deed Book 36 at Page 234 of the Records of the Johnson County Recorder's Office, except that portion conveyed to the State of Iowa by Quit Claim Deed, as Recorded in Deed Book 254 at Page 23 of the Records of the Johnson County Recorder's Office, which is also legally described as: Part of Lot 2 of Ryerson's and Sharp's Subdivision of Government Lot 3 in Section Sixteen (16), Township Seventy-nine (79) North, Range Six (6) West of the 5th P.M., Johnson County, Iowa, described as follows: Beginning at the Northeast Corner of said Lot 2 of said Ryerson's and Sharp's Subdivision, thence West 275 feet, thence South 25 feet, thence East 275 feet to the West line of Riverside Drive, thence North 25 feet to the Point of Beginning, EXCEPT the land conveyed to the State of Iowa in Deed Record 254, Page 23, said exception being more particularly described as follows: all of the above-described real estate lying east of a line 36 ft, radially distant westerly of and concentric with the centerline of Primary Road No. U.S. 6 and No. U.S. 218 as described in said Deed Record 254, Page 23. Section II. Zoning Map. The Building Inspector is hereby authorized and directed to change the zoning map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and publication of this ordinance by law. Section III. Conditional Zoning Agreement. The mayor is hereby authorized and directed to sign, and the City Clerk attest, the Conditional Zoning Agreement between the property owner(s) and the City, following passage and approval of this Ordinance. Section IV. Certification and Recording. Upon passage and approval of the Ordinance, the City Clerk is hereby authorized and directed to certify a copy of this ordinance and to record the same, at the office of the County Recorder of Johnson County, Iowa, at the owner's expense, all as provided by law. Section V. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section VI. Severability. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section VII. Effective Date. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this day of 20 Ordinance No. Page 6 Mayor Attest: City Clerk Ap ed by: 7 Ci A omey's Office (Sara Greenwood Hektoen —12/01 /2020) Ordinance No. Page It was moved by and seconded by that the Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: ABSENT: Bergus Mims Salih Taylor Teague Thomas Weiner First Consideration 12/01/2020 Vote for passage: AYES: Weiner, Bergus, Mims, Salih, Taylor, Teague, Thomas. NAYS: None. ABSENT: None Second Consideration _ Vote for passage: Date published Prepared by: Ray Heltner, Associate Planner, 410 E. Washington, Iowa City, IA 52240 (REZ20-0003) Conditional Zoning Agreement This agreement is made between the City of Iowa City, Iowa, a municipal corporation (hereinafter "City") and K and F Properties, LLC. (hereinafter collectively referred to as "Owner"). Whereas, Owner is the legal title holder of approximately 4 acres of property located at 215, 219, 223, and 245 S. Riverside Court; 119, 201, 203, 205, 207, and 209 Myrtle Avenue; and 517 and 527 S. Riverside Drive; and Whereas, the Owner has requested the rezoning of the property legally described below from Medium Density Single -Family Residential (RS -8), High Density Multi -Family Residential (RM -44), and Community Commercial (CC -2) to Riverfront Crossings — West Riverfront (RFC - WR) zone; and Whereas, this rezoning creates public needs to provide a more pedestrian -friendly framework along the west side of S. Riverside Drive, to provide a transition in building mass and height to the west, to reduce the number of vehicular access points onto S. Riverside Drive, and to replat the subject area to conform to future development; and Whereas, the Planning and Zoning Commission has determined that, with appropriate conditions regarding the installation of a sidewalk along S. Riverside Drive and pedestrian connection between Myrtle Avenue and S. Riverside Drive, enhanced review of buildings seeking a height bonus adjacent to existing Olive Street homes, limiting the subject area to one (1) vehicular access point onto S. Riverside Drive, and replatting the subject area to better conform with future development plans, the requested zoning is consistent with the Comprehensive Plan; and Whereas, Iowa Code §414.5 (2020) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above existing regulations, in order to satisfy public needs caused by the requested change; and Whereas, the Owner agrees to develop this property in accordance with the terms and conditions of this Conditional Zoning Agreement. Now, therefore, in consideration of the mutual promises contained herein, the parties agree as follows: 1. K and F Properties, LLC. is the legal title holder of the property legally described as: 119 Myrtle Avenue: Lot "F" in a survey of a part of Lot I of the Subdivision of Government Lot 3 of Section 16, Township 79 North, Range 6 West of the 5th P.M., as shown by survey recorded in Book 4, Page 387, Plat Records of Johnson County, Iowa. Also: Commencing at a point 159 feet west of the intersection of the west line of Riverside Drive and the south line of Myrtle Avenue; thence west along the south line of Myrtle Avenue, 60 feet; thence South at right angles with Myrtle Avenue, 160 feet; thence east to a point 160 feet south of the point of beginning; thence north 160 feet to the point of beginning, being a part of Lot 1 in the subdivision of Government Lot 3, Section 16, Township 79 North, Range 6 West of the 5th P.M. 201, 203, and 205 Myrtle Avenue: A portion of Tract "C" in the Subdivision of Lot I of Government Lot 3 in the Northeast Quarter of Section 16, Township 79 North, Range 6 West of the 5th Principal Meridian, Iowa City, Iowa, according to the plat thereof recorded in Book 4, Page 387, Plat Records of Johnson County, Iowa, more particularly described as follows: Commencing at the Northwest Corner of said Tract "C"; thence S00016'45" E, 153.92 feel along the West line of Tract "C"; thence N89°43'15" E, 30.00 feet; thence N00°16'45" W, 27.00 feet; thence N89"43'15" E, 24.99 feet; thence N00° 16'45" W, 13.54 feet; thence N89043' 15" E, 55.00 feet to a point on the East line of Tract "C'; thence Northerly along said East line to the Northeast corner of Tract "C", thence Westerly 110 feet to the Northwest Corner of said Tract "C" and the Point of Beginning, and A portion of Lots "C" and "E" In the Subdivision of Lot I of Government Lot 3 in the Northeast Quarter of Section 16, Township 79 North, Range 6 West of the 5th Principal Meridian, Iowa City, Iowa as recorded In Book 4, Page 387, Johnson County Recorder's Office, more particularly described as follows: Commencing at the Northwest Comer of said Lot "C"; thence S00°16'45"E, 153.92 feet along the West line of Lots "C" and "E" to the point -of -beginning; thence N89043' 150E, 30.00 feet; thence N00"16'45"W, 27.00 feet; thence N89043' 15"E, 24.99 feet; thence N00°16'45"W, 13.54 feet; thence N89"43'15"E, 55.00 feet to a point on the East line of said Lots "C" and "E", thence S00°16'45"E, 149.14 feet along said East line; thence S88°59'31"W, 110.00 feet along the South line of said Lot" E'; thence N00016'45"W, 110.00 feet to the point -of -beginning. TOGETHER BEING THE SAME: PROPERTY DESCRIBED AS: Lots "C" and "E" (also sometimes referred to as Tracts "C" and "E", respectively) In the Subdivision of Lot 1 of Govemment Lot 3 in the Northeast Quarter of Section 16, Township 79 North, Range 6 West of the 5th Principal Meridian, Iowa City, Iowa, as recorded In Book 4, Page 387, Johnson County Recorder's Office. 207 Myrtle Avenue: Lot B of Subdivision of part of Lot 1 of Government Lot 3 in Sec. 16, Township 79 North, Range 6 West of the 5th P.M., as shown on Plat Recorded in Plat Book 4, Page 387, Plat Records, Johnson County, Iowa and Beginning at the Northwest comer of "B" (according to the plat thereof recorded in Book 4, Page 387, Deed Records of Johnson County, Iowa); thence East 63.20 feet on the South line of Myrtle Avenue; thence South 00016'45"East 263.92 feet on the East line of said Lot "B"; thence North 88059'31" East 83.21 feet; thence South 00`51 '59" East 65 feet; thence West 81 feet; thence North 20 feet; thence West 80 feet; thence South 20 feet; thence West 55 feet; thence North 00°34'27" East 65 feet; thence North 89°46'23" East 64.50 feet; thence North 00026'03" East 264.87 feet on the West line of said Lot "B" to the point of beginning, subject to a non- exclusive right-of-way easement over and across the following described real estate; Commencing at the Northwest corner of said Lot "B"; thence East 44.20 feet on the South line of Myrtle Avenue to the point of beginning; thence East 10.00 feet; thence South 00°1645" East 308.92 feet; thence West 10.00 feet; thence North 00016'45" West 308.92 feet to the point of beginning. 209 Myrtle Avenue: Beginning at a point 459 feet West of the intersection of the West line of Riverside Drive and the South line of Myrtle Avenue; thence South 133 feel; thence East parallel to the South line of Myrtle Avenue 64 '% feet; thence North 133 feet to a point 64 '/2 feet East of the point of beginning; thence West 64 '/� feet to the point of beginning, being a part of Lot 1 of the Subdivision of Government Lot 3 of Section 16, Township 79 North, Range 6 West of the 5th P.M., which said sub-division was recorded February 24, 1873, in Deed Book 36, at Page 234, of the Deed Records of Johnson County, Iowa, being tract "A" in the survey of Harlan H. Schwob, dated October 15, 1957, recorded in Page 387 of Book 4, Plat Records of Johnson County, Iowa. Subject to easements and restrictions of record. Parcel Number 1016178001: Tract D as shown on a plat made pursuant to survey by Harlan H. Schwob on October 12, 1957, which plat is recorded in Book 4, Page 387, Plat Records of Johnson County, Iowa. 245 Riverside Court: Lots 2 and 7, in the subdivision of Lot 3, Sec. 16, Twp. 79 N., R. 6 West of the 5th P.M., according to the plat thereof recorded in Deed Record 36, Page 234, of the records of Johnson County, Iowa except so much thereof as lies South of the North line of the right of way of the Chicago, Rock Island and Pacific Railway Company, and excepting the following part thereof: Commencing at the intersection of the North line of said Lot 2 as established by decree in Court Record JJ, Page 306, District Court Records of Johnson County, Iowa, with the West line of Riverside Drive, shown on plat recorded in Plat Book 4, Page 96, Plat Records of said County; thence West 275 feet; thence South to the North line of said Railway right of way; thence Northeasterly along the North line of said Railway right of way to the West line of Riverside Drive; thence North to the place of beginning. Also a right of way over the North 25 feet of said excepted tract last above described. Except the following: Beginning at the Northwest corner of Lot "B" (according to the plat thereof recorded in Book 4, Page 387, Deed Records of Johnson County, Iowa); thence East 63.20 feet on the South line of Myrtle Avenue; thence South 00°16'45" East 263.92 feet on the East line of said Lot "B"; thence North 88059'31" East 83.21 feet; thence South 00051 '59" East 65 feet; thence West 81 feet; thence North 20 feet; thence West 80 feet; thence South 20 feet; thence West 55 feet; thence North 00034'27" East 65 feet; thence North 89°46'23" East 64.50 feet; thence North 00°26'03" East 264.87 feet on the West line of said Lot "B" to the point of beginning. 223 Riverside Court: Commencing at a point 25 feet south of the north line of Lot 2 in the subdivision of part of Lot 3, Section 16, Township 79 North, Range 6 West of the 5th P.M., according to the plat thereof recorded in Plat Book 36, Page 234, of the Records of Johnson County, Iowa, and 205 feet west of the west line of Riverside Drive, in Iowa City, Iowa, thence West 70 feet, thence South to the north line of the right of way of the Chicago, Rock Island and Pacific Railway Company, thence northeasterly along the north line of said right of way to a point directly south of the place of beginning, thence North to the place of beginning. 219 Riverside Court: Commencing at a point 150 feet west of the west line of Riverside Drive in Iowa City, Iowa, and 25 feet south of the north line of Lot 2, Subdivision of Lot 3, School Commissioner's Subdivision of Section 16, Township 79 North, Range 6 West of the 5th P.M. as established by decree of court recorded in Court Record JJ, page 306, District Court Records of Johnson County, Iowa, thence west parallel with said north line of Lot 2, 55 feet, thence south to the north line of the right of way of the Chicago, Rock Island & Pacific Railway Company, thence Northeasterly along the north line of said right of way to a point that is due south of the point of beginning, thence north to the point of beginning. Also an easement over and across the following described real estate: Commencing at the northeast corner of said Lot 2, above referred to, thence west along the north line of said Lot 2, 205 feet, thence south 25 feet, thence east parallel with the said north line of Lot 2, to the west line of said Riverside Drive, thence north to the point of beginning. 215 Riverside Court: Commencing at a point 25 feet south of the north line of Lot 2 in the subdivision of part of Lot 3 of Section 16, Township 79 North, Range 6 West of the 5th P.M. according to the plat thereof recorded in Deed Record 36, page 234 of the Records of Johnson County, Iowa, and 150 feet west of the west line of Riverside Drive in Iowa City, Iowa, thence east 50 feet, thence south 40 feet, thence east 100 feet to the west line of said Riverside Drive, thence South along said west line to the north line of the right of way of the Chicago, Rock Island and Pacific Railway Company, thence southwesterly along the north line of said right of way to a point directly south of the place of beginning, thence north to the place of beginning, excepting any part thereof conveyed by deeds recorded in Book 245, page 43, and in Book 254, page 23, Deed Records of Johnson County, Iowa; excluding Commencing at the North line of said Lot 2 of Government Lot 3 and the West Right -Of -Way line of South Riverside Drive as recorded in Book 245, Page 15 of the Johnson County Recorder's Office, thence South a distance of 65.21 feet along the arc of a non -tangent curve concave West with a central angle of 00'59'15", along a 3784.00 foot radius with a chord that bears South 05°53'16" East, 65.21 feet along said West Right -Of -Way line to the point of beginning; thence South a distance of 33.61 feet along the arc of a non -tangent curve concave West with a central angle of 00030'32", along a 3784.00 foot radius with a chord that bears South 05"08'23" East, 33.61 feet continuing along said West Right -Of -Way line to the North Right -Of -Way line of the Chicago, Rock Island and Pacific Railway Company; thence West a distance of 53.77 feet along the arc of a non -tangent curve concave North with a central angle of 00°19' 45", along a 9363.36 foot radius with a chord that bears South 72°08'18" West, 53. 77 feet along said North Right -Of -Way line; thence North 03651'30" West, 3.84 feet; thence North 85°55'43" East, 10.44 feet; thence Northeast a distance of 17.29 feet along the arc of a non - tangent curve concave Southeast with a central angle of 47°10'39", along a 21.00 foot radius with a chord that bears North 48033'08" East, 16.81 feet; thence East a distance of 6.46 feet along the arc of a tangent curve concave North with a central angle of 00"02'22", along a 9355.36 foot radius with a chord that bears North 72°07'17" East, 6.46 feet; thence East a distance of 17.52 feet along the arc of a tangent curve concave North with a central angle of 77°13'36", along a 13.00 foot radius with a chord that bears North 33°29'17" East, 16.23 feet; thence North a distance of 18.57 feet along the arc of a tangent curve concave West with a central angle of 00°16'55", along a 3772.00 foot radius with a chord that bears North 0501658" West, 18.57 feet; thence North 88043'48" East, 12.03 feet to the point of beginning. 527 Riverside Drive: Commencing at a point 25 feet south of the northeast corner of Lot 2 in the subdivision of Lot 3 of School Commissioner's Subdivision of Section 16, Township 79 North, Range 6 West of the 5th P.M., according to the plat thereof recorded in Book 36, Page 234, Deed Records of Johnson County, Iowa, thence west 100 feet, thence south 40 feet, thence east 100 feet, thence north 40 feet to the place of beginning, except that portion thereof conveyed to the State of Iowa by Warranty deed dated July 27, 1960, and recorded February 9, 1961, in Book 245 at Page 42, Deed Records of Johnson County, Iowa; excluding Commencing at the north line of said Lot 2 of Government Lot 3 and the west right-of-way line of South Riverside Drive as recorded In Book 245, Page 15 of the Johnson County Recorder's office, thence south a distance of 25.09 feet along the arc of a non -tangent curve concave west with a central angle of 00622'48", along a 3784.00 foot radius with a chord that bears South 06011'29" East, 25.09 feet along said west right-of-way line to the point of beginning; thence south a distance of 40.12 feet along the are of a non -tangent curve concave west with a central angle of 00036'27", along a 3784.00 foot radius with a chord that bears South 05°41'52" East, 40.12 feet continuing along said west right-of-way line; thence South 8804348" West, 12.03 feet; thence north a distance of 40.12 feet along the arc of a non -tangent curve concave west with a central angle of 00°36'34", along a 3772.00 foot radius with a chord that bears North 05042'43" West, 40.12 feet; thence North 88°43'48" East, 12.04 feet to the point of beginning. 517 Riverside Drive: Beginning at a point which is 519.5 feet east of the southwest comer of Lot 1 of the subdivision of part of Lot 3 of the School Commissioner's subdivision of Section 16, Township 79 North, Range 6 West of the 5th P.M., according to the plat thereof recorded in Deed Record 36, page 234, thence North 100 feet, thence east to the west bank of the Iowa River, thence in a Southeasterly direction along the west bank of Iowa River, to a point 50 links north of a point due east of the point of beginning, thence west 1.3 chains, thence south 50 links, thence west along the south line of said Lot 1 to the place of beginning, excepting therefrom all roadways and rights of way over and across said premises, and excepting all that part thereof which Iles east of U.S. Highway No. 218 as now located, and further excepting therefrom the right of way conveyed on Deed recorded in Book 6017, Page 642, Johnson County Recorder Records. AND Beginning at a point on the south line of Lot one (1) of the sub -division of part of Lot three (3) of the School's Commissioner's sub -division of section sixteen (16) in township seventy-nine (79) North, Range six (6) West of the 5th P.M., according to the plat thereof recorded in Deed Record 36, page 234, which point is 459.5 feet east of the southwest comer of said Lot one (1), thence north 100 feet, thence east parallel with the south line of said Lot one (1), 60 feet thence south 100 feet, thence west 60 feet to the place of beginning. Riverside Court (alley): The North 25 feet of the East 275 feet of Lot 2 of the Plat of Survey for Sharps & others Feby 1st 1879 in Tp79N of R6W of the 5th P.M. in Lot 3 sect 16 , in accordance with the Plat thereof Recorded in Deed Book 36 at Page 234 of the Records of the Johnson County Recorder's Office, except that portion conveyed to the State of Iowa by Quit Claim Deed, as Recorded in Deed Book 254 at Page 23 of the Records of the Johnson County Recorder's Office, which is also legally described as: Part of Lot 2 of Ryerson's and Sharp's Subdivision of Government Lot 3 in Section Sixteen (16), Township Seventy-nine (79) North, Range Six (6) West of the 5th P.M., Johnson County, Iowa, described as follows: Beginning at the Northeast Corner of said Lot 2 of said Ryerson's and Sharp's Subdivision, thence West 275 feet, thence South 25 feet, thence East 275 feet to the West line of Riverside Drive, thence North 25 feet to the Point of Beginning, EXCEPT the land conveyed to the State of Iowa in Deed Record 254, Page 23, said exception being more particularly described as follows: all of the above-described real estate lying east of a line 36 ft, radially distant westerly of and concentric with the centerline of Primary Road No. U.S. 6 and No. U.S. 218 as described in said Deed Record 254, Page 23, 2. Owner acknowledges that the City wishes to ensure conformance to the principles of the Comprehensive Plan. Further, the parties acknowledge that Iowa Code §414.5 (2020) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above the existing regulations, in order to satisfy public needs caused by the requested change. 3. In consideration of the City's rezoning the subject property, Owner agrees that development of the subject property will conform to all other requirements of the Zoning Code, as well as the following conditions: a. Prior to issuance of a certificate of occupancy for any development on the subject property, Owner shall install a 6' wide sidewalk along the length of the property abutting S. Riverside Drive. b. Any development shall include a pedestrian link between Myrtle Avenue and S. Riverside Drive through the project site, subject to review and approval of the Form - Based Code Committee. c. In the event that the owner pursues any height bonus for buildings proposed next to the single-family zone to the west, the development shall be designed in a manner that gives careful attention to the interface and transition between the development and the single-family zone to the west. Any such application shall include mitigating, transitional design elements, including but not limited to increased separation or increased stepbacks. d. The subject area shall be limited to one (1) vehicular access point onto S. Riverside Drive that shall feature a right-In/right-out design. e. Prior to the issuance of any building permits, the subject area shall be replatted in a manner that conforms with the layout of the proposed development, which plat shall include the dedication of right-of-way within the current S. Riverside Court to create a consistent right-of-way line along S. Riverside Drive. 4. Owner acknowledges the requirements of Iowa City Code of Ordinances 14-213-8, which requires the execution of an affordable housing agreement to satisfy the affordable housing obligations through the provision of on-site owner -occupied dwelling units, on- site rental dwelling units, and/or the payment of a fee in lieu of the remaining dwelling units not provided on-site or as otherwise agreed to between Owner and the City. 5. The conditions contained herein are reasonable conditions to Impose on the land under Iowa Code §414.5 (2020), and that said conditions satisfy public needs that are caused by the requested zoning change. 6. 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. In the event the subject property is transferred, sold, redeveloped, or subdivided, all development will conform with the terms of this Conditional Zoning Agreement. 7. Nothing in this Conditional Zoning Agreement shall be construed to relieve the Owner from complying with all other applicable local, state, and federal regulations. 8. 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 M the Owners expense. Dated this day of City of Iowa City Bruce Teague, Mayor Attest: Kellie Fruehling, City Clerk 20_ K and F Properties, LLC. KG✓p^ C. KAf n A pr ed by: / City Attorney's Office — P- r-k-4oe ^ I�J 11 Z° 2n City of Iowa City Acknowledgement: State of Iowa ) ) ss: Johnson County ) This instrument was acknowledged before me on , 20_ by Bruce Teague and Kellie Fruehling as Mayor and City Clerk, respectively, of the City of Iowa City. Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) K and F Properties, LLC. Acknowledgement: State of mulct County of TCI�h _ This record was acknowledged before me on�2020 by �✓�A C• ICAJ�3 (name) as Dr mtV- (title) of K and F Properties, LLC. &AAA A . IA1n M A JA C8166 Lyn Caidog Notary Public in and r the State of Iowa Iowa Notarial Seal (Stamp or Seal) Commission No. 2211 My Commission bphs: SL Title (and Rank) My commission expires: a 't Prepared by: Ray Heitner, Associate Planner, 410 E. Washington Street, Iowa City, IA 52240; (REZ20-0003) 1 Ordinance No. Ordinance co ditionally rezoning approximately 4 acres o/lalocated at Myrtle Avenue and S. Riverside Drive to Riverfront C— West Riverfront (RFC -WR) zone. (REZ20-0003) Whereas, the owner, and F Properties, LLC., has requested a r oning of approximately 4 acres of land located at 21 , 19, 223, and 245 S. Riverside Court; 9, 201, 203, 205, 207, and 209 Myrtle Avenue; and 517 nd 527 S. Riverside Drive from edium Density Single -Family Residential (RS -8), High De Multi -Family Residential (RM- ), and Community Commercial (CC -2) to Riverfront Crossings — st Riverfront (RFC -WR) z e; and Whereas, this property is located 'thin the Riverfront rossings — West Riverfront Subdistrict of the Comprehensive Plan; and Whereas, there is a public need to west side of S. Riverside Drive, and be Whereas, there is a public need to F existing single-family residences on Olive a mVr-e pedestrian -friendly framework along the Ri erside Drive and Myrtle Avenue; and transition in building mass and height to the Whereas, there is a public need toeduce t number of vehicular access points onto arterial roads such as S. Riverside and Whereas, there is a public12to replat thexisting arrangement of properties to conform to future development pland Whereas, the Planning an Zoning Commission ha determined that, with reasonable conditions regarding satisfac on of public needs throu installation of a sidewalk and pedestrian connection b/n�fdnehicuRlair S.verside Drive and My le Avenue, transition in building mass and height, limitatioaccess points onto S. iverside Drive, and replatting of the subject area, the requ zoning is consistent with the Co prehensive Plan. Now, therefore, be it orytained by the City Council of the City of Iow�City, Iowa that: Section I Appral. Subject to the Conditional Zoning Agre*ent attached hereto and incorporated herei the property described below is hereby classi ed Riverfront Crossings — West Riverfront (RFC -WR): 119 Myrtle Av ue: Lot 7" in a sV ey of In part of Lot I of the Subdivision of Government Lot 3 f Section 16, Township 79 North, Range 6 West of the 5111 P.M., as shown y survey recorded in Book 4, Page 387, Plat Records of Johnson County, Iowa. Also: Commencing at a point 159 feet west of the intersection of the west line of Rive ide Drive and the south line of Myrtle Avenue; thence west along the south line of Myrtle Avenue, 60 feet; thence South at right angles with Myrtle Avenue, 160 feet; thence east to a point 160 fe south of the point of beginning; thence north 160 feet to the point of beginning, being a part of Lot 1 in the subdivision of Government Lot 3, Section 16, Township 79 North, Range 6 West of the 5th P.M. Ordinance No. Page 2 201, 203, and 205 Myrtle Avenue: A portion of Tract "C" in the Subdivision of Lot I of Government Lot 3 in the Northeast Quarter of Section 16, Township 79 North, Range 6 West of the 5th Principal Meridian, Iowa City, Iowa, according to th plat thereof recorded in Book 4, Page 387, Plat Records of Johnson County, Iowa, more parti larly described as follows: Commencing at the Northwest Corner of said Tract "C"; thence S00° '45" E, 153.92 feet along the West line of Tract "C"; thence N89043'15" E, 30.00 feet; thence 00016'45" W, 27.00 feet; thence N89043'15" E, 24.99 feet; thence N00° 16'45" W, 13.54 fee , thence N89043' 15" E, 55.00 feet to a point on the East line of Tract "C"; thence Northerly alon said East line to the Northeast corner�Tract "C", thence Westerly 110 feet to the Northwest Co er of said Tract "C" and the Point of B inning, and A portion of Lots "C" and "E"10 the Subdivision of Lot I of Government Lot 3 in the Northeast Quarter of Section 16, Township Y,,9 North, Range 6 Iowa as recorded in Book 4, PaqX 387, Johnson described as follows: Commencing a the Northwes 153.92 feet along the West line of LN s "C" and ' 15"E, 30.00 feet; thence N00°16'45"W, 27.00 e N00016'45"W, 13.54 feet; thence N89°43' "E 5.( "C" and "E", thence S00°16'45"E, 149.14 fe alon( feet along the South line of said Lot" E ence beginning. TOGETHER BEING THE SAME: Lots "C" and "E" (also sometii Subdivision of Lot 1 of Governrr North, Range 6 West of the 5th 1 387, Johnson County Recorder's, 207 Myrtle Avenue: Lot B of Subdivision of part West of the 5th P.M., as Johnson County, Iowa and/ Ne of the 5th Principal Meridian, Iowa City, my Recorder's Office, more particularly orner of said Lot "C"; thence S00°16'45"E, to the point -of -beginning; thence N89°43' thence N89°43' 15"E, 24.99 feet; thence feet to a point on the East line of said Lots said East line; thence S88°59'31 "W, 110.00 N00016'45"W, 110.00 feet to the point-of- RO RTY DE RIBED AS: s referred to a Tracts "C" and "E", respectively) in the i Lot 3 in the Nor\Plat r of Section 16, Township 79 ncipal Meridian, Ioas recorded in Book 4, Page ffice. of Government Lo, Township 79 North, Range 6 on Plat Recorded4, Page 387, Plat Records, Beginning at the North st corner of "B" (according to the plat thereofrecorded in Book 4, Page 387, Deed Records of ohnson County, Iowa); thence East 63.20 feet o the South line of Myrtle Avenue; thence Sout 00°16'45"East 263.92 feet on the East line of sai Lot "B"; thence North 88°59'31" East 83.2 feet; thence South 00°51 '59" East 65 feet; thence est 81 feet; thence North 20 feet, the a West 80 feet; thence South 20 feet; thence West 5\feet;the e North 00°34'27" East 6 feet; thence North 89°46'23" East 64.50 feet; thence N3" East 264.87 feet on th West line of Said Lot "B" to the point of beginning, subjexclusive right-of-way eas ment over and across the following described real estate; g at the Northwest corn r of said Lot "B"; thence East 44.20 feet on the South line of ue to the point of beginno g; thence East 10.00 feet; thence South 00°16'45" East 308.ce West 10.00 feet; the ce North 00°16'45" West 308.92feet to the point of beginning 209 Myrtle Atienue: Beginning a point 459 feet West of the intersection of the West line of Riverside Drive and th South line of Myrtle Avenue; thence South 133 feet; thence East parallel to the South line of Myrtle A venue 64 %: feet; thence North 133 feet to a point 64 '/2 feet East of the point of beginning; thence West 64 '/z feet to the point of beginning, being a part of Lot 1 of the Sub -division of Government Lot 3 of Section 16, Township 79 North, Range 6 West of the 5th P.M., which said sub -division was recorded February 24, 1873, in Deed Book 36, at Page 234, of Ordinance No. Page 3 the Deed Records of Johnson County, Iowa, being tract "A" in the survey of Harlan H. Schwob, dated October 15, 1957, recorded in Page 387 of Book 4, Plat Records of Johnson County, Iowa. Subject to easements and restrictions of record. Parc umber 1016178001: Tract D s shown on a plat made pursuant to survey by Harlan H.S wab on October 12, 1957, which plat ' recorded in Book 4, Page 387, Plat Records of Johnso County, Iowa. 245 Riverside ourt: Lots 2 and 7, in Ne subdivision of Lot 3, Sec. 16, Twp. 79 N., . 6 West of the 5th P.M., according t the plat thereof recorded in Deed Re Ord 36, Page 234, of the records of Johnson County, to except so much thereof as lies So th of the North line of the right of way of the Chicago, Rock Isl d and Pacific Railway Compa , and excepting the following part thereof: Commencing at the inte action of the North line of aid Lot 2 as established by decree in Court Record JJ, Page 306, D1 trict Court Records of ohnson County, Iowa, with the West line of Riverside Drive, shown on t recorded in Plat ook 4, Page 96, Plat Records of said County; thence West 275 feet; then South to the orth line of said Railway right of way; thence Northeasterly along the North lin of said Rail ay right of way to the West line of Riverside Drive; thence North to the place of begin 'ng. Also right of way over the North 25 feet of said excepted tract last above described. Except the following: Beginning at the rthwest corner of Lot "B" (according to the plat thereof recorded in Book 4, Page 387, Deed ec ds of Johnson County, Iowa); thence East 63.20 feet on the South line of Myrtle Avenue; ence outh 00°16'45" East 263.92 feet on the East line of said Lot "B"; thence North 88059,'61" East 21 feet; thence South 00051 '59" East 65 feet; thence West 81 feet; thence No 20 feet; th ce West 80 feet; thence South 20 feet; thence West 55 feet; thence North 0 34'27" East 65 et; thence North 89°46'23" East 64.50 feet; thence North 00°26'03" East 2 4.87 feet on the We line of said Lot "B" to the point of beginning. 223 Riverside Cou/Rivrside Commencing at afeet south of the north line\and the subdivision of part of Lot 3, Section 16, TownNorth, Range 6 West of th., according to the plat thereof recorded in Plat BPage 234, of the Records ofounty, Iowa, and 205 feet west of the west line ode Drive, in Iowa City, Iowa,st 70 feet, thence South to the north line of the ray of the Chicago, Rock Islacific Railway Company, thence northeasterly alonorth line of said right of wadirectly south of the place of beginning, thence the place of beginning. Subject, neverthelasements, restrictions covenon ions of record. 219 Riverside C urt: Commencing a point 150 feet west of the west line of Riverside Drive \nebd City, Iowa, and 25 feet south of a north line of Lot 2, Subdivision of Lot 3, School Comar's Subdivision of Section 16, T wnship 79 North, Range 6 West of the 5th P.M. as estabby decree of court recorded in ourt Record JJ, page 306, District Court Records of Johnty, Iowa, thence westparall with said north line of Lot 2, 55feet, thence south to the noo the right of way of the Chi go, Rock Island & Pacific Railway Company, thence Northealon the northline of said ri t of way to a point that is due south of the point of beginning,e nort to the point of begi ing. Also an easement over and across the following describedtate: C mmencing at the northeast corner of said Lot 2, above referred to, thence west ale north li a of said Lot 2, 205 feet, thence south 25 feet, thence east parallel with the saidline of Lot to the west line of said Riverside Drive, thence north to the point of beginning. 215 Riverside Court: Ordinance No. Page 4 Commencing at a point 25 feet south of the north line of Lot 2 in the subdivision of part of Lot 3 of Section 16, Township 79 North, Range 6 West of the 5th P.M. according to the plat thereof recorded in Deed Record 36, page 234 of the Records of Johnson County, Iowa, and 150 feet west of the west line of Riverside Drive in Iowa City, Iowa, thence east 50 feet, thence south 40 feet, the ce east 100 feet to the west line of said Riverside Drive, thence South along said west line to the orth line of the right of way of the Chicago, Rock Island and Pacific Railway Company, thence Bout westerly along the north line of said right of way to a point directly outh of the place of beginning, ence north to the place of beginning, excepting any part th eof conveyed by deeds recorde 'n Book 245, page 43, and in Book 254, page 23, Deed ecords of Johnson County, Iowa; exc ding Commencing at the N h line of said Lot 2 of Government Lot 3 and a West Right -Of -Way line of South Riverside Drive s recorded in Book 245, Page 15 of Johnson County Recorder's Office, thence South a dis ce of 65.21 feet along the arc o/dS n -tangent curve concave West with a central angle of 00° '15", along a 3784.00 foot raith a chord that bears South 05°53'16" East, 65.21 feet alo said West Right -Of -Way Ithe point ofbeginning; thence South a distance of 33.61 feet a g the arc of a non -tan nt curve concave West with a central angle of 00°30'32", along a 3784. foot radius with a hord that bears South 05°08'23" East, 33.61 feet continuing along said We t Right -Of -Way ne to the North Right -Of -Way line of the Chicago, Rock Island and Pacific Rail y Company hence West a distance of 53.77 feet along the arc of a non -tangent curve concave rth with central angle of 00°19' 45", along a 9363.36 foot radius with a chord that bears South °08' " West, 53. 77 feet along said North Right -Of - Way line; thence North 03°51'30" West, 3. feet; thence North 85055'43" East, 10.44 feet; thence Northeast a distance of 17.29 fee long the arc of a non -tangent curve concave Southeast with a central angle of 47°10'3 , al g a 21.00 foot radius with a chord that bears North 48°33'08" East, 16.81 feet; thence ast a d tance of 6.46 feet along the arc of a tangent curve concave North with a central angl of 00°02' ", along a 9355.36 foot radius with a chord that bears North 72007'17" East, 6.46 f et; thence Eas a distance of 17.52 feet along the arc of a tangent curve concave North with a entral angle of 7 13'36", along a 13.00 foot radius with a chord that bears North 33°29'17" E t, 16.23 feet; thence orth a distance of 18.57 feet along the arc of a tangent curve concave est with a central angl of 00°16'55", along a 3772.00 foot radius with a chord that bears N rth 05015'58" West, 18.57 et; thence North 88043' 48" East, 12.03 feet to the point of beginn' g. All properties subject to ease nts and restrictions of record. 527 Riverside Drive: Commencing at a point 25 eat south of the northeast corner of Lot 2 the subdivision of Lot 3 of School Commissioner's bdivision of Section 16, Township 79 North, ange 6 West of the 5th P.M., according to the at thereof recorded in Book 36, Page 234, D d Records of Johnson County, Iowa, thence est 100 feet, thence south 40 feet, thence east 10 feet, thence north 40 feet to the place of eginning, except that portion thereof conveyed to a State of Iowa by Warranty deed date July 27, 1960, and recorded February 9, 1961, in Bo k 245 at Page 42, Deed Records of J nson County, Iowa; excluding Commencing at t north line of said Lot 2 of Government Lot 3 and the west ri t of -way line of South Riverside rive as recorded in Book 245, Page 15 of the Johnson County R order's office, thence south a istance of 25.09 feet along the arc of anon -tangent curve conca west with a central angle 00°22'48", along a 3784.00 foot radius with a chord that bears Sou 06°11'29" East, 25.09 et along said west right-of-way line to the point of beginning; then south a distance of .12 feet along the arc of a non -tangent curve concave west with a centra angle of 0003627", long a 3784.00 foot radius with a chord that bears South 05°41'52" East, 4 12 feet continuing along said west right-of-way line; thence South 88°43'48" West, 12.03 feet; ence north a distance of 40.12 feet along the arc of a non -tangent curve concave west with a c tral angle of 00°36'34", along a 3772.00 foot radius with a chord that bears North 05042'43" W t, 40.12 feet; thence North 88°43'48" East, 12.04 feet to the point of beginning. Ordinance No. Page 5 517 Riverside Drive: Beginning at a point which is 519.5 feet east of the southwest corner of Lot 1 of the subdivision of part of t 3' the School Commissioner's subdivision of Section 16, Township 79 North, Range 6 West the 5th P. M., according to the plat thereof recorded in Deed Record 36, page 234, thence No 100 feet, thence east to the west bank of the Iowa River, thence in a Southeasterly direction alo the west bank of Iowa River, to a point 50 links nor of a point due east of the point of begin\eand hence west 1.3 chains, thence south 50 links, th ce west along the south line of said Lot 1 place of beginning, excepting therefrom all r dways and rights of way over and across saises, and excepting all that part thereof w ch lies east of U.S. Highway No. 218 as now lo, d further excepting the/rehe right f way conveyed on Deed recorded in Book 6017,64 Johnson County Record .AND Beginning at on the outh line of Lot f a sub -division of part of Lot three (3) of the School's issioners ub-division ofixteen (16) in township seventy-nine (79) North, Range) West of th 5th P.M., aco the plat thereof recorded in Deed Record 36, page 234point is 45 . feet east uthwest corner of said Lot one (1), thence north 100 feece east paralle with the e of said Lot one (1), 60 feet thence south 100 feet, thenst 60 feet to the p ce of b. Section II. Zoning Map. The Buildin spector is hereby authorized and directed to change the zoning map of the City of Iowa wa, to conform to this amendment upon the final passage, approval and publication oft s ordin ce by law. Section III. Conditional Zoningreement. he mayor is hereby authorized and directed to sign, and the City Clerk attest, the onditional Zo 'ng Agreement between the property owner(s) and the City, following passage a9d approval of this dinance. Section IV. Certification an Recording Upon pa sage and approval of the Ordinance, the City Clerk is hereby authorize and directed to certify a opy of this ordinance and to record the same, at the office oitiveDate. ty Recorder of Johnson Co nty, Iowa, at the owner's expense, all as provided by law. Section V. Repeordinances and parts of ordinanc s in conflict with the provisions of this Ordinance are healed. Section VI. Seveany section, provision or part of the dinance shall be adjudged to be invalid or unconstsuch adjudication shall not affect the v idity of the Ordinance as a whole or any section, or part thereof not adjudged invalid or u nstitutional. Section VII. Effee. This Ordinance shall be in effect after its inal passage, approval and publication, as rovided by law. Passed and appr ed this day of , 20_. Mayor A r ed by: W City Attorney's Office (Sara Greenwood Hektoen — 11/24/2020) Prepared by: Ray Heitner, Associate Planner, 410 E. Washington, Iowa City, IA 52240 (REZ20-0003) Conditional Zoning Agreement This greement is made between the City of Iowa City, /colleci icipal corporation (herein er "City") and K and F Properties, LLC. (hereinaly referred to as "Owner").Wher s, Owner is the legal title holder of approximatelroperty located at 215, 219, 223, nd 245 S. Riverside Court; 119, 201, 203, 209 Myrtle Avenue; and 517 and 527 . Riverside Drive; and Whereas, the wrier has requested the rezoning of Ye property legally described below from Medium Density ' gle-Family Residential (RS -8), gh Density Multi -Family Residential (RM -44), and Communityommercial (CC -2) to Riverfr t Crossings — West Riverfront (RFC - WR) zone; and Whereas, this rezoning reates public ne ds to provide a more pedestrian -friendly framework along the west side of Riverside Dri , to provide a transition in building mass and height to the west, to reduce the nu er of vehi lar access points onto S. Riverside Drive, and to replat the subject area to conform tollpture velopment; and Whereas, the Planning and Zonin oml conditions regarding the installation of ew connection between Myrtle Avenue a S. i, seeking a height bonus adjacent to exi ing Oli (1) vehicular access point onto S. verside Dr conform with future developmen plans, the Comprehensive Plan; and Whereas, Iowa Code reasonable conditions on gre order to satisfy public needs c Whereas, the conditions of this Cor fission has determined that, with appropriate ilk along S. Riverside Drive and pedestrian erside Drive, enhanced review of buildings Street homes, limiting the subject area to one Ke, and replatting the subject area to better ?Rquested zoning is consistent with the .5 (2020) provides a rezoning request, I by the requested cl the City of Iowa City may impose and above existing regulations, in e; and agrees to develop this property Zoning Agreement. with the terms and Now, therefore, in c7erties, deration of the mutual promises contained erein, the parties agree as follows: 1. K and F Pro LLC. is the legal title holder of the property I ally described as: 119 Myrtle Aven . Lot "F in a sury y of n part of Lot I of the Subdivision of Government Lot 3 o Section 16, T nship 79 North, Range 6 \Vest of the 5111 P.M., as shown b survey recorded in Book 4, Page 387, Plat Records of Johnson County, Iowa. Also: Commencing at a point 159 feet west of the intersection of the west line of Rivers i Drive and the south line of Myrtle Avenue; thence west along the south line of Myrtle Avenu 60 feet; thence South at right angles with Myrtle Avenue, 160 feet; thence east to a point 160 fe south of the point of beginning; thence north 160 feet to the point of beginning, being a part of Lo 1 in the subdivision of Government Lot 3, Section 16, Township 79 North, Range 6 West of the 5th P.M. 201, 3, and 205 Myrtle Avenue: A portio of Tract "C" in the Subdivision of Lot I of Government Lot 3 in the Northeast Quarter of Section \Northwest ship 79 North, Range 6 West of the 5th Principal Meridian, I wa City, Iowa, accordinlat thereof recorded in Book 4, Page 387, Plat Records o ohnson County, Iowa, molarly described as follows: Commencing at the Ncrthwe orner of said Tract "C"; then16'45" E, 153.92 feet along the West line of Tract "C", thence N89°43'15" E, 30.00 fea N00°16'45" W, 27.00 feet; thence N89°43'15" , 24.99 feet; thence N00° 16'45" Wt; thence N89°43' 15" E, 55.00 feet to a point n the East line of Tract "C"; thence Nlo said East line to the Northeast corner of ract "C", thence Westerly 110 feet to thest rner of said Tract "C" and the Pointof eginning, and A portion of Lots "C" and " " in the Subdivision of Quarter of Section 16, Town ip 79 North, Range City, Iowa as recorded in B k 4, Page 387,., particularly described as follows: on S00°16'45"E, 153.92 feet along th thence N89°43' 15"E, 30.00 feet; the feet; thence N00°16'45"W, 13.54 feet; of said Lots "C" and "E", thence S88059'31 "W, 110.00 feet along the to the point -of -beginning. itjf of Government Lot 3 in the Northeast West of the 5th Principal Meridian, Iowa hnson County Recorder's Office, more Northwest Corner of said Lot "C": thence West line of Lots "C" and "E" to the point -of -beginning; ce N00 6'45"W, 27.00 feet; thence N89°43' 15"E, 24.99 t nc N89°43'15"E, 55.00 feet to a point on the East line SO 6'45"E, 149.14 feet along said East line; thence Sou a of said Lot" E"; thence N00°16'45"W, 110.00 feet TOGETHER BEING THE SAME: P PERTY D SCRIBED AS: Lots "C" and "E" (also sometim referred to Tracts "C" and "E", respectively) in the Subdivision of Lot 1 of Governm t Lot 3 in the No%Plat r of Section 16, Township 79 North, Range 6 West of the 5th rincipal Meridian, t, as recorded in Book 4, Page 387, Johnson County Recorde s Office. 207 Myrtle Avenue: Lot B of Subdivision of pa of Lot 1 of Government6, Township 79 North, Range 6 West of the 5th P.M., s shown on Plat Recordk 4, Page 387, Plat Records, Johnson County,Iowa a d Beginning at the Nort est corner of "B" (according to the plat there recorded in Book 4, Page 387, Deed the of Johnson County, Iowa); thence East 63.20 et on the South line of Myrtle Avenue; the ce South 00°16'45"East 263.92 feet on the East li\on id Lot "B"; thence North 88°59'31" st 83.21 feet; thence South 00°51 '59" East 65 fece West 81 feet; thence North 20 eet; thence West 80 feet; thence South 20 feet; thest 55 feet; thence North 00°34'27 East 65 feet; thence North 89°46'23" East 64.50 feeta North 00°26'03" East 264.87 et on the West line of Said Lot "B" to the point of begubject to a non- exclusive ght-of-way easement over and across the followingb real estate; Commencing at the Northwest corner of said Lot "B"; thence East 44.on a South line of Myrtle Avenue to the point of beginning; thence East 10.00 feet; theth 00 16'45" East 308.92 feet; thence West 10.00 feet; thence North 00°16'45" West 3et to t point of beginning. 209 Myrtle Avenue: 2 Beginning at a point 459 feet West of the intersection of the West line of Riverside Drive and the South line of Myrtle Avenue; thence South 133 feet; thence East parallel to the South line of Myrtle A venue 64 '/2 feet; thence North 133 feet to a point 64 '/z feet East of the point of beginning; thence West 64 % feet to the point of beginning, bein apart of Lot 1 of the Sub -diva ' n of Government Lot 3 of Section 16, Township 79 No , Range 6 West of the 5th P.M., which id sub -division was recorded February 24, 1873, ' Deed Book 36, at Page 234, of the Deed cords of Johnson County, Iowa, being trac 'A" in the survey of Harlan H. Schwob, dated O ober 15, 1957, recorded in Page 387 Book 4, Plat Records of Johnson County, Iowa. Subject to easements d restrictions of record. Parcel Number 10161 7801 Tract D as shown on a plat m de pursuant to su/ecc by Harlan H. Schwab on October 12, 1957, which plat is recorded in Book Page 387, Platrdsof Johnson County, Iowa. 245 Riverside Court: Lots 2 and 7, in the subdivision of Lo 3, Se P.M., according to the plat thereof re rd Johnson County, Iowa except so much of the Chicago, Rock Island and Pacifi thereof: Commencing at the intersectio of in Court Record JJ, Page 306, DistriCot line of Riverside Drive, shown on pl recc 16, Twp. 79 N., R. 6 West of the 5th in Deed Record 36, Page 234, of the records of f as lies South of the North line of the right of way Iway Company, and excepting the following part North line of said Lot 2 as established by decree ecords of Johnson County, Iowa, with the West in Plat Book 4, Page 96, Plat Records of said County; thence We: 275 feet; th ce South t the North line of said Railway right of way; thence Northeasterly along the rth line of saV Railway right of way to the West line of Riverside Drive; thence North to a place of begirTing. Also a right of way over the North 25 feet of said excepted tract last a ve described. Except the following: Beginnin at the Northwest corne of Lot "B" (according to the plat thereof recorded in Book 4, Page 387, Deed Records of Johnso County, Iowa); thence East 63.20 feet on the South line of Myrtle A enue; thence South 00°16'4 "East 263.92 feet on the East line of said Lot "B"; thence North 8°59'31" East 83.21 feet; the ce South 10 51 '59" East 65 feet; thence West 81 feet; thent North 20 feet; thence West 80 eet; thence South 20 feet; thence West 55 feet; thence No h 00034'27" East 65 feet; thence orth 89°46'23" East 64.50 feet; thence North 00026'03" ast 264.87 feet on the West line f said Lot "B" to the point of beginning. 223 Riverside Court: Commencing at a po' t 25 feet south of the north line of Lot 2 in the ubdivision of part of Lot 3, Section 16, Towns p 79 North, Range 6 West of the 5th P.M., acc rding to the plat thereof recorded in Plat B ok 36, Page 234, of the Records of Johnson Cou ty, Iowa, and 205 feet west of the west f e of Riverside Drive, in Iowa City, Iowa, thence West 0 feet, thence South to the north line f the right of way of the Chicago, Rock Island and Pacifi Railway Company, thence nor terly along the north line of said right of way to a point direct) south of the place of beginning, ence North to the place of beginning. Subject, ne rtheless, to easements, restrictions covenants and conditions of re rd. 219 Riverside Court: Commencing at a point 150 feet west of the west line of Riverside Drive in Iowa City, wa, and 25 feet south of the north line of Lot 2, Subdivision of Lot 3, School Commissioner's Sub ' sion of Section 16, Township 79 North, Range 6 West of the 5th P.M. as established by decree court recorded in Court Record JJ, page 306, District Court Records of Johnson County, Iowa, thence west parallel with said north line of Lot 2, 55 feet, thence south to the north line of the right off the Chicago, Rock Island & Pacific Railway Company, thence Northeasterly along the north line of said right of way to a point that is duesouth of the oint of beginning, thence n h to the point of beginning. Also an easement over an across the following described al estate: Commencing at the northeast corner of sai of 2, above referred to, thence wes along the north line of said Lot 2, 205 feet, thenc south 25 feet, thence east PE rallel with a ai said north line of Lot 2, to the west line of siverside Drive, thence north to the point of be inning. 215 Riverside C rt: Commencing ata oint 25 feet south/Iowaity, north line f Lot 2 in the subdivision of part of Lot 3 of Section 16, Tow hip 79 North, RWest the 5th P.M. according to the plat thereof recorded in Deed Re ord 36, page 2e R ords of Johnson County, Iowa, and 150 feet west of the west line o Riverside Driva ity, Iowa, thence east 50 feet, thence south 40 feet, thence east 100fe t tothe wests id Riverside Drive, thence South along said west line to the north line of he rightof the Chicago, Rock Island and Pacific Railway Company, thence southwe terly alonrth line of said right of way to a point directly south of the place of beginning, t ence nohe place of beginning, excepting any part thereof conveyed by deeds recorded 'n Bookage 43, and in Book 254, page 23, Deed Records of Johnson County, Iowa; excl ing Commencing at the North line o id Lot 2 of Government Lot 3 and the West Right -Of -Way line of South Riverside Drive a ecorded in Book 245, Page 15 of the Johnson County Recorder's Office, thence Sout a tance of 65.21 feet along the arc of a non -tangent curve concave West with a central a gle o 00°59'15", along a 3784.00 foot radius with a chord that bears South 05°53'16" East 65.21 f t along said West Right -Of -Way line to the point of beginning; thence South a d' tance of 3 61 feet along the arc of a non -tangent curve concave West with a central angle f 00°30'32", ong a 3784.00 foot radius with a chord that bears South 05°08'23" East, 33 1 feet continui along said West Right -Of -Way line to the North Right -Of -Way line of/theChicago, Rock Isla d and Pacific Railway Company; thence West a distance of 53.77 feg the arc of a non -t gent curve concave North with a central angle of 00°19' 45", along 3.36 foot radius with a hord that bears South 72°08'18" West, 53. 77 feet along said Nortt-Of-Way line; thence rth 03°51'30" West, 3.84 feet; thence North 85°55'43" East,10.4t; thence Northeast a dis nce of 17.29 feet along the arc of a non - tangent curve cone ve Southeast with a central ang of 47°10'39", along a 21.00 foot radius with a chord that ars North 48033'08" East, 16.81 et; thence East a distance of 6.46 feet along the arc of tangent curve concave North with central angle of 00°02'22", along a 9355.36 foot rad' s with a chord that bears North 72°0 '17" East, 6.46 feet; thence East a distance of 17.5 feet along the arc of a tangent curve con ave North with a central angle of 77°13'36", alon a 13.00 foot radius with a chord that bears rth 33°29'17" East, 16.23 feet; thence North distance of 18.57 feet along the arc of a tange t curve concave West with a central angle f 00016'55", along a 3772.00 foot radius with a chor that bears North 05°15'58" West, 18.57 et; thence North 88°43' 48" East, 12.03 feet to the poin f beginning. All properti subject to easements and restrictions of record. 527 Riverside Drive: Commencing at a point 25 feet south of the northeast corner of Lot 2 in the sub i ision of Lot 3 of School Commissioner's Subdivision of Section 16, Township 79 North, Range 6 est of the 5th P.M., according to the plat thereof recorded in Book 36, Page 234, Deed Re ds of Johnson County, Iowa, thence west 100 feet, thence south 40 feet, thence east 100 feet, thence 12 north 40 feet to the place of beginning, except that portion thereof conveyed to the State of Iowa by Warranty deed dated July 27, 1960, and recorded February 9, 1961, in Book 245 at Page 42, Deed Records of Johnson County, Iowa; excluding Commencing at the north line of said Lot 2 of Government Lot 3 and the west ri -way line of South Riverside Drive as recorded in Book 245, Page 15 of the Johnson C y Recorder's o ice, thence south a distance of 25.09 feet along the arc of a non -tangent a concave west WT central angle of 00°22'48", along a 3784.00 foot radius with a c that bears South 06°11'Nceof 25.09 feet along said west right-of-way line to the pProf beginning; thence south of 40.12 feet along the arc of a non-tangentcurve , cave west with a central angle ", along a 3784.00 foot radius with a chord th rsSouth 05°41'52" East, 40.12 n g along said west right-of-way line; then outh 88°43'48" West, 12.03 feet; th a istance of 40.12 feet along the arc of on -tangent curve concave west with angle o 00°36'34", along a 3772.00 foot ws with a chord that bears North 05°42'40.12 fe t; thence North 88043'48" East .04 feet to the point of beginning. 517 Riverside Drive: Beginning at a point which isYhfeet east of th outhwest corner of Lot 1 of the subdivision of part of Lot 3 of the Schomissioner's bdivision of Section 16, Township 79 North, Range 6 West of the 5th P.Mding to th plat thereof recorded in Deed Record 36, page 234, thence North 100 feete east t the west bank of the Iowa River, thence in a Southeasterly direction alonest a of Iowa River, to a point 50 links north of a point due east of the point of begithenc est 1.3 chains, thence south 50 links, thence west along the south line of said o th p ce of beginning, excepting therefrom all roadways and rights of way over and asa pre -ses, and excepting all that part thereof which lies east of U.S. Highway No. 21locate , and further excepting therefrom the right of way conveyed on Deed recorded 017, Pag 642, Johnson County Recorder Records. AND Beginning at a point on the s the School's Commissioner's North, Range six (6) West Record 36, page 234,whic thence north 100 feet, the south 100 feet, thence w u ne of Lot one (1 of the sub -division of part of Lot three (3) of division of section ixteen (16) in township seventy-nine (79) he 5th P.M. accord to the plat thereof recorded in Deed in is 459.5 feet east oft a southwest corner of said Lot one (1), east parallel with the south ne of said Lot one (1), 60 feet thence ) feet to the place of beginnin . 2. Owner acknowl es that the City wishes to ensure co formance to the principles of the Comprehensiv Ian. Further, the parties acknowledge that Iowa Code §414.5 (2020) provides that a City of Iowa City may impose reason ble conditions on granting a rezoning req st, over and above the existing regulation in order to satisfy public needs caus by the requested change. 3. In consi ration of the City's rezoning the subject propertOwner agrees that develop ent of the subject property will conform to all other requir ents of the Zoning Code, well as the following conditions: a. P for to issuance of a certificate of occupancy for any development the subject roperty, Owner shall install a 6' wide sidewalk along the length of property abutting S. Riverside Drive. Any development shall include a pedestrian link between Myrtle Avenue andS. Riverside Drive through the project site, subject to review and approval of the For Based Code Committee. c. In the event that the owner pursues any height bonus for buildings proposed next to the single-family zone to the west, the development shall be designed in a manner that gives careful attention to the interface and transition between the development and the single-family zone to the west. Any such application shall include mitigating, tran tional design elements, including but not limited to increased separation or increa ed stepbacks. d. The subje area shall be limited to one (1) vehicular a ess point onto S. Riverside Drive that sh area a right-in/right-out design. e. Prior to the issua ce of any building permits, the ubject area shall be replatted in a manner that confor s with the layout of the pr posed development, which plat shall include the dedication f right-of-way within t current S. Riverside Court to create a consistent right-of-way ' e along S. Riversi a Drive. 4. Owner acknowledges the requlrents of I wa City Code of Ordinances 14-2G-8, which requires the execution of an a ordable ousing agreement to satisfy the affordable housing obligations through the p visi of on-site owner -occupied dwelling units, on- site rental dwelling units, and/or th p yment of a fee in lieu of the remaining dwelling units not provided on-site or as othe a agreed to between Owner and the City. 5. The conditions contained herein afe rea Iowa Code §414.5 (2020), and tat said by the requested zoning chang(f 6. This Conditional Zoning land and with title to the title to the land, unless further acknowledge th successors, representat is transferred, sold, rO terms of this Conditiortai 0e conditions to impose on the land under itions satisfy public needs that are caused Agr ement shall bed meld to be a covenant running with the Ian ,and shall remain in ulI force and effect as a covenant with )r/until released of record y the City of Iowa City. The parties this agreement shall in re to the benefit of and bind all yes, and assigns of the part._ . In the event the subject property weloped, or subdivided, all d elopment will conform with the Zoning Agreement. 7. Nothing in this Conditional Zoning Agreement shall b(construed to relieve the Ownerfrom comply)fig with all other applicable local, state, an federal regulations. 8. This Conditionay Zoning Agreement shall be incorporated ky reference into the ordinance rezo ng the subject property, and that upon adoption nd publication of the ordinance, this greement shall be recorded in the Johnson County ecorder's Office at the Owner's a ense. Dated this lay of 120 City of Iowa City Bruce Teague, Mayor Attest: 2 K and F Properties, LLC. AS Kellie Fruehling, City Clerk Apo by: 5w 40�'z City Attorney Office (Sara Greenwood Hektoen — 11/24/2020) City of Iowa City State of Iowa Johnson County ) This instrument was acknowledge before nA on , 20 by Bruce Teague and Kellie Fruehling as Mayor and Ci Cler , respectively, of the City of Iowa City. K and F Properties, LLC. State of County of This record was acknowl�ged before me (name) as Notary Public in and for the State of Iowa or Seal) d Rank) (title) _, 2020 by and F Properties, LLC. Notary Public in and (Stamp or Seal) Title (and Rank) My commission 7 State of Iowa Item Number: 10.g. >< _ 4 CITY OE IOWA CITY www.icgov.org December 1, 2020 Ordinance to amend Title 14 Zoning to expand the West Riverfront Subdistrict boundaries and to increase the maximum bonus height in the West Riverfront Subdistrict to seven stories for properties north of and near the Iowa Interstate Railroad. (REZ20-0004) I,lil_Ta:ILTA l2111,111&5 Description Planning & Zoning Commission Packet 11-5-2020 Correspondence Planning & Zoning Commission Minutes Ordinance CITY OF IOWA CITY MEMORANDUM Date: November 5, 2020 To: Planning & Zoning Commission From: Kirk Lehmann, AICP, Associate Planner, Neighborhood & Development Services Re: Amendment to Title 14, Zoning Code expanding the West Riverfront Subdistrict on the Riverfront Crossing regulating plan and increasing the maximum bonus height allowed in specific locations of the West Riverfront Subdistrict (REZ20-0004) Introduction K&F Properties, LLC owns property located at 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Ave. The owner is working with Shive-Hattery to prepare three applications to allow development of a mixed-use project with housing, retail, hospitality, and neighborhood service uses. This specific application (REZ20-0004) requests two amendments to the Riverfront Crossings form -based regulations in the zoning code (Title 14, Chapter 2, Article G of the Iowa City Municipal Code): 1) To expand the Riverfront Crossings, West Riverfront Subdistrict boundaries on the Riverfront Crossing's regulating plan to include approximately 3.16 acres at 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Avenue; and 2) To increase the maximum bonus height from 5 to 7 stories for properties within the West Riverfront Subdistrict that are north of and abut the Iowa Interstate Railroad. The other concurrently submitted applications include a comprehensive plan amendment (CPA20-0002), which would add the subject properties to the West Riverfront Subdistrict of the Downtown and Riverfront Crossings Master Plan, and a zoning map amendment (REZ20-0003), which would rezone properties the applicant owns from High Density Multi -Family Residential Zone (RM -44), Community Commercial (CC -2), and Medium Density Single -Family Residential (RS -8) to Riverfront Crossings -West Riverfront (RFC -WR). Generally, the Comprehensive Plan Amendment must be approved for changes to the zoning and regulating plan maps to comply with the Comprehensive Plan. However, the bonus height zoning text amendment does not require the Comprehensive Plan amendment to be approved. Background In 2013, the City adopted the Downtown and Riverfront Crossings Master Plan which identifies subdistricts and their different characteristics. The West Riverfront subdistrict is described as a high -traffic, auto -oriented corridor west of the Iowa River. It is envisioned that over time, commercial development west of South Riverside Drive will take on a more pedestrian -friendly framework or will transition to urban apartments and mixed-use development. Redevelopment on the Iowa River is described as utilizing river views to provide either pedestrian -friendly commercial uses or niche residential uses, including townhouses or mid -rise condo towers. Generally, the master plan shows building heights of 1 to 3 stories on the subject parcels because the plan did not anticipate redevelopment. Buildings south of the railroad and on the Iowa River were expected to be taller, which would be accomplished through new development. To implement the master plan, the City adopted the Riverfront Crossings Form -Based Development Standards which includes a regulating plan codifying the location of each subdistrict. In addition, subdistrict standards determine the maximum base building height allowed by right, which can be increased to a maximum bonus building height through special provisions that incentivize the incorporation of features providing public benefits. Whereas the comprehensive plan amendment modifies the plan, the zoning code text and map amendments allow the applicant to act on these changes. Proposed Amendments Expansion of the West Riverfront Subdistrict Boundaries in the Regulating Plan Per the Riverfront Crossings regulating plan, the West Riverfront Subdistrict (RFC -WR) is bounded roughly by Myrtle Avenue to the north, the Iowa River to the east, Highway 6 to the south, and to the west, Orchard Street south of the railroad and parcels abutting S. Riverside Drive north of the railroad. The subdistrict is intended for commercial and mixed-use development in buildings with street -facing entries opening onto streetscapes designed to provide a comfortable and attractive environment for pedestrians buffered from vehicular traffic on S. Riverside Drive. Along streets in this subdistrict, buildings are designed with facades aligned parallel to Riverside Drive with parking located in midblock and side yard locations. The proposed amendment, which implements proposed changes to the master plan as requested in the concurrent Comprehensive Plan Amendment (CPA20-0002), expands the boundary of the West Riverfront Subdistrict north of the railroad to the edge of the single-family properties on Olive Street (Figure 1). Specifically, 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Avenue. These properties are currently outside of the Riverfront Crossing's district and cannot pursue development under the form -based development standards. Figure 1. West Riverfront Subdistrict and Proposed Changes Increase in Maximum Bonus Height The Riverfront Crossings form -based code includes both a maximum base building height, which is provided by right, and a maximum bonus height, which may be granted through a transfer of development rights or other bonus height provisions in 14 -2G -7G. Bonus height requests for up to 2 stories above the base height are approved through the Form -Based Code Committee design review process. If more than two stories are requested, or bonus height is requested through a transfer of development rights, the proposal must also be approved by the City Council. In the RFC -WR subdistrict, the maximum base building height is 4 stories, unless a lot has frontage on the Iowa River, in which case it is 8 stories. Utilizing bonus provisions, the RFC -WR subdistrict has a maximum bonus building height of up to 5 stories, though lots abutting a residential zone may not utilize bonus height provisions. Where a property in the RFC -WR subdistrict has frontage on the Iowa River, its maximum bonus height is 12 stories. In addition, building facades must step back at least 10' above the third floor where they are visible from streets, plazas, parks, and single-family residential zones. The proposed zoning code text amendment would increase the allowable maximum bonus height from 5 stories to 7 stories for properties in the West Riverfront Subdistrict that are north of and abut the Iowa Interstate Railroad and are within 200 feet of the railroad right of way. However, properties abutting residential zones would still not be allowed to utilize bonus height provisions. Given that the base height in the RFC -WR subdistrict is 4 stories, reaching the proposed bonus height of 7 stories would require Council approval. The current maximum base and bonus height standards, and proposed changes, are shown in Table 1. Table 1. Summary of Current v. Proposed RFC -WR Height Standards Applicable Parcels Current Max. Base Height Current Max. Bonus Height Proposed Max. Bonus Height Abutting residential zones 4 stories 4 stories 4 stories no change) Not abutting residential zones 4 stories 5 stories 5 stories no change) Abutting and Win 200' of railroad but not abutting residential zones 4 stories 5 stories 7 stories (2 -story increase) With Iowa River frontage 8 stories 12 stories 12 stories no change) Analysis The parcels that would be incorporated in the RFC -WR subdistrict in the regulating plan currently contain 144 dwelling units in primarily high-density multifamily buildings that are two or three stories, with some lower density properties. REZ20-0003, under concurrent consideration, would rezone these parcels as RFC -WR. Surrounding properties include public uses to the north, commercial uses to the east, a railroad and high-density multifamily uses to the south, and some medium density single-family uses to the west. The submitted concept would include a mixed-use project with housing, retail, hospitality and neighborhood services surrounding a pedestrian plaza. Most buildings illustrated in the concept are 4 to 5 stories, with a 7 -story building shown on land adjacent to S. Riverside Drive and abutting the north side of the railroad. The proposed zoning code text amendment would be required to allow the development concept to occur as currently shown, specifically by allowing a taller building by the railroad. Expanding the West Riverfront subdistrict in the regulating plan will increase the allowable density of the subject parcels because there are no restrictions on residential density for this zone. However, staff believes it maintains compatibility with single-family homes to the west. First, properties in the Riverfront Crossings district are held to more stringent design standards and are subject to staff design review by the Form -Based Code Committee. This is a higher level of review than would be required if redevelopment occurred under the current multi -family zoning. Second, the topography of the site and height limitations tied to the zone ensure an appropriate transition. Steep slopes on the site create 50 feet of grade change between the single-family homes on Olive Street and the subject parcels, and properties zoned RFC -WR abutting a residential zone can only be four stories tall with the fourth story set back an additional 10 feet. As a result, the proposed buildings are expected to have a three-story exposure to the existing homes. This is comparable to what would be allowed in the current zone were the properties at the same grade and is only one story taller than the existing buildings. Consequently, the proposed amendment maintains a similar context for the existing homes. In addition, inclusion of the subject parcels in the Riverfront Crossings District makes them subject to the Affordable Housing Requirement. As such, at least 10 percent of the development's dwelling units must be designated as affordable housing or a fee must be paid in lieu of affordable units, to be used for affordable housing in the area. Increasing the bonus height from 5 to 7 stories on property north of and abutting the railroad would somewhat change the nature of development in the RFC-WR subdistrict, but its effect is limited. Properties abutting residential zones are limited to 4 stories, staff will review buildings over that height, and Council must approve any building over 6 stories. It also maintains an appropriate transition with surrounding properties, as discussed above, and is similar to what would be allowed on the east side of Riverside Drive where buildings may be up to 8 stories by right or 12 stories with bonus height. Furthermore, increasing the bonus height only for properties north of and abutting the railroad minimizes its impact on neighboring properties. The railroad acts as a 100-foot buffer with approximately 20 feet of grade change to the south, which is why increased bonus height is limited to within 200 feet of the railroad. In addition, the north side of the railroad has a significantly larger change in grade compared to the south side of the railroad. As such, staff believes the proposed amendment would not negatively impact surrounding properties. Comprehensive Plan Consistency The ways in which the expansion of the West Riverfront Subdistrict supports the Comprehensive Plan, and relevant subdistrict plans, is discussed in detail in the staff report for CPA20-0002. In general, it maintains an appropriate transition of land uses, provides for high-quality pedestrian- oriented design, allows for better circulation and a mix of uses, and promotes infill development which strengthens downtown Iowa City. In addition, increased bonus height along the north side of the Iowa Interstate Railroad supports goals and strategies in the Comprehensive Plan related to promoting infill and strengthening the vitality of downtown, specifically by allowing "growth and development in the Riverfront Crossings District in a manner that increases its residential appeal and enhances the commercial viability of the Downtown". The increased density also helps fulfill the vision of the West Riverfront Subdistrict in the Downtown and Riverfront Crossings Master Plan by promoting "commercial development on the west side of South Riverside Drive... transition[ing] to urban apartments and mixed-use development." Staff Recommendation Staff recommends approval of REZ20-0004, a proposed amendment to the zoning code to expand the Riverfront Crossings, West Riverfront Subdistrict boundaries to include 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Avenue; and to increase the maximum bonus height from five to seven stories for properties in the West Riverfront Subdistrict north of and abutting the Iowa Interstate Railroad, as illustrated in Attachment 1. Attachments: 1. Proposed Zoning Code Text Amendment 2. Application Submittal Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services Replace Figure 2G-2 found in 14-2G-2 with the following image: Figure 2- iverfront Crossings Height Diagram A Legend - 3 stories max. - 4 stories max. 2 stories min., 6 stiories max. - 2 stories min., 8 AD -ries max. 8 stories max. with Iowa River Frontage or T skonesinex_ abutting the raitoad Public Parks and Open Space F�' Green Space Replace Figure 2G-12 found in 14 -2G -3D with the following image: Figure 2-12 Subdistrict Locator - West Riverfront rfront Amend 14 -2G -7G -1d-(4) as follows: Five (5) stories maximum for properties within the Gilbert Subdistrict and properties within the West Riverfront Subdistrict that do not have frontage along the Iowa River. For oroaerties within the West Riverfront Subdistrict north of and abuttina the Iowa Interstate Railroad. this may be increased to seven (7) stories maximum if within 200 feet of the railroad right of way. However, bonus height is not allowed on lots that abut a residential zone. SHIVEHATTCRY A R C H IT E C T U R E+ E N G IN E E R ING REZ20-0004 — Text amendment Applicant's statement — K & F Properties, LLC request the following text amendment to the Iowa Riverfront Crossings, West Riverfront Subdistrict. TEXT AMENDMENT TO WEST RIVERFRONT SUBDISTRICT TO ALLOW HEIGHT BONUS ALLOWANCE TO 7 STORIES MAX FOR PROPERTIES NORTH OF AND ADJOINING IOWA INTERSTATE RAILROAD K & F Properties, LLC feels this zoning change is warranted due to the extensive grade change in this area of the West Riverfront Subdistrict and its proximity to the Iowa Interstate Railroad. Allowing for a height bonus to 7 stories max., meeting the requirements of the Iowa Riverfront Crossings Building Height Bonus Provisions, for properties north of and abutting the Iowa Interstate Railroad is compatible with the Olive Street neighborhood due to the difference in grade elevation. It is also compatible with sites south of the railroad because of the railroad grade elevation compared to the grades on both the north and south sides. By providing a height bonus for this area the project will have no more impact than the allowed 8 story maximum height allowed for sites in the West Riverfront Subdistrict with River Frontage in Figure 2G-2 Riverfront Crossings Height Diagram. Project 1191830 shine-hattery.com i f From: Paula Swyaard To: PlanninaZoninaPublic Subject: CPA20-0002, REZ20-0003, and REZ20-0004 Date: Monday, November 2, 2020 1:29:12 PM Attachments: imaae.ona Members of the Planning and Zoning Commission, I am writing to ask you to consider the following regarding CPA20-0002 (comp plan), REZ20-0003 (rezoning), and REZ20-0004 (modification to WRFC for height bonus), for the properties at 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Ave. The West Riverfront subdistrict of the Riverfront Crossings Master Plan was designed to allow for infill redevelopment of the commercial properties along Riverside Drive. Among its major goals were to develop a mixed-use, pedestrian friendly area and to improve the current streetscape as Riverside Drive transitioned from a strictly commercial area. Orchard Street was used as the western boundary for the West Riverfront subdistrict south of the railroad bridge, and properties designated as appropriate for the West Riverfront subdistrict north of the railroad bridge were limited to the commercial properties as clearly delineated on the Downtown and Riverfront Crossings Master Plan, p. 80, shaded in blue below. It is notable that the West Riverfront Crossings subdistrict did not extend across Orchard Street or into the RM 44 properties west along Myrtle Avenue. The form based code standards for West Riverfront Crossings do not address the redevelopment of residential properties whether they be RM 44 or RS8 in the area abutting or adjacent to the West Riverfront Crossings subdistrict. It targeted the redevelopment of commercial buildings into mixed use buildings along Riverside Drive. When redevelopment was sought of the multi -family and residential zoned properties north of Orchard Street, a new Riverfront Crossings subdistrict, The Orchard District, was developed. The Orchard District, created after the initial Downtown and Riverfront Crossings Master Plan was approved, was developed to "provide a transition between higher intensity mixed-use areas along Riverside Drive and low -scale residential neighborhoods to the west." (Zoning Code 14-2G-3: Subdistrict Standards) It specifies what types of buildings can be built in the district and has different subdistrict form based guidelines for development. Most notably, it limits buildings to 3 stories. It has different form based zoning guidelines and restrictions which are sensitive to RS8 zoning which the West Riverfront Crossings subdistrict does not have. In particular, it requires more setback between RS8 properties and properties redeveloped using the form based code for the Orchard District. In addition to guiding what type of buildings are allowed in the area, it also addresses placement of parking, screening, lighting, etc. The district was created to allow for a smooth transition between what is allowed in different zonings (not because of topography). Citing Orchard Lofts as a circumstance that has changed in the area and therefore a valid reason to support the comp plan amendment is misleading. Orchard Lofts is in a different Riverfront Crossings subdistrict, the Orchard District, than the West Riverfront Crossings subdistrict. The Riverview West apartment complex, also cited as a circumstance that has changed, is the kind of infill redevelopment targeted by the West Riverfront Crossings subdistrict master plan. This residential complex was built on a vacant commercial property, formerly a car dealership, located within the original West Riverfront Crossings subdistrict boundary in the master plan. The property never abutted residential properties — Orchard St separates the West Riverfront Crossings subdistrict from the now Orchard District. It was developed appropriately according to the West Riverfront Crossings subdistrict guidelines and applicable form based code. Most notably, it adheres to the four stories laid out in the master plan. The development standards set forth in the Downtown and Riverfront Crossings Master plan for the RFC -WR District and the applicable form based code are not designed to abut and transition to RS8 properties. The form based code for the RFC -WR district does not even address this, however, the form based code for the Orchard District does. Faulting the topography seems to be a reason to justify 4 stories abutting the RS8 zone. Visually, the placement of a 4 story building against the backdrop of the hill may offer a transition between the two zones. However, overall this will amount to an upzoning and the proposed apartment building along the west boundary of the property looks expansive. The RM44 properties could be attractively redeveloped similar in density to the current outdated buildings rather than through upzoning as would happen by applying RFC -WR. Instead, the Orchard District zoning and its form based code could be used as a model or extended to this area. Currently the zoning for the properties is RM44 which allows for three stories. This is what is allowed in the Orchard District. The form based code for the Orchard District steps down from development along Riverside Drive and is sensitive to RS8 development. As the RM44 properties are redeveloped, limiting buildings to 3 stories would maintain better compatibility between the one story single family homes along Olive Street and these parcels. Currently, the majority homes along Olive Street actually have no RM44 apartments abutting them - there is an undeveloped lot and a single family home located within the RM44 zoning abutting the rear of the majority of the homes. Per staff report'the proposed buildings are expected to have a three-story exposure to the single-family homes, which is comparable to what would be allowed in the current zone if the properties were at the same grade." So it follows that if three stories were permitted instead of four, the proposed buildings would then have a two-story exposure to the single family homes. Regardless, the current apartment buildings are not close to the Olives St homes but are downhill so that the roofline might possibly be visible from the RS8 properties, and there is currently no development abutting them so this would be a huge change for the RS8 properties. From p. 20 of 44 in the Riverside Development Traffic Impact Study - Preliminary Site Plan - The plan shows a four story apartment building next to the RS8 properties. It discusses a Myrtle Avenue semi -truck egress access point. During the Good Neighbor meeting it was mentioned that the developers are looking at putting a 60' drive behind the back of the proposed 4 story apartment building. I'm wondering if the current empty lot will remain empty behind the RS8 homes or will it be removed to make way for development? At any rate, this will create a huge change for the rear of the RS8 homes along Olive where they've enjoyed the relative quiet and space between their homes and the one single family home/downhill 3 story apartments to their rear with the empty lot acting as a buffer. This proposed drive will light up the night. It will create semi -truck and delivery noises at odd hours, more car traffic noises due to there being many more apartments than are there currently, and maintenance noise from garbage and snow removal. It will put a driveway curb cut for semi- and delivery vehicles on Myrtle St which will create a whole other set of problems for traffic on a hill on Myrtle, the grade of which may not be appropriate for semis, delivery, or maintenance vehicles. The roofs of the current 3 story apartments appear to be at a lower grade than the top of the hill/rear of the RS8 properties. The new apartments would have the potential to invade that privacy, even if only one story taller, with lights, balconies and windows facing looking the rear of the RS8 properties where now there is nothing. As you well know, the actual design of the buildings is not under your control. Just as was done when the Orchard District was created, a new district can be designed using the Orchard District as a model or the Orchard District can be applied to redevelop the RM44 properties. There is also a request to amend the zoning code (REZ20-0004) which would amend the West Riverfront Crossings subdistrict and would increase the maximum bonus height from five to seven stories along the north side of the Iowa Interstate Railroad. I still struggle with putting living space or hotel space alongside the railroad. I can hear the train whistles and grinding of wheels from my home many blocks away. Anyway, I assume the reasoning is that if 4 story buildings are permitted in the area currently zoned RM44 which is up on a hill, additional stories are needed down along Riverside Dr. to create visual continuity. However, if the Comp Plan allowed for 3 story development on the hill remained similar to the RM44 there now (i.e. the Orchard District), the additional stories on Riverside Dr. may not necessarily be needed, and the West Riverfront Crossings subdistrict development standards could remain unchanged. Perhaps they are also trying to capitalize on "the view" that additional height would give, but, as a reminder, much of that view could be blocked with any future development across the street along the east side of Riverside Dr. Seven stories along the west side of Riverside Drive is not the concept designed by the master plan consultants after much discussion with residents, approved by the then Planning and Zoning Commission, and adopted by the City Council. The five story limit was designed to step down from development on the east side of Riverside Drive. Every time changes to the core master plan are approved, a precedent is set which is then cited to steer further and further away from the vision set forth in the Downtown and Riverfront Crossings Master Plan. We are in a tremendous period of change. We are still looking at developing more 1 st floor brick and mortar commercial space as we transition to online work/retail. Does the market in Iowa City still support this? What is the vacancy rate for 1 st floor commercial in all the new mixed-use buildings that have sprung up in the Riverfront Crossings area? In the world of Amazon, it seems only certain kinds - mostly a repetition - of retail fill some of the emptiness. Maybe this area of Riverside Drive doesn't need much 1 st floor commercial space. I assume the retail and neighborhood services that might locate in the proposed development will target the residents who will occupy the apartments, guests of the proposed hotel, and office workers should office space be included. Otherwise, Myrtle and Riverside Drive is too far from campus to be an option for students for food between classes. The restaurants currently along Riverside Drive and in the Hwy 1 strip mall that attract community visitors are primarily auto - oriented and don't rely solely on neighborhood residents to support them. The Miller Orchard neighborhood consists primarily of mid- and lower income owner occupied housing and rentals whose occupants are attracted to affordable options and who might have difficulty supporting upscale hospitality development. Since the creation of the Southwest District Plan of 2002 (18 years ago), "enabling alternatives to commuting by car" has been a goal for the area. There's nothing in this proposal that transforms the current transportation in the area or that would encourage alternatives to cars until the tunnel is built by the City through the railroad embankment. While this proposal creates a nice visual with the potential for revitalizing the area north of the railroad bridge to Myrtle, it would initially be created as an island with no guarantee of when it will be connected by a tunnel. Residents of Riverview West/Orchard Lofts and those in the Miller Orchard neighborhood cannot walk to it without crossing Riverside Drive then re -crossing at Myrtle. People are just not likely to go to that trouble and will drive if there is some retail or neighborhood service in the proposed development they want to go to. Although I could walk the distance, I drove when we wanted pizza from The Wedge. The same will most likely happen with folks wanting to get to Kum & Go from the Myrtle/Riverside Dr development. I've seen many try to dangerously walk between Riverside Dr. and the embankment. And without the tunnel, there is no safe way to directly bike there either. Biking on Riverside Drive would be downright treacherous. There was a lengthy traffic study done for this project and I didn't read the details extensively, but after having lived in the area for so long, my experience is there is already more auto congestion from Riverview West and Orchard Loft and that this upzoning would bring even more auto congestion. It appears the best option for traffic will be to exit onto Myrtle for the best route to get to campus or downtown. Traffic exiting the proposed development using the Riverside Dr. curb cut will have to turn right/south onto Riverside Drive. If they find it easier to turn right onto Riverside using the Riverside Dr exit to avoid the stoplight, they will then either turn left at Benton/Riverside and cross that bridge or creatively cut through Kum & Go (I see this all the time) dodge traffic to turn left (or right) onto Benton, and then get headed north or towards downtown at Benton/Riverside. It's always worth a reminder that the increase in traffic in the area is not limited to Myrtle/Riverside Drive, Riverside/Burlington or Benton/Riverside but also includes additional traffic that spills over into the interior cut through routes in the area, notably Orchard Street, Hudson, and Miller Avenue as people look for the path of least resistance (fewer stoplights) to/from Hwy 1 (Aldi's, Walmart). I appreciate the work of those completing the study, but they are not always aware of the day- to-day traffic issues faced by those of us who walk and drive in the neighborhood. From the Staff Report: "The proposed development also contains a mix of senior and market - rate housing, retail, hospitality and neighborhood service uses, organized around a central, pedestrian plaza." Market rate housing will increase rents dramatically compared with rents charged for current apartments, making them less affordable. The affordable housing requirement was discussed during the Good Neighbor meeting but it is notable that many redevelopments opt for fees in lieu of instead of creating affordable units. While I understand that the City is reluctant to interfere with the question of whether a developer should or should not invest in the redevelopment of a property, the City is responsible for guiding the development of the city over the long term. The City is responsible for allowing overdevelopment of 1 st floor commercial leading to vacancies that adversely affect neighborhoods. It's responsible for upzoning. It's responsible for replacing once affordable housing with housing that is no longer affordable for a lot of residents, especially close to the core of the city. It's responsible for adhering to Master Plans adopted for development. For many years now, residents of Miller Orchard have looked forward to revitalization of our area and Riverside Drive. Redevelopment that will be advantageous for both the City and for the neighborhood are welcome. Overdevelopment that is disconnected, once again limits affordability close to the center of Iowa City, and infringes on RS8 housing might not be the KIRWAVOW Please dive deeply into the form based subdistrict standards for both the Orchard District subdistrict and the West Riverfront Crossings subdistrict as you consider CPA20-0002, REZ20-0003, and REZ20-0004, the significant upzoning of the area approval would bring, and especially the impact on the RS8 housing to the west. I know that's a lot to wade through. Thanks for taking time to read. Paula Swygard From: chris kleinmever To: Anne Russett Subject: Re: Project at Myrtle & Riverside Date: Thursday, November 5, 2020 9:48:13 AM Attachments: imaoe005.g_na image004.g_na imaae003.g_na image002.g_na imaae001.g_na Hello Anne I wanted to let you and the planning and zoning board know the the Kleinmeyer family fully supports the New Project for the Mtytle & Riverside area. The family sold a portion of our mothers back lot to let the project proceed forward. We are all onboard. The project will be a welcome change to the current buildings, vacant lots and the few older homes. Having been a life long Olive St neighborhood resident the project will be a benefit for us all. Thank you, Chris Kleinmeyer 501 Melrose Court Iowa City Iowa 52246 Ckleinmeyer@yahoo.com 319-330-5329 Sent from Yahoo Mail for iPhone On Thursday, November 5, 2020, 8:28 AM, Anne Russett <Anne-Russett@iowa-city.org> wrote: Hi, Chris — I received your message yesterday, but have been unable to get through to you on the phone. I've called several times and am unable to leave a message. Steve Long provided me with your email address. Please feel free to reach out at the number below. Alternatively you can email me with questions. Also, I wanted to let you know that if you have comments on the project, but prefer not to speak at the Planning and Zoning Commission meeting tonight, you can provide your comments in writing via email to me and I will pass them along to the Commission. The meeting starts at 7 PM tonight, so I would need comments by 5 PM today. Thanks, Anne CITY OF IOWA CITY Anne Russett, AICP UNESCO CITY OF UTERATURE Senior Planner WWW.ICGOV.ORG She/Her/Hers Disclaimer p:319-356-5251 410 E Washington St Iowa City, IA 52240 The information contained in this communication from the sender is confidential. It is intended solely for use by the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any disclosure, copying, distribution or taking action in relation of the contents of this information is strictly prohibited and may be unlawful. MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION NOVEMBER 5, 2020 —7:00 PM ELECTRONIC FORMAL MEETING MEMBERS PRESENT: Susan Craig, Maggie Elliott, Mike Hensch, Phoebe Martin, Mark Nolte, Mark Signs, Billie Townsend MEMBERS ABSENT: STAFF PRESENT: Ray Heitner, Sara Hektoen, Kirk Lehmann, Anne Russett OTHERS PRESENT: Mark Seabold, Kevin Kane, Steve Long, Mary Ann Dennis Electronic Meeting (Pursuant to Iowa Code section 21.8) An electronic meeting was held because a meeting in person is impossible or impractical due to concerns for the presented by COVID-19. health and safety of Commission members, staff and the public RECOMMENDATIONS TO CITY COUNCIL: By a vote of 7-0 the Commission recommends approval of CPA20-0002, a proposed amendment to the Comprehensive Plan, to add approximately 3.16 acres of property to the West Riverfront Subdistrict of the Downtown and Riverfront Crossings Master Plan located at 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Ave. By a vote of 7-0 the Commissions recommends approval of REZ20-0003 an application submitted by K&F Properties, LLC. for a rezoning from Medium Density Single -Family Residential (RS -8), High Density Multi -Family Residential (RM -44), and Community Commercial (CC -2) to West Riverfront District (RFC -WR) for approximately 4 acres of land located at 215, 219, 223, and 245 S. Riverside Court; 119, 201, 203, 205, 207, and 209 Myrtle Avenue; 517 and 527 S. Riverside Drive be approved, subject to the following conditions: 1. Prior to issuance of a certificate of occupancy, installation of a 6' wide sidewalk along the west side of South Riverside Drive frontage. 2. Provision of a pedestrian linkage between Myrtle Avenue and South Riverside Drive through the project site, subject to review and approval of the Form -Based Code Committee. 3. In the event that the owner pursues any height bonus for buildings proposed next to the existing single-family on Olive Street, careful attention must be given to the interface and transition between the development and the single-family housing to the west. Any such application shall include mitigating, transitional design elements, including but not limited to increased separation or increased stepbacks. 4. The subject area shall be limited to one (1) access point onto South Riverside Drive that shall feature a right-in/right-out design. 5. Dedication of approximately 75 square feet of South Riverside Ct. territory to City right-of-way when the subject area is replatted. Planning and Zoning Commission November 5, 2020 Page 2 of 20 6. Prior to the issuance of building permits, the subject area shall be replatted in a manner that conforms with the future layout of development. By a vote of 7-0 the Commission recommends approval of REZ20-0004, a proposed amendment to the zoning code to expand the Riverfront Crossings, West Riverfront Subdistrict boundaries to include 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Avenue; and to increase the maximum bonus height from five to seven stories for properties in the West Riverfront Subdistrict north of and abutting the Iowa Interstate Railroad, as illustrated in attachment in the staff report. CALL TO ORDER: Hensch called the meeting to order at 7:00 PM and welcomed new member Maggie Elliott. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. CASE NO. CPA20-0002: Applicant: K&F Properties, LLC Location: 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Avenue A public hearing on an application to amend the Downtown and Riverfront Crossings Master Plan, a component of the City's Comprehensive Plan, to expand the West Riverfront Subdistrict to include approximately 3.16 acres south of Myrtle Avenue, west of Riverside Drive, north of the Iowa Interstate Railroad, and east of Olive Street. Lehmann reiterated this is a public hearing to amend the Downtown Riverfront Crossings Master Plan, which is a sub -component of the City's Comprehensive Plan and incorporate it into the West Riverfront Subdistrict. Regarding background, K&F Properties owns approximately four acres south of Myrtle Avenue and west of South Riverside Drive. Lehmann will just begin with a general background because all three applications on the agenda tonight are tied to the same project. The 3.16 acres is west of the Downtown in the Riverfront Crossings Masterplan area and approximately 0.84 acres of that is in the West Riverfront Subdistrict already. Across the four acres there are three zones, medium density single family residential (RS -8), high density multifamily residential (RM -44) and community commercial (CC -2). The applicant, K&F Properties, have submitted three applications to develop a mixed-use project with housing, retail, hospitality, and neighborhood services uses. The first is CPA20-0002 to expand the West Riverfront subdistrict and add it into the Downtown Riverfront Crossings Master Plan, it is followed by REZ20-0003 which is to rezone all four acres to the Riverfront Crossings West Riverfront zone, and finally REZ20-0004 to modify the text of the zoning code to reflect the changes caused by the expansion of the West Riverfront Subdistrict in CPA20-0002 and add that into the regulating plan which is in the zoning code. Additionally they will also look to increase the maximum height bonus from five to seven stories for properties north of and abutting the railroad in the West Riverfront zone. Beginning with the Comprehensive Plan Amendment, Lehmann explained for the rezoning and Planning and Zoning Commission November 5, 2020 Page 15 of 20 Townsend seconded the motion. Hensch stated he feels this application was really well put together and acknowledged it is a difficult area, it is just sort of a hodgepodge development over time, Myrtle Avenue hill makes it very tough and Riverside is a really busy street, so this is a tough area to redevelop. Signs agreed and noted to the north of this site is really just and open hillside off of Riverside up to the University parking lot at the top of the hill and then there is the natural area that surrounds the law building so it is his feeling the proposed mass is appropriate since there's a large body of greenspace to the north, which will also add really nice views for the people who live in those in those units. He did agree, as the letter from Olive Street resident indicated, the Olive Street view may change but is very minimal from what he can tell. He also really appreciates that section going up Myrtle and did want to put a bug in in both the developer and staff's ear for that potential access drive around the perimeter. He has some seen some projects in other places where they used a permeable paver grass mixed with a permeable mesh where the grass was grown in and it provided the support necessary for an access point, but it also was very green. A vote was taken and the motion passed 7-0. CASE NO. REZ20-0004: Applicant: K&F Properties, LLC Modifications to the Riverfront Crossings, West Riverfront Subdistrict Ordinance Consideration of the Modifications to the Riverfront Crossings, West Riverfront Subdistrict Ordinance, which amends Title 14 Zoning to expand the Riverfront Crossings, West Riverfront Subdistrict boundaries to include 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Avenue and to increase the maximum height bonus from five to seven stories for properties north of and abutting the Iowa Interstate Railroad in the West Riverfront Subdistrict. Lehmann began the staff report stating the applicant is requesting to amendments to the Riverfront Crossings form -based regulations in the zoning code. The first is to expand the Riverfront Crossings, West Riverfront Subdistrict boundaries to match the regulating plan which is in the zoning code text to match the Comprehensive Plan amendment that that was approved earlier tonight. The second piece is to increase the maximum bonus height from five to seven stories for properties in the West Riverfront Subdistrict zone that is north of the Iowa Interstate Railroad. Lehmann noted the Riverfront Crossings form -based development standards are located in Iowa City Code, Title 14, Chapter 2, Article G, and those are the standards that really implement the 2013 Riverfront Crossings Master Plan. Lehmann explained it does include the regulating county boundaries and includes the general requirements and the bonus height as well as the base height. Finally there are also some other small references throughout that have to be amended, just to make sure that everything lines up including all the maps throughout the zoning code text. Lehmann reiterated the first piece is to just expand that western boundary north of the railroad. Currently that area is outside of the Riverfront Crossings District and even if it was rezoned then Planning and Zoning Commission November 5, 2020 Page 16 of 20 this is a zoning code cleanup item where the Regulating Plan would be modified to be the same as the Comprehensive Plan. The rezoning is really focusing on pedestrian streetscape and ensuring that parking is not first and foremost, but rather the buildings in that pedestrian space are first and foremost. So currently that Riverfront Crossings West Riverfront Subdistrict is bounded by Myrtle Avenue to the north, the Iowa River to the east, Highway 6 to the south, and to the west, Orchard Street south of the railroad and parcels abutting South Riverside Drive north of the railroad, and the proposals to expand that over to the properties on all streets. Lehmann showed a map of the area. The second part is the increase in maximum building height. Lehmann noted the text amendment was constructed in a way to ensure that it's an area to allow the concept as proposed to increase to seven stories within 200 feet of the railroad right-of-way, in the Riverfront Crossings, West Riverfront zone if it's north of and abutting the railroad. Lehmann also stated the code includes a maximum base height, which occurs by right, and then a maximum bonus height, which is a discretionary process that the City can use to increase height. The bonus height does require that there's some specified public benefit that matches what is currently in the zoning code text (provisions in 14 -2G -7G). It includes things like providing affordable housing, hotel space, class A office space, and a number of other bonuses that can be chosen from a menu of options. If the request is two stories or less above the base height, it is a staff review, if it's three or more stories or a transfer of development rights, then it also gets reviewed by Council and they have to approve it. Again the West Riverfront Crossings Subdistrict baseline is four stories if there is frontage on the Iowa River which both the properties to the east of the proposed area have Iowa River frontage and base height is eight stories with a bonus height of five stories so the max can be up to 12 stories. However, Lehmann reiterated if it abuts a residential zone no bonus height is allowed regardless of what the maximum bonus height is. Additionally, there is also that 10 foot step back above the third floor if it's visible from the residential properties. So in this case, if a project builds a building that is proposed seven stories it would require Council approval because it's above the two stories that would be done just by a staff review. Lehmann referred them to the table in the staff report and he also showed a map showing the rezoning and the Comprehensive Plan Amendment area. Lehmann noted they are anticipating the replatting of parcels that reflect the buildings that are going to be constructed there based on the concept submitted. The concept shows a residential building on the west side of the property, that would potentially be one parcel, another two buildings, or possibly the commercial building, would probably be its own parcel, and on the southeast part of the site would be the hotel or whatever that would be seven stories and its own parcel. There would be pedestrian connections but they are imagining the area being replatted to correspond with the buildings, roughly a single plat for each building. Russett confirmed what Lehmann is saying as a possibility but since they haven't received a plat from the applicants, they don't really know what the applicants are envisioning. What is being shown here is the proposed text amendment is applied to the existing lot lines and these would be the stories that would be allowed, she would envision that the red area shown on the map is probably going to be a smaller area when the applicant replats it. Craig stated that is her concern as she could support this but she's not sure she could support it if the red area was smaller and those houses on Olive Street will have a seven -story building out their back door. Russett agreed and noted that is why they recommended the condition on the rezoning that talks Planning and Zoning Commission November 5, 2020 Page 17 of 20 about if any bonus height is proposed next to the residential, that it needs to incorporate some design features that ensure that there's no impacts, and that there's a transition from those existing single family homes. Additionally, Lehmann added they also proposed the 200 foot buffer from the railroad, so they could not have a single plat that takes up the entire east half of the property where it could all be seven stories. He did remind them there is a de facto hundred foot buffer with 40 feet of grade change, Lehmann moved onto the analysis side of things. The West Riverfront Subdistrict should be expanded in the Regulating Plan to make sure that everything is lined up properly and the bonus height increase requested is required for the concept as shown. In the expanding of the Subdistrict it increases density, but maintains compatibility, it's got more stringent design standards, a higher level of review, the typography and the zone height limitations and the step backs as they're currently constructed to ensure that appropriate transition. Additionally, the Riverfront Crossings District is subject to affordable housing requirements and 10% of the units must be affordable, or a fee in lieu is required, which would pay for affordable units elsewhere in the District. Regarding the seven -story bonus height next to the railroad, staff does believe that if it's constructed the text amendment limits any negative impacts to surrounding properties. Staff review would be required for five or six stories of bonus heights, and Council would have to approve it if it was seven stories high which does provide a level of review against making sure that seven stories isn't' happening right next to single family homes. Second, it makes sense because east of South Riverside Drive, eight stories are allowed by right so it's not that different from what one might find in the other side of the streets. Lehmann reiterated if those properties abut residential zones, they can't utilize bonus heights. He also brought up again that with the seven stories relative to the properties to the west, there is 50 feet of grade change over the site. In terms of consistency with the Comprehensive Plan, it calls for expansion of the West Riverfront Subdistrict and this also maintains an appropriate transition of land uses, provides for high-quality pedestrian- oriented design, allows for better circulation and a mix of uses, and promotes infill development which strengthens downtown Iowa City. For the bonus height on the two places where that really fits in is allowing growth and development in Riverfront Crossings District in a manner that increases its residential appeal and enhances the commercial viability of downtown. Obviously, the more people in the space the greater the viability of commercial uses in the area. Additionally, it does also help promote the commercial development on the west side of South Riverside Drive, which can transition to urban apartments and mixed-use development. In terms of public correspondence, Lehmann noted in one of the correspondence it was noted that the Orchard Subdistrict may be more appropriate than the West Riverfront Subdistrict next to an RS -8 zone and that difference in grade may not provide enough transition and they encourage a lower building heights. They also noted that increased building height may not be needed if the current zoning is retained or that or a different zone is preferred. They also noted that use of the river created by a seven -story development could be blocked by subsequent development to the east if that was one of the intentions. Lehmann noted all those comments were addressed previously tonight. The letter writer also noted that increased height doesn't match the current concept from the plan as it's currently approved. Then on the flip side, generally there's just been support for the project from the Olive Street property owners. The role of the Commission and next steps is to determine if the proposed zoning code text amendment should be recommended for City Council for which they'll make a decision following three readings which will include a public hearing. It will run concurrently with the other two Planning and Zoning Commission November 5, 2020 Page 18 of 20 amendments that have been approved earlier tonight Staff recommends approval of REZ20-0004, a proposed amendment to the zoning code to expand the Riverfront Crossings, West Riverfront Subdistrict boundaries to include 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Avenue; and to increase the maximum bonus height from five to seven stories for properties in the West Riverfront Subdistrict north of and abutting the Iowa Interstate Railroad, as illustrated in attachment A of the staff report. Hensch opened the public hearing. Mark Seabold (Shive-Hattery) wanted to stress they will continue to work with City staff. Hensch asked if they had started working on the plat yet for the development. Seabold replied they haven't but what Lehmann presented tonight is pretty close, they are going to be taking careful look at that making sure they're complying with the requirements of the City and making sure they're allowing enough of a buffer from the neighborhood and working with both the building height and the grades to make sure that they're not impacting the neighborhood. He reiterated it is a challenging site but also a great opportunity to do some really quality development that is sensitive to the neighborhood, but also creates a little more vitality for this area. Hensch closed the public hearing. Signs moved to recommend approval of REZ20-0004, a proposed amendment to the zoning code to expand the Riverfront Crossings, West Riverfront Subdistrict boundaries to include 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Avenue; and to increase the maximum bonus height from five to seven stories for properties in the West Riverfront Subdistrict north of and abutting the Iowa Interstate Railroad, as illustrated in attachment a on the staff report. Townsend seconded the motion. Signs noted he is not a huge fan of these narrowly refined text amendments in general, but having said that, this makes total sense in this spot, so he'll be supporting it. Hensch agreed and noted they just approved something very similar, not in actual design, but in height on Gilbert and Prentiss abutting the Iowa Interstate Railroad. It had a unique topography and was railroad adjacent. Martin acknowledged she is still hung up on right -in right -out and also doesn't feel a hotel is appropriate for this particular piece but she'll get over it. Russett acknowledged the right -in right - out by Red Ginger has been discussed and staff knows it is a problem and agrees they don't want to recreate the same problem in another location. Townsend acknowledged she still has concerns about the seven foot plus bonuses in that area, but it's a way of the time. A vote was taken and motion passed 7-0. Prepared by: Kirk Lehmann, Associate Planner, 410 E Washington St, Iowa City, IA 52240 (REZ20-0006) Ordinance No. Ordinance to amend Title 14 Zoning to expand the West Riverfront Subdistrict boundaries and to increase the maximum bonus height in the West Riverfront Subdistrict to seven stories for properties north of and near the Iowa Interstate Railroad (REZ20-0004) Whereas, the City Council amended the City's Comprehensive Plan in Resolution 20-274 to expand the boundaries of the West Riverfront Subdistrict to include properties at 219, 223, and 245 S. Riverside Court and 119, 201, 203, 205, 207, and 209 Myrtle Avenue in the Downtown and Riverfront Crossings Master Plan; and Whereas, consistent with the objectives and desired development character set forth in the master plan, new standards need to be incorporated into the Riverfront Crossings form -based code, including a new regulating plan, building height diagram, and accompanying zoning standards; and Whereas, K&F Properties, LLC, has requested a code amendment to increase the maximum allowable bonus height from five to seven stories for properties in the West Riverfront Subdistrict that are north of and adjacent to the Iowa Interstate Railroad right-of-way; and Whereas, the topography of the site and applicable form -based development standards create an appropriate transition from single-family homes on Olive Street to the proposed mixed-use development; and Whereas, increased bonus height along the Iowa Interstate Railroad provides opportunities for strategic and contextual infill and enhances the commercial viability of this area while minimizing impacts on nearby properties; and Whereas, this additional bonus height is similar to what is allowed on the east side of Riverside Drive; and Whereas, the Planning and Zoning Commission has reviewed the zoning code amendment set forth below and recommends approval. Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa: Section I. Amendments. The Code of Ordinances of the City of Iowa City, Iowa is hereby amended as follows: Ordinance No. Page 3 B. Replace Figure 2G-2: Riverfront Crossings Height Diagram in Title 14 with the following: Figure 2G-2 Riverfront Crossings Height Diagram I Legend —1 - 3 stories max. ext -k 4 stories max. L2 stories min.. 8 stories max. i� 2 stories min.. 8 stories max. 8 stories max. with Iowa River Frontage Public Parks and Open Space Green Space Ordinance No. Page 4 C. Replace Figure 2G-12: Subdistrict Locator —West Riverfront in Title 14 with the following: Figure 2G-12 Subdistrict Locator - West Riverfront D. Amend 14 -2G -7G -1d-(4) by adding the following underlined language: Five (5) stories maximum for properties within the Gilbert Subdistrict and properties within the West Riverfront Subdistrict that do not have frontage along the Iowa River. For properties in the West Riverfront Subdistrict north of the Iowa Interstate Railroad, seven (7) stories maximum for property within 200 feet of the railroad right-of-way. However, bonus height is not allowed on lots that abut a residential zone. Section II. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section III. Severability. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section IV. Effective Date. This Ordinance shall be in effect after its final passage, approval and publication. Ordinance No. Page 5 Passed and approved this day of Mayor Attest: City Clerk 2020. Approved 4—.( by / &4w- / IL City Attorney's Office (Sara Greenwood Hektoen — 11/24/2020) Ordinance No. Page It was moved by and seconded by that the Ordinance as read be adopted, and upon roll call there were: Bergus Mims Salih Taylor Teague Thomas Weiner First Consideration 12/01/2020 Vote for passage: AYES: Bergus, Mims, Salih, Taylor, Teague, Thomas, Weiner. NAYS: None. ABSENT: None. Second Consideration _ Vote for passage: Date published Item Number: 10.h. �r -4 "m ot r4" N CITY OE IOWA CITY www.icgov.org December 1, 2020 Ordinance conditionally rezoning approximately 3.18 acres of land located north of Camp Cardinal Boulevard and west of Camp Cardinal Road from Neighborhood Public (P-1) zone to Community Commercial with a Planned Development Overlay (OPD/CC-2) zone. (Second Consideration) I,il_Ta:ILTA l211,111&5 Description Staff Report Location Map Zoning Map Concept Plan Building Elevations Vacation Plat Statement of Wetland Avoidance Preliminary OPD and SADP Wetland Mitigation Plan Wetland Delineation Plan Public Hearing Notice P&Z Minutes Ordinance & CZA To: Planning and Zoning Commission Item: REZ20-0001 Harding Event Center GENERAL INFORMATION: STAFF REPORT Prepared by: Ray Heitner, Associate Planner Date: October 15, 2020 Applicant: MMS Consultants 1917 S. Gilbert Street Iowa City, IA 52240 319-351-8282 I.stutzman@mmsconsultants.net Property Owner: Jon Harding 709 Normandy Dr Iowa City, IA 52246 Requested Action: Rezoning from Neighborhood Public (P-1) zone to Community Commercial with a Planned Development Overlay (OPD / CC -2) zone. Purpose: To allow for the construction of 7,000 square foot building that would function as an event center for the community. Location: Location Map: Size: Existing Land Use and Zoning Parcel #1112476001 (north of Camp Cardinal Blvd, west of Camp Cardinal Rd) 3.1 Acres Vacant (open space), Neighborhood Public (P-1) Surrounding Land Use and Zoning: North: Vacant (open space), Interim Development, Comprehensive Plan: District Plan: Neighborhood Open Space District Public Meeting Notification: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: K Research Park (ID -RP) East: Residential & Institutional; Low Density Multi -Family Residential (RM -12) & Low Density Single -Family Residential with Planned Development Overlay (OPD / RS - 5) South: Residential & Institutional; Low Density Multi -Family Residential (RM -12) & Neighborhood Public (P-1) West: Institutional; Institutional Public (P-2) General Commercial (as of 09/01/2020) n/a NW1 Property owners located within 300' of the project site received notification of the Planning and Zoning Commission public meeting. Rezoning signs were also posted on the site. 10/01/2020 11/14/2020 Jon Harding owns approximately 3.11 acres of property located at the corner of Camp Cardinal Boulevard and Camp Cardinal Road, across the street from 80 Gathering Place Lane. The owner hired MMS Consulting, the applicant, to prepare three applications to allow the development of a 7,000 square foot building that would function as a community event center on the north side of the property. A Comprehensive Plan Amendment to change the subject property's future land use designation from Public/Private Open Space to General Commercial was approved by the City Council on September 1, 2020. The subject application is for a rezoning from Neighborhood Public (P-1) to Community Commercial with a Planned Development Overlay (OPD / CC -2) zone. The applicant has applied for a vacation of 0.06 acres of city right-of-way located east of the subject property, on Camp Cardinal Road. Because the proposed development would disturb an existing wetland, a Level II Sensitive Areas Plan is required, which triggers a Planned Development Overlay zone (OPD) to accompany the proposed rezoning to Community Commercial (OPD/CC-2). The wetland is being disturbed to accommodate parking, access, and a utility easement for the proposed community event center. The applicant has utilized the Good Neighbor Policy by sending out letters to area neighbors on June 20, 2020. Staff has not received any public correspondence for the rezoning. ANALYSIS - Current Zoning: The purpose of the Neighborhood Public Zone (P-1) is to provide reference to public ownership and use of land. This zone serves a notice function to those owning or buying land in proximity to publicly owned land. Uses such as schools, parks, police and fire stations, and other civic buildings owned or otherwise controlled by the county, the city, the Iowa City community school district, or other governmental bodies for such uses are designated as P-1. These uses are subject 3 to certain development standards in order to create a consonant transition between public and private uses (14-2F-1 B-1). Proposed Zoning: The purpose of the community commercial zone (CC -2) is to provide for major business districts to serve a significant segment of the total community population. In addition to a variety of retail goods and services, these centers may typically feature a number of large traffic generators requiring access from major thoroughfares. While these centers are usually characterized by indoor operations, uses may have limited outdoor activities; provided, that outdoor operations are screened or buffered to remain compatible with surrounding uses (14-2C-1 F). General Planned Development Approval Criteria: Applications for Planned Development Rezonings are reviewed for compliance with the following standards according to Article 14-3A of the Iowa City Zoning Ordinance. The density and design of the Planned Development will be compatible with and/or complementary to adjacent development in terms of land use, building mass and scale, relative amount of open space, traffic circulation and general layout. Density — Although the CC -2 zone allows multi -family uses through the special exception process, the proposed development, as seen in the proposed concept plan in attachment #3, does not contemplate residential uses. Land Uses Proposed — The proposed land use is for a community event center, intended to accommodate weddings, banquets, and other event oriented gatherings. An event facility is an allowable use by right as a Hospitality Oriented Retail use the CC -2 zone. Mass, Scale and General Layout— Attachments #4 and #7 show the building elevations and the Preliminary OPD and Sensitive Areas Plan. The elevations show the proposed event center building, which will be approximately 7,840 square feet in size. The OPD plan shows the general layout of the project site. An outdoor patio area is shown to the south of the proposed event center building for outdoor entertaining space. The patio area will be approximately 2,240 square feet in size. The applicant has also submitted an application for a vacation of 0.06 acres of City right-of-way along the west side of Camp Cardinal Road. Due to an existing cable TV utility line that runs beneath the area to be vacated and conveyed, staff is recommending that a condition of the rezoning be the provision of a 15' wide utility easement along the property's east side (as shown on attachment #5). The event center building will be required to conform to the City's Commercial Site Development Standards, which regulate issues pertaining to building design, vehicle circulation, landscaping, and screening. These items are typically reviewed at staff's Site Plan Review of the development. Open Space — The proposed OPD rezoning does contain a public open space requirement, since the rezoning does not involve a residentially zoned planned development. The proposed development intends to preserve approximately 1.26 as enhanced or forested wetland, or as a buffer for the wetland on site. Traffic Circulation — The proposed event center development would have a single vehicular access point onto Camp Cardinal Road, across from Gathering Place Lane. City transportation planning staff have identified this as a sufficient means of access. The OPD plan shows 100 parking spaces (the development would require 99 parking spaces) provided over four rows of parking, with 22' between parking rows. Despite the relatively high number of on-site parking that will be provided, due to the intermittent "event traffic" nature of ri occupancy at the event center, transportation planning staff does not anticipate that the proposed development will create a traffic nuisance in the area. Annualized DOT traffic counts for the Camp Cardinal Boulevard and Camp Cardinal Road intersection show an average daily traffic count of approximately 8,100 vehicles per day. Contributing traffic counts from Camp Cardinal Road are not currently available from the DOT but are thought to be very low. The proposed development will not change the low traffic volumes from Camp Cardinal Road to Camp Cardinal Boulevard. The majority of traffic from the proposed event center will occur during off-peak hours, similar to nearby St. Andrew's Presbyterian Church. Furthermore, transportation planning staff has indicated that the amount of trips generated from the proposed development will not be overwhelming. 2. The development will not overburden existing streets and utilities. The subject property can be serviced by both sanitary sewer and water, with both sanitary and water mains being accessed along the east side of Camp Cardinal Road, north and south of the intersection with Gathering Place Lane, respectively. Public Works has indicated that both sanitary sewer and water mains have sufficient capacity to accommodate the proposed development. Transportation Planning staff have indicated that Camp Cardinal Road has sufficient capacity to accommodate the projected "event traffic" that is expected to originate from the proposed event center. Staff recommends a condition of the rezoning that prior to issuance of building permits, payment of $5,000 towards the upgrading of approximately 25 feet of Camp Cardinal Road that is adjacent to the subject property that does not meet City standards is made. This amount is based off of Camp Cardinal Road being a collector street, and the applicant contributing 25% of the cost of the approximately 25 feet of road that needs to be improved to the north property line. The applicant has agreed to fulfill this condition. 3. The development will not adversely affect views, light and air, property values and privacy of neighboring properties any more than would a conventional development. The subject property is bounded by Highway 218 to the south and west, vacant open space land zoned Interim Development Research Park (ID -RP) to the north, and low density multi -family residential to the east, across from Camp Cardinal Road. Views from existing residences to the east will largely remain intact, with the exception of approximately 126' worth of construction along the Camp Cardinal Road frontage to accommodate the development's parking. Existing trees will be preserved to the south and west of the proposed parking lot, which will help buffer the event center building from view from Highway 218. The proposed event center will only be two stories in height and will not obstruct views or light that is not already obstructed by existing trees. Staff believes there is no reason to suggest that the proposed event center will affect surrounding property values. 4. The combination of land uses and building types and any variation from the underlying zoning requirements or from City street standards will be in the public interest, in harmony with the purposes of this Title, and with other building regulations of the City. The applicant has not requested any waivers to modify the underlying zoning requirements or City street standards. Compliance with the Comprehensive Plan: An amendment to the City's Future Land Use Map in the Comprehensive Plan for the subject property was approved by the City Council on September 1, 2020. The Comprehensive Plan amendment changed the designated future land use from Public/Private Open Space to General Commercial. 5 The rationale for designating the subject property as appropriate for General Commercial use was twofold. First, staff, the Planning and Zoning Commission and City Council all found that the dynamic of the surrounding area had changed from one of open space and preservation, to an evolving neighborhood with a mixture of residential, office, and church land uses. This dynamic has changed the character of the neighborhood and has opened the neighborhood for provision of more commercial services. It should also be noted that the property had originally been in the possession of Johnson County until 2012, when the County voted to dispose of the property. In 2014, the property was purchase by John Harding. Second, because commercial uses are less sensitive to highway noise, the Council found that a General Commercial designation would be appropriate for this location by buffering residential areas from Highway 218, while benefitting from the visibility and higher traffic counts at this location. Sensitive Areas Review: The applicant has applied for approval of a Sensitive Areas Development, a type of planned development. The purpose of the Sensitive Areas Ordinance is to permit and define the reasonable use of properties that contain sensitive environmental features and natural resources and allowing reasonable development while protecting these resources from damage. The following paragraphs describe the impact this development will have on the sensitive features of this site. Jurisdictional Wetlands- The purpose of regulating development in and around wetlands is to: 1. Preserve the unique and valuable attributes of wetlands as areas where storm water is naturally retained, thereby controlling the rate of runoff, improving water quality, recharging ground water resources, providing erosion control and lessening the effects of flooding; 2. Promote the preservation of habitat for plants, fish, reptiles, amphibians or other wildlife; 3. Minimize the impact of development activity on wetland areas; 4. Provide a greater degree of protection for many wetland areas above and beyond that provided by the federal and state government; and 5. Minimize the long-term environmental impact associated with the loss of wetlands. The City's Sensitive Areas Ordinance requires a 100 ft. buffer to be maintained between a regulated wetland and any development activity (14 -5I -6E-1). The Ordinance does allow for buffer averaging to be permitted where an increased buffer is deemed necessary or desirable to provide additional protection to one area of a wetland for aesthetic or environmental reasons. In this situation, the width of the required buffer around other areas of the wetland may be reduced by up to fifty percent (50%), but the area of the provided buffer must be equal to or greater than the total area of the 100 ft. buffer (14-51-6E-2). The applicant has proposed buffer averaging, which requires a level II sensitive areas review (14-51-6E-2). The averaged buffer will provide additional protection to wooded areas to the south and west of the proposed development. Furthermore, because Camp Cardinal Boulevard is an arterial street, access to the site can only be provided from Camp Cardinal Road. The access from Camp Cardinal Road, in addition to parking requirements and stormwater management, creates the need to have some degree of impact on the existing wetland. Attachment #6 from the applicant explains the need for some degree of wetland disturbance in more detail. Attachment #7 shows how the applicant proposed to utilize the averaged wetland buffer. The area of the averaged wetland buffer equals 52,015 square feet, which is greater than the 100 ft. buffer area of 50,725 square feet. The buffer will protect almost all the remaining property from future development, as it will help preserve wooded areas to the south and west of the proposed development. Table 1. below summarizes the proposed impacts to the wetland area. The existing wetland is comprised of approximately 25,415 square feet. Approximately 17% of the existing wetland will be disturbed, mostly to accommodate on-site parking for the development. The previously mentioned averaged wetland buffer area, overlaps about 12% of the existing wetland. The averaged wetland buffer applies to the remaining 71 % of the existing wetland that is either not directly impacted and LIS requiring mitigation, of that falls within the averaged buffer area. Table 1. Summary of Wetland Impacts Total Existing Disturbed Wetland Wetlands within Total Disturbed and (Mitigation Required) Averaged Buffer Area within Buffer Area 25,415 sq ft 4,431 sq ft 3,065 sq ft 7,496 sq ft 100% 17% 12% 29% The applicant has obtained a wetland delineation report and an approval letter from the U.S. Army Corps of Engineers. Since the applicant proposed to disturb less than .10 acres of wetland area, the Corps does not require any mitigation for the proposed wetland disturbance. However, the City's Ordinance requires wetland mitigation plan for any property containing a regulated wetland. Pursuant to 14-51-6G of City Code, staff has required the applicant to provide mitigation for the proposed disturbance to the existing wetland. Staff feels that the applicant's statement from Attachment #6, explains the applicant's rationale why it is clearly demonstrated that avoiding and minimizing the impact on the wetland is unreasonable. Compensatory mitigation will be provided at a ratio of 3:1. This is the highest standard of wetland mitigation that is required by the City. The applicant has chosen the following means of mitigation: • Enhancement of .27 acres of remaining wetland areas located on the Harding Event Century Property, through a potential combination of invasive species management, forest and forest ecotone plantings, and herbaceous plantings. Additional details on the applicant's proposed Wetland Mitigation Plan can be found in Attachment #8. Stream Corridors - The purpose of regulating development in and around stream corridors is to: 1. Preserve the value of stream corridors in providing floodwater conveyance and storage; 2. Promote filtration of storm water runoff; 3. Reduce stream bank erosion; and 4. Protect and enhance wildlife habitat. The City's Sensitive Areas Ordinance requires the delineation of any stream corridor and its required natural buffer (14-51-7). The subject property contains a drainageway that does not have a delineated floodway, and therefore requires a 15' natural buffer between the stream corridor limits and any development activity. The stream corridor's location within the subject property is far enough south where it will not be impacted by any development taking place in the northern portion of the property. Steep, Critical, and Protected Slopes — The purpose of regulating development on and near steep slopes is to: 1. Promote safety in the design and construction of developments; 2. Minimize flooding, landslides and mudslides; 3. Minimize soil instability, erosion and downstream siltation; and 4. Preserve the scenic character of hillside areas, particularly wooded hillsides. The City's Sensitive Areas Ordinance requires a 2 ft. buffer for each foot of vertical rise of the protected slope, up to a maximum buffer of fifty feet (50') (14-51-8D-1). The buffer area is to be measured from the top, toe and sides of the protected slope. No development activity, including removal of trees and other vegetation, will be allowed within the buffer. The SADP contains 567 square feet of protected slopes, but no disturbance to protected slopes. The applicant is proposing to disturb 2% of critical slopes on the subject property to facilitate VA construction of a parking lot on the subject property. The Ordinance allows for up to 35% of critical slopes to be disturbed (14-51-8E-4). The applicant's proposal for disturbance of critical slopes falls within this limitation. Development activities are allowed in areas containing altered protected slopes. The proposed SADP is showing disturbance to 87% of altered protected slopes, mostly in the eastern portion of the proposed parking lot. PROPOSED CONDITIONS: 1. Prior to the issuance of building permits, provision of a 15' wide utility easement along the property's east side. 2. Prior to issuance of building permits, payment of $5,000 towards the upgrading of approximately 25 feet of Camp Cardinal Road that is adjacent to the subject property that does not meet City standards is made. This amount is based off of Camp Cardinal Road being a collector street, and the applicant contributing 25% of the cost of the approximately 25 feet of road that needs to be improved to the north property line. NEXT STEPS: Upon recommendation of approval of the rezoning from the Planning and Zoning Commission, the item will proceed to City Council for consideration. The applicant will be required to submit a Final Sensitive Areas Development Plan and Site Plan, both of which will be reviewed administrative by staff before receiving building permits. STAFF RECOMMENDATION: Staff recommends approval of REZ20-0001, a proposal to rezone approximately 3.1 acres of property located at the corner of Camp Cardinal Blvd and Camp Cardinal Road, across the street from 80 Gathering Place Ln. from Neighborhood Public (P-1) to Community Commercial with a Planned District Overlay (OPD/CC-2) ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Concept Plan 4. Building Elevations 5. Vacation Plat 6. Statement of Wetland Avoidance and Minimization 7. Preliminary OPD and Sensitive Areas Plan 8. Wetland Mitigation Plan 9. Wetland Delineation Plan Sk+-%-- Approved by. —C) — Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services * indicates that this REZ application was the first application via Energov, but is not the first REZ application recieved this year. * indicates that this REZ application was the first application via Energov, but is not the first REZ application recieved this year. - 1 v �� I I /iii —AA ST LLS lb . i V V�J� �r� I (��� II v o �� J .• >,A�\ �-� `,A / ( \ _ ` ACATED RIGHT—OF- AY II III I I \ ( \ 74h7 \ �\ ✓ \ j 1 � -2,460 SF, (0. Q I IIII Irlf AV/ VA X720.2� A ����v� 111 ���% _ — / �III III I�I/1�v y 17 .721.7 AN TARY IIII I�I III \ M I I 1 O= 15.�I IIII I�, \I III I II i I / Az��_� vIlf IIII II II�III/� r .735\3, _ .735.5 � v A \ vvv •753.8 M M S CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319) 351-8282 www.mmsconsultants.net Date Revision 5/5/20 revised ROW vacation area PROPOSED ROW VACATION HARD I N G VENUE IOWA CITY MMS CONSULTANTS, INC. Date: 01/29/2020 Designed by. Field Book No: KB Drawn by. Scale: KB 1 "=60' Checked by. Sheet No: LCN X Project No: IC 9744-004 of: X o 0 o NN LLJ v LLJ O F O > C� d < o LLJ [�< J Z W N C�i w C U U J cu,-,) N LLW MOS vv` = M N C �f_ Q 3�Z 3� W O 3 p Z op m a J N W Z O � J U W W O~ Q 0�� N ._ N D D D — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — � O = NrZCL h C ,�. +- C } V 0 O : E Cc:N TJ Q� L LL's -a L N �zj� 03 �0-E N} m 0 0 x -d N 0 a 0L 0 00 DE} a} V 2 CA VT CLCVATIO/`i 1m /lOQTH CLCVATIO/l A o SCALE: 1'-m" A o SCALE: 1'-O" 000 LLJ :I] I Ell MH Hfflffl W.M HHM T- LL Cs O D DTTTD O O O3 � � v O 3 LLJ zl- 1O A2.0 WC CLCV�TI N 12 ._/'OUTH r-VATIO/I A o SCALE: 14" = 1'-m"A o SCALE: %" = 1'-O" NORTHWEST CORNER wUUu u ULnI l�J vle�U u u U�4� I vv u =v u u u OF THE IN AGCORBANCE WITI1 THE PLAT TNEREOF RESORBED IN PLAT SOUTHEAST QUARTER BOOK 5G AT PA&E 37 OF THE RECORDS OF TILE JOriN50N NORTHEAST CORNER OF THE COUNTY RECORDER"S OFPIGE I OF THE SOUTHEAST QUARTER SOUTHEAST QUARTER OF OF THE SECTION 12-T79N-R7W SOUTHEAST QUARTER OF THE FIFTH P.M. FOUND 5\8" REBAR W\ OF FOUND 5\8" REBAR W\ ILLEGIBLE ALUMINUM CAP 3,7' SECTION 12-T79N-R7W ORANGE PLASTIC LS CAP NORTH OF SECTION LINE - OF THE FIFTH P.M. BOOK 482AT PAGE 49 802 SET PLASTICE SAC P\8 65 YELLOW NORTH LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER _S89'07'21'W ACCORDING TO TIE BOOK 63 50.2_0' AT PAGE 389 1267.91' 589'07'21"W — — � I \ S09.21'07"W�- I 6.65' M O 0 POINT OF BEGINNINGAIMFINH9 PLACE LANE N RIGHT-OF-WAY VACATION r w 2,514 SF 0.06 AC _ o M to N m D O 'ami �I � Z CA r IQG1TIAHUly DEE[5 3 m 0 AS RECORDED IN bOGK 5202 AT PAGE L�0 O� 455 OF TdE RECORDS OF ThE �pv" / , 29.82' M JOHNSON COUNTY RECORDERS OPPICE S89'07'21 "W LnO \ OJ"���� 0 o 0 o m 'k OO� N o c � m M o m ID rn SOUTHEAST CORNER v v/�vl/� �F OF THE SOUTHEAST QUARTER s OF THE SOUTHEAST QUARTER OF 0 SECTION 12-T79N-R7W OF THE FIFTH P.M. FOUND IDOT BRASS PLUG BOOK 35 AT PAGE 232 0 10 25 50 75 100 GRAPHIC SCALE IN FEET 1"=100' LOU 2 DII 1DREM CHUR pQRD� O IN ACCORDANCE WITH THE PLAT THEREOF REGORPEB IN PLAT 600N, GO AT PAOE 13g OF THE RECORPS OF THE JOHNSON COUNTY RECORPER'S 'I OFFICE PLAT OF SURVEY RIGHT-OF-WAY VACATION IOWA CITY, JOHNSON COUNTY, IOWA LEGEND AND NOTES 0 - CONGRESSIONAL CORNER, FOUND • - PROPERTY CORNER(S), FOUND (as noted) v - PROPERTY CORNERS SET (5/8" Iron Pin w/ yellow, plastic LS Cap embossed with "MMS" ) - PROPERTY &/or BOUNDARY LINES — — - CONGRESSIONAL SECTION LINES - RIGHT-OF-WAY LINES — - CENTER LINES LOT LINES, PLATTED OR BY DEED ----------------- EXISTING EASEMENT LINES, PURPOSE NOTED R) - RECORDED DIMENSIONS (M) - MEASURED DIMENSIONS UNLESS NOTED OTHERWISE, ALL DIMENSIONS ARE IN FEET AND HUNDREDTHS DESCRIPTION - RIGHT-OF-WAY VACATION A PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 79 NORTH, RANGE 7 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, IOWA CITY, JOHNSON COUNTY, IOWA, DESCRIBED AS FOLLOWS: Commencing at the Northeast Corner of the Southeast Quarter of the Southeast Quarter of Section 12, Township 79 North, Range 7 West, of the Fifth Principal Meridian, Iowa City, Johnson County, Iowa; Thence S89°07'21 "W, along the North Line of said Southeast Quarter of the Southeast Quarter, 50.20 feet, to its intersection with the West Right -of -Way Line of Camp Cardinal Road; Thence S09°21'07"W, along said West Right -of -Way Line, 6.65 feet, to the Point of Beginning; Thence S00°40'12"E, 168.63 feet; Thence S89°07'21"W, 29.82 feet, to a Point on said West Right -of -Way Line of Camp Cardinal Road; Thence N09°21'07"E, along said West Right -of -Way Line, 171.35 feet, to the Point of Beginning. Said Right -of -Way Vacation contains 0.06 Acre, and is subject to easements and restrictions of record. \\\Q o \ S S IIOINq C C C GLEN sem= -z_ D_M= . - MEISNER o\ 8165 0lWlPl1\VVVV�VA7A77������� SEAL I hereby certify that this land surveying document was prepared and the related survey work was performed by me or under my direct personal supervision and that I am a duly licensed Professional Land Surveyor under the laws of the State of Iowa. GLEN D. MEISNER P.L.S. Iowa Lic. No. 8165 My license renewal date is December 31, 20— Pages 0—. Pages or sheets covered by this seal: PZII1 M M S CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319) 351-8282 www.mmsconsultants. net Date I Revislon 06-24-2020 PER GDM REVIEW - RLW 08-17-2020 PER CITY COMMENTS - RLW PLAT OF SURVEY RIGHT-OF-WAY VACATION A PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 79 NORTH, RANGE 7 WEST, OF THE FIFTH PRINCIPAL MERIDIAN IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 06-22-2020 Designed by: Flelcl Book No: JDM 1259 Drawn by: Scale: RLW 1 "=100' Ghecked b6DMSheet No: Project No: 1 IC 9744-004 of: 1 MEMO To: Ray Heitner, City of Iowa City From: Chant Eicke, Impact7G on behalf of Jon Harding Subject: Statement of Wetland Avoidance and Minimization Date: September 30t", 2020 IMPACT7G)1 Entrance to the developable portion of the property can only be accessed from Camp Cardinal Road, necessitating improvements to the existing entrance which, in its current state, could not safely handle commercial traffic. Furthermore, the entrance is not currently aligned with the current intersection of Camp Cardinal Road and Gather Place, per City preferences, requiring shifting to the south and associated wetland impacts. Satisfying parking requirements, per city code, and stormwater management beneath the parking lot require a footprint in wetland areas due to available space and protected slope constraints. Several earlier site layout iterations included conventional stormwater management practices that resulted in loss of as much as 50% of the wetlands within the parcel. The proposed design minimized wetland loss to 16% of all wetlands by utilizing an underground stormwater management system to arrive at an absolute minimum wetland impact amount allowing for the proposed facility, required parking, stormwater management, and intersection approach. Additionally, wetland impacts are limited to the lowest quality wetland areas identified on the parcel. This is an effective minimization of wetland impacts. Wetland areas avoided include forested wetland and those within a stream corridor which are considered higher quality by the City of Iowa City, whereas impacted wetlands include non -forested wetlands that are considered low -quality, as rated by regional wetland Routine/Rapid Assessment Methodologies (Iowa & Minnesota) due primarily to the predominance of invasive species. Respectfully, Chant Eicke, Impact7G I v i Iv v v 11 I1A I� PRELIMINARYOPD ANDSENSITIVE AREASPLAN \ I \ \ \ \ \ \ \ \ 1 , - PLAT PREPARED BY: OWNER/APPLICANT: APPLICANT'S ATTORNEY: I\ \, \ `' ` \ \ \ - " - \\ ' \ ` - _ '''II\ \ V V A I v / / I I I I - MMS CONSULTANTS INC. JON M. HARDING RYAN J. PRAHM ` v - - `v �1 1 I 1� , 1917 S. GILBERT STREET 709 NORMANDY DRIVE 425 E. OAKDALE BLVD, SUITE 201 \ \\ ' `\ \ '\ \ \\\\ \\ NORTHEAST CORNER ' \ /- "'1'\ \ ' 11 ' 1 - _ \ \ OF THE 1 \I / I I I 1 ---_ \ IOWA CITY, IA 52240 IOWA CITY, IA 52246 CORALVILLE, IA 52241 , ` \\\\ souTHEAST QUARTER , I " II =- \ \\\\\\\\\\,\ \ OFTHE \ I1 /I/ III\ O-'\ _ \ 11 ­ I-\ \ \ \ \ \ \ \ \ \ \ \ ` \ SOUTHEAST QUARTER \ ,\ \ \ , _ _ - - - III 1 1 \1 I \ - - CAM CARDINAL V NT C NT R\�, \'' /// IN \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ - / / / / _ I \ \ \ \ \ \ \ \ \ \ N, \ \ \ _ SECTION 12=T79N-R7W / 1 I I 1 III 1 \ / \ ---- - A 1 VA V AVAV A\ vA VAA v // v A A A \ V v A v / 1 v ---- CONSTRUCTION LIMITS \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ , \ \ \ - OF THE FIFTH P.M. IOWA CITY4IOWA \ 1 \ / \ 1 \ \ \ \ SEOF T 5\8" REBAR W\ YELLOW � 1 1 1 \ \ \ ` � \ \ \ \ \\ � \ \ t \ \ \ \ , \ \ 1 \ \ \ \ \ \ \ \ \ \ \ PLASTIC, LS CAP 8165 ,' I / I \ \ \' ` , - I I \ \ \ \ \ \ \ ` \ ` \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ACCORDING TO TIE BOOK 63 '� 1 I / I1 1 \ \ STANDARD LEGEND AND NOTES - PROPERTY &/or BOUNDARY LINES - CONGRESSIONAL SECTION LINES ------------- - RIGHT-OF-WAY LINES — - - - — - EXISTING RIGHT-OF-WAY LINES — - CENTER LINES - EXISTING CENTER LINES - LOT LINES, INTERNAL - LOT LINES, PLATTED OR BY DEED — — — — — — — — - PROPOSED EASEMENT LINES --------------- EXISTING EASEMENT LINES $r - BENCHMARK (R) - RECORDED DIMENSIONS 22-1 - CURVE SEGMENT NUMBER -EXIST- -PROP- _(2Y7 $ - POWER POLE �* $ - POWER POLE W/DROP 41L - POWER POLE W/TRANS - POWER POLE W/LIGHT =@= = - GUY POLE 0 * - LIGHT POLE (O) - SANITARY MANHOLE W -FIRE HYDRANT 401 e - WATER VALVE OO ® - DRAINAGE MANHOLE 11h ❑ - CURB INLET X X - FENCE LINE - EXISTING SANITARY SEWER - PROPOSED SANITARY SEWER ' - EXISTING STORM SEWER _< -PROPOSED STORM SEWER W - WATER LINES E - ELECTRICAL LINES T - TELEPHONE LINES G - GAS LINES - - - - - - ` - - - - - CONTOUR LINES (1' INTERVAL) -PROPOSED GROUND - EXISTING TREE LINE O0- EXISTING DECIDUOUS TREE & SHRUB _* - EXISTING EVERGREEN TREES & SHRUBS THE ACTUAL SIZE AND LOCATION OF ALL PROPOSED FACILITIES SHALL BE VERIFIED WITH CONSTRUCTION DOCUMENTS, WHICH ARE TO BE PREPARED AND SUBMITTED SUBSEQUENT TO THE APPROVAL OF THIS DOCUMENT. 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PAVEMENT\ ND G ET TI _ 1 \ \ \ \ ' / / \ U V \ -\ \ \ \ \ ' / I \\\\\ \ \ \ \ --_-- i \ (SE ET L) II \ \ \ l/ \ \\ \)v v v v vv - -- / A AV A A V A `\ V ` v 1 A I 1 I v__ ' ! A\ /I __ �4 \ A' V A / V v v - v - - - v, ' - A ` - - - - - - - — v v � v - I A \ \ S \ v v \ v --- / vvv - - - \ / O, / v \ v v v 1 v I � LIMIT OF GbNSTRI�Ctrl�vN (TYP) _ vv� -- I I v V v v / _ y v I -v \ /-v vv v - --' / �' / / A A v I' I 1 I - - - - - -__-- - v 1 p \ RE INI W Q1 'I / v( A A \ / v - - /v v \ v \ V C1 I v vv v v / / I - - -- - -v v- O A \ m \ A \ / / n _13 v V GI O A / - vv -- v / -_--- p -�, \ v - /Al/ 5'WIDE I\V VA V A / ��Oi� \ �G \ \ / / -5, \ \ - / - - - - - - 4 - - - I � \ \ �- SIDEWALK I� \ \ \ \ / / ` G � ul \ - - - - - I' / _- --- - \ \ - _- \/ 29 LEGAL DESCRIPTION -` _ / / - _ v - - I I - v,I 0rn v \ 8 / / v v v �� / \ W/. �� S / / v v v y IA v I , Commencingat the Northeast Corner of the Southeast Quarter of the Southeast Quarter of - - / v v / v ' - - - v - ` - - v - - ` v ` v v i im I I I 1 I I i 1 3: \ \ S�� 7- v - - _ ,_ v v v-- o v v v v `, ` v y/ v v v INTAKE Section 12, Township 79 North, Range 7 West, of the Fifth Principal Meridian, Iowa City, ` OL v v v I v v �GQ) - - - -L - ` ' ' ` - v _ v ` v - - y I / / v ` _ Z Z � v �- I I I Johnson County, Iowa; Thence S89°07'21 "W, along the North Line of said Southeast Quarter of v v7 I I I r v / v O - - - - -1 I I I IExISTING TREES TO BE PRESERVED ` ` v 11 v v v v 11 I - - 29 2� II II ' O - I ml v v v /' 1 / v v s the Southeast Quarter, 51.36 feet, to the Point of Beginning; Thence S00°40'12"E, 175.17 feet; v v v v - _ , 1 / I v v v v - - - _ - LIMIT OF GONSTRU�T�ON (TI P) v v v v v I S89'0T2�" p v 111111 v v v v / / \ �00 / -�� I / / v v v v v v - - - O it Thence S89'07'21 "W, 29.82 feet, to a Point on the West Right -of -Way Line of Camp Cardinal \ \ \ \ ` J \ ` r - - \ \ \ \ \ \ - - - - - I Q \ i, / \ \ / /' \ \ \ \ I -_ \ \_-,-- / I T I I I I I I / \ \ `\ \ \ \ - - - - -- \ \ \ \ \ I I ' I WI I I 1 1111\ I r \\ / �g � Road; Thence S09021'07"W, along said West Right -of -Way Line, 239.41 feet, to its intersection \ \ , _ - / 1 - I / \ \ \ \ - - - - - - - _ \ \ \ I O \ \ / U ` v A - / I v v v v - - _ N � 1� with the Northerly Right -of -Way Line of Camp Cardinal Boulevard; Thence N56°24'45"W, along ��� v / - - - v v v v v v v - / I v H / I v �1vv1 i v / \ \ / w ,l \ said Northerly Right -of -Way Line, 581.75 feet; Thence Northwesterly, 99.74 feet, along said - \ _ \ I \ - - - - - - _ - _ - _ I IU / \ \ \ s v v - / / / 1 1 \ I 1 v / //l O 'I \ \ \ / / / r -I I \ - - - - - / / / I u I \ \ Northerly Right -of -Way Line on an 1100.00 foot radius curve, concave Northeasterly, whose I �' / - \ r \ - - - - _ \� - / -I (( )1 \ \ \ - - 1 \ - - - - _ - / / I \ \ I u 99.71 foot chord bears N35°59'36"W, to its intersection with the North Line of said Southeast - \ _ / \ / I \ \ \ - - - - - - _ _ - _ _ _ _ _ _ / / / / / / / I I I 1 1 / / \ \ \ \ \ \ _ \ I / I \ \ - - - - - - - - / / / / / / / / / / / I- I I I \ \ \ / Quarter of the Southeast Quarter; Thence N89°0721 "E, along said North Line, 609.96 feet, to \ \ \ \ \ \ 1 , / / I \ \ - - - - _ - - _ _ _ - - / / / - Z Q - \ \C9 \ the Point of Beginning. Said Rezoning Parcel contains 3.17 Acres, and is subject to easements ,� - - \ O \ \ \ - / / ` \ \ \ \ // / / ' / / / r I ` - - - - - - - _ _ - - - _ / / / / / / / _ - I I 1 < I 1 \ \ \ and restrictions of record. F\ \ _ , �L \ \ 1 \ 0 \ \ 1 \ / I r \ I - - - - - - - - _ \ _ _ _ - _ - - -_ ' , � / / , / / / / / / / - - Z I 1 ' 00 \ / /I - - - _ I - A I v / / / - - - - - - _ - - - ' / / / / � I 1 I � v/ / I\ v A / / r PROPOSAL \ 7 \ `1 \ \ \ \\ \ \ - -- -\\ = - - / / / / Q \ \ ` - - C4 " �' \ \ 1 I I \ \ p \ w I - v / v v v v v v v I I / v EXIST\ G TREES f0 BE PRESERVED / / 1 1 1 1 v n O N / / II v v v \ v v A v v v / V / /-v - - - _ _ - _ - _ _ - _ - '� ' i / / / / / I 4� f I - APPLICANT PLANS TO CONSTRUCT AN WEDDING RECEPTION HALL AND EVENT \ \ \ \ \ \ \ \ \ \ \ - - _ - - - , _ - - _ _ - _ - _ _ _ 1 \ - - / , - CENTER ON 3.17 ACRES. `�`� n V�g \ O'`'F-- \\0�, \ \\ \\ `\ �\ \ -\ `\\\ \ \\ \ \ \ \ \ -\ \ \ - - -- -- --_ - - - -' � _ - I11 Q II h1 1 I I \ ` h_ v v A A I _ - _ _ - - - ' I I I a DEVELOPMENT SCHEDULE \\ \ � \ I , \ \\ \\\ \ \ \ O i // I _\-------- -- - - - - -- - - --- , , m I I I I I I III I� 011 I I I I \ - �-- \ \ 7 I�� \ \ \ \ \ \\\ \ \ \ \ \ \ \ >\ / _ _ - _ - _ - _ \ I \ - - - _ - _ - - _ _ _ _ � � � I 1 I I I I I II I / I f v APPLICANT PLANS TO BEGIN CONSTRUCTION IN FALL 2020, LASTING THRU \ \\ ` \ ` \ \ To \ \ \ \ \\ \ \ ` \ \ \ \ � \ \ \ \ \ \ \ \ / - - \ \ ' -\ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ i ', ' a o I I 'I I II I I 1 II a II I I I l I _ - '_DO SUMMER 2021. \ 0 \ \ \ \ ` \ ` \ \ \ \ \ \ \ \ \ \ - _ _ - _ - n Q� \ \ ti� T I \ \ \ \ \ \ \ \ \\ \ \ \ \ \ \ 1 `---- I 1 I I I I \ O I I- - - , 4 \ 1 \ \ \ \ \ \ \ \ \\-, \ \ -- - o I I � vv --' DEVELOPMENT ChARACTERISTICS f \ \ \ \ \ \ \ \ \ \ - v I 1 1 1 IU I I / r - _ \\\\ ,I �� / \ \ /( U \ \ \ \ \ \ \ \ \ \\ \\ \ / Q I I I I I \ I I / - r v � Q v v v v v vvv - v o /I _ _ - - v A v v \ Q \ v v v v v v v v v v v v - v/ A ,�- \ O l \ , / \ \ \\ \ \ \ \ \\\ \ \\ \\\ \ �S6 1 6 1 I I I o I I I 11 - \ -\ \ ti� CTA \ \ \ \ !/l/`/ J \ \\ \ \ \\\ \ \ \ \ \ \\\ \ jR a 7 f- I 1 I I I I I I I I QDII 0 v\\v vvv v v - I Rv v v v v vv v v v v v v v v i.� A I \ 1 M -v v v ` Q O v v v v v v v v v vv vvv v A vv / QG�� - _ I Lo I A I I I I I/ - V 9-�Jo vv\v v \ \ \ I �!/� v v vvv -vvv _ vv ,v-, , vv v S� I v ; AI I I 1111 1> /III111 I v 111 I \ \ O \ \ \ I V , \\ \\ - - \\ \ - \� \\ \\\\\ \ \ % I -\\ - '- '� I I I' I U I 1 1 1 - _ O v v Tfi 0 — 14 -v \- /� \\ CTL \ - ,'v v v vy vv vv v- v v vv � \, vv\v v- 'v �C/ V - II 111 I I I'1 11 ) ) I I)I I/ v �\ - � ) \- -\ \ \ -- \\ - \ O 0\ \ \ \\ \ -\ ,-\----� -- - I I I I I II I 1111 I I /I --3 _ V - 7 v v v / v v -v- v-�- v -v v v, -vv - - vv l I I I I I I I III I I I \I / U- , v - \ \ \ �/y \ \ \ -\ \ \ \\\ \ \ \\ -\\\\ \ -- \ I - I I I I _ /� \\ \ \ \ I , \� \ AD \--�\\-\I\`\\\ \\�\-\\-\ \ ( - - -1 /I II I IIIIIIII I I I I/ -\-I\- --`\ \ O.� \ T\ \ \\ \F� \ \ \ \ \ \ \-\ \ \ \ - - , - \/ - - - — - - - - I / I I I 1 I I I I I I I I I I I / / I I \ - - - _ - - \ \ \ \ \ \ \ \ \ \ \ \ \ \ - \ \ \ / \ \ _ \ I I I 1 I ( I I I I l -N \ - _ - \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ Q� \ \ \ \ - \ \ \ -- \ - \ - - - - \ \ I UI' 00 / _____ \ \ \\ \\ ?* \ \\ \ \ -,\ - - -\\ - ,,,,�\-� \ --- --- \J/--/ - �I \\\\III/ // I - I \III///I///////////.- \�\_ _ ----- - \ \ - CY \ F\ \ \ - \ - \ \ , \ - _ y \ I I / / / ,ilii /// - - --- -1 \ \ \ \O \ \ OT \ \ \ - \ \ � 0 - \ \ - \ \ - \ \ \ \ - - \ �- - - - - - - - \ - - - \ - 3 - - I l I l I 1I / // // //,/�O %i \_\- - �� \- �%� \ 1(y \ li - \ /YJ / - -�\ \--\ \----\\ \\ - \ ,-\� \ - - - - -� - /1/I I lI/ I; '»� ' 0--- \� \ \ \ -� -\ �r \ \ \ --\ \ -\ \ / _--_- - I - / -- \ \ \ \ \ / - / \\ / O \ \ `\ \,- - \ - \� --\ - \ - \ - - , \ j/ ,'i0 -- \ \ \\ate 1 \ I I I I / \ I ll\\\ \ - v v C - v- v v - - - // - / / v A A V AA\A V A V A v - \ \ \ \ `\ \ �r 7 /' --\ \ \ -\ -\\-\ - \ -\\ - - - \ \///// / - \ \ \ \ I 1\� 1� 1 1 U \ / I \\\\\ \\` � - - -1`--- \ V v v - v - -,- - - - //// //// 1 / // ` IA I00 I v - -///8_V------ —v \ \ \ - _ \ \ - l- _ - 03 15 30 \ \- -\ \ -- CTl\ \\ \ ---- \\-\ -/,/// \ //l /II 1111 ,\\\\---// --- -_ GRAPHIC SCALE IN FEET - ` \ o\ - \ \ \ �o- \ - - -' \ \ ' \ - - - _ /, / / / / , / l / / / / / , I / I I I\ - 111 1 1 \ \ \ I ; -\ _ _ _ -', ' _ ; _ _ - 11 \ - - - - �� / - \ - \ �\\ — — -- - - \- \- - - - - -- _ / I 1 I I I I \ / ' \ I l I I I / \ I \ 1 1 1 1 1 1 I I \ \ I \ \_- - - - - - - - - -'', - - - \ ,/- - - \L / - \ - \ - \ -- / I _ I \ \ \ ---------W = CURRENT ZONING: P1 (PUBLIC) PROPOSED ZONING: OPD -CC -2 (COMMUNITY COMMERCIAL) SETBACK REQUIREMENTS BUILDING SETBACKS: REQUIRED FRONT YARD 15 FEET SIDE YARD 0 FEET REAR YARD 0 FEET LOT CHARACTERISTICS LOT AREA 138,220 SF (100%)(3.17 AC) BUILDING AREA 7,700 SF (5.6%) PAVING AREA 39,600 SF (28.6%) GREEN SPACE AREA 90,920 SF (65.8%) PARKING REQUIREMENTS 7,700 SF HOSPITALITY RELATED: EQUAL TO 1/4 OCCUPANT LOAD OF MEETING AREA OR 1/4 OCCUPANT LOAD OF SEATING AREA, WHICHEVER IS MOST APPLICABLE. OCCUPANCY LOAD OF MEETING AREA IS 393 PEOPLE 393 x 0.25 = 99 REQUIRED SPACES THERE ARE 99 PARKING SPACES PROVIDED, 4 OF WHICH ARE ADA. THERE ARE NO REQUESTED VARIANCES FOR THE SITE. NOTE: NO DEVELOPMENT ACTIVITY OR REMOVAL OF TREES MAY TAKE PLACE WITHIN WETLAND OR PROTECTED SLOPE BUFFER AREAS CAMP CARDINAL EVENT CENTER IOWA CITY, IOWA . J oFFR 11 N "" ',o . a z a U a Z E W 1J U I Q a �G a 1 GP ,Z 1 /I /0"', 1. , ,y% y t �q s0 2 M:; TOS Cq�p - `POS �G Cq'-"", iC Ln I \ F I 4', CROS,-QVf T02,8,6 I 4. LOCATION MAP NOT TO SCALE II I - \ \- - \- \ \ ' \\ \ \ _ -- \_ -- - \\ // / I 1 \ \ / I / I I I I I - _' \ I1 \\ \ \-- - - - - - _Z I- ::� - \ \ - - / \ \ \ / I O -I - _ - \\ -\ b \ \ \ - - � --\ - -\- _---- I //I \ \ -\ I/ I II 1,I \ \ - -\- - -- -_- _ i i----_ \ -\ �/F--- - - \ 7 , \\ O -\ _ \ - \\-_ I/ ° / I I I \I\\ I 1 \ 1\-- ----------__- -- '- - \ - \ \- \ \ \ , . , \ - \ \ - - / \ - - \ \ -- - -„ / I \ I / I I \ - - - - - - - - - - - - - J - - _--. \ _ _ - - , ,' \ - \ \ \ T� \ -\ \ - \ \ \\ \ -\- -\ --- _ - > I I I I _-\-\-\\ \\ \\ - \\\ \\ \--\ / ��P, - - - - I- \ \ \\ \ - \ \\ ,' /U ;\lI I 11 \11 1\ \-- ---- J�/'///�--- �'� \ - - -\\ / - - - \\ - ` - / ' I / \ 1 -- - _ -- - - / I \ - \ _ _ \ \ \ \ - - - - \ - - __ - \ - - - - - _ -- -\- - \ /2/y\ / — - - - - - ',-----' _ --- ; _ , -\\ - -- \ \ �/- \- l \ - \- -\\ - -\ -� \ -_ _ - -- // 1 \ \�\ - - -- - - ---_ - - W -Y , -- -- --\\ \ \ \ l - F - - - `-- - o� --- _ - _. - Z \ - - - - - \ \- - - - _ 10 - - - - - \ \ \ - - -- \_ - - - \ - - \ - \ / - _ \-_ -- ] l / / - \ I / \ --- \\ \- _ - - \ cb- - - \ y\ / -__ --\ \---------, _ \\\\\--- --- \ / -_\-- \- \ _ _ U \ \ I 1- / - - _ \ -\ - -- \ - \ \ -\ \ \ - \\ / \- - \ \ \\ \I - =\-\\-\\\\ -\- - \- \ / I J F�/1 \ \ \ -� \ / ` \ — - - _ - \ \\ \ - \ \ \ \ � — -- / FQ \ — — — _ \ \ \ - - -- - \ \ - - \\ \ �,_ I J - _ 1 \ - - - / - - - - - - - \ - \ - --\ \ \ \ - - ---- - - / / I FO -\ u \ - _ - — — - \ - - _ — - \ — — _ — — _ \ - - \-\\_ \ \\ - T� 2w / F -�- -\ \- - \ \-- -�F \ \ 0_ \/ \- \ \-\ \1\ \ , \ \ \ \ \ \ \ _�\ \ / — _ — \ FQ \ _ \ -\ -\-\� \ \\\ - -\ - �EcTk /21�/ \- -- \ , \ \\\\ --\\- ,\ \ � 1-1 \ \ - - \ - - - - N� C /2w \ \ \' S \ - \ \ \ - - \ — \ \ - \ - - — \ - _ - — _ — — \ \ \ \ \ \ — — _ _ — — — _ - - \ - - \ - _ - - 12-w I INTAKE - - _ - - 18" PERFORATED LATERAL - - - - - - - (SHOWN HIGH IN THIS PARKING SUB -BASE - - -\ - - -- - - - -- - - ` - - - - - - jl\ � SIDEWALK SECTION FOR CLARITY) - - - - - \ _ - -- - - - _ - -- - 2 \ - - _ NEW MANHOLE FOR -\ - -\ -\ -- -- - - --- - - - - \ -- RETAINING WALL y _ - CULVERT EXTENSION - - - - v - - - - - - -- - - - - - - - - - �72W - I / / - _ - - v W 9 r — I - - 72w v - -- // I - - \ \ \ - - _ _ \ / - - - - - -- _ _ - ;� �j - 72w --v / I r//// - --- - - __ -I--,' - - -- - - - - - - - - - - - -- -- - - - 6y , U O - __-_ _-_\--__ _ CTv 72w � CONTROL STRUCTURE I / _ _ - - - - - - - - _ - - - _ - - OHE - - \ -- - -_ - - -\OPV So I '������'���''��,�� CLEAN ROCK FOR DETENTION � - I---- - - - - - - - - -_ � �_ Z� 0 I_ -_ _ -_-_ - _ --- -_ - -\ - -- -- - _ -9 12W EXISTING GRADE CULVERT EXTENSION BEYOND EXISTING CULVERT - - \ _ \ - \ `- - _ - _ - - - - _ - - _ - _ - - _ - - _ STONE RESERVOIR SECTION - - - _ - - ; ' - ; _ ' _ _ _ - - _ ' _- - �[� NOT TO SCALE _ - - _ - - - - - - _ - - _ _ - \ - \ HT Fo 3.17 AC M M !9 CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319) 351-8282 www.mmsconsultants.net Date I Revision 7/8/20 PROVIDE SEN. AREA SQUARE FEET 9/8/20 PER CITY COMMENTS - NPB 9/23/20 PER CITY COMMENTS - JDM 09/30/20 PER CITY COMMENTS - JDM PRELIMINARY OPD AND SENSITIVE AREAS PLAN (SITE LAYOUT PLAN) CAMP CARDINAL EVENT CENTER IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 06-25-2020 Designed by: Field Book No: KB 1259 Drawn by: Scale: JDM 1 "=30' Checked by: Sheet No: Project No: KB 9744-004 of, 6 PRELIMINARY OPD AND SENSITIVE AREAS PLAN CAMP CARDINAL EVENT CENTER 03 15 30 GRAPHIC SCALE IN FEET 111=30' IOWA CITY, IOWA PLAT PREPARED BY: MMS CONSULTANTS INC. 1917 S. GILBERT STREET IOWA CITY, IA 52240 1 N 1 ,I 1 'V 1 I\ OWNER/APPLICANT: APPLICANT'S ATTORNEY: JON M. HARDING RYAN J. PRAHM 709 NORMANDY DRIVE 425 E. OAKDALE BLVD, SUITE 201 IOWA CITY IA 52246 CORALVILLE IA 52241 ` \\ ` \\ \\ \ ` \ _ ' / W CITY, e I A A v\ , A � I / I, 1 1 1 1 I�\ Imo_ 01 \ \ VAA v A \ v A v A A A v V v V A A A v/ v v V `_ / 1 -- 0 �jv A \ I'I 0- V OAUM7101H-113PARCEL 2011 05V \ IG GROVE FAST, L1L - - \ 5 755 MORMON TREK P�LVD — \ 75 — \\" IOWA GI IA — — — — WBVI \ v °V _ — TY 522q�6 2 \ \ y \1 1� r vy�� \ \ \\ \ \ \ \ \ \ \ \ - / / / / ------ - / u / O v \ \ \ W \ \ / \ \ \ - / \ \ \ \ II _ i I\ 1 j 1 \ Irn � � � 1 ■ ■ _ - v EXISTINGvTREES TO BE g ' - •r v v v v v v - - -' - - - ��� PRESERVED '; SA q _743_ - - - - - , - - „ - ��0 /// ��� ! - _ \ \ \ ` \ �, LIMIT OF CONISTRUCTION (TYP��,''�� ��` �� v v v 7,5S/' ' PLACE PERIMETER SILT FENCE �96F = ' •�• _ - ��� _ Dv W // AT LIMIT CONSTRUCTION - - ■■ •� _ PROPOSED FCTV v - BUILDING _ _ - - goo, 0 v v v EXISTING TREES TO BE IFF 144.25 v v v v v`v PRESERVED- \ b\\ \ , \ / / - - _ - e} / o,• ��j5. ' 730 S GA- ELFa��� L' \ -o I 0. lid, p=, 0 LANCE \ / 9M W6 W,6 W6 6 4 \ - \ 'I�/ �I \ 8W I 1 1 \ v v V - / / / v v v �ATIQ / /, A v v v v v / - \ V A 4�G LIMIT OF QONSTRUCTION (TY P) I 1 w � PLACE SILT CE �o, ` ��S �v \ O \ v AT LIMIT OF CONSTRUCTION / - p Av 5- 13' 71 v / O I -- v\ \A 00 EXISTING TREES TO BE 1 I�I I I I I I I I Q�A IIIII/ / / v cc:; � PRESERVED Q � ZG Z� S CONSTRUCTION LIMITS - LIMIT OF CONSTRUCTION (fiYP), 10 v v oy � v v _ ` v �o v / — _ n/ —F I — I I I >3— PLACE PERIMETER SILT FENCE, v v v v STANDARD LEGEND AND NOTES - PROPERTY &/or BOUNDARY LINES — — - CONGRESSIONAL SECTION LINES ------------- - RIGHT-OF-WAY LINES — — - EXISTING RIGHT-OF-WAY LINES — - CENTER LINES — - EXISTING CENTER LINES - LOT LINES, INTERNAL LOT LINES, PLATTED OR BY DEED — — — — — — — — - PROPOSED EASEMENT LINES --------R ------ _ EXISTING EASEMENT LINES 0r - BENCHMARK ( ) - RECORDED DIMENSIONS 22-1 - CURVE SEGMENT NUMBER -EXIST- -PROP- - POWER POLE - POWER POLE W/DROP AV - POWER POLE W/TRANS - POWER POLE W/LIGHT - GUY POLE ¢ - LIGHT POLE O ® - SANITARY MANHOLE • - FIRE HYDRANT 5 - WATER VALVE O ® - DRAINAGE MANHOLE Ik ❑ - CURB INLET _x _x - FENCE LINE ( - EXISTING SANITARY SEWER (( - PROPOSED SANITARY SEWER ' - EXISTING STORM SEWER .e< - PROPOSED STORM SEWER W - WATER LINES E - ELECTRICAL LINES T - TELEPHONE LINES G - GAS LINES - - - - - - - - - - - CONTOUR LINES (1' INTERVAL) - PROPOSED GROUND - EXISTING TREE LINE EXISTING DECIDUOUS TREE & SHRUB - EXISTING EVERGREEN TREES & SHRUBS THE ACTUAL SIZE AND LOCATION OF ALL PROPOSED FACILITIES SHALL BE VERIFIED WITH CONSTRUCTION DOCUMENTS, WHICH ARE TO BE PREPARED AND SUBMITTED SUBSEQUENT TO THE APPROVAL OF THIS DOCUMENT. AT LIMI CONSI� TOM / \ O I\ T / U I I / I I I V I I I I I I / 1 V A \ \ \ \ \ \ \ \ \ \ �t \ \ 1 I i / / / / \ I I I , , \\ \ �\� � �� ��_ --_ - - - / / / / ' / / � I 1 I I I .41 \ � I 03 EXISTING TREES TOB 0 PRESERVED , \ \ \ \ O \ 0/1/<\0 /j,O V v vvV v vvvv vv v v vv v vv v vvvv v v --_ /v- ' I> v / , O I I 1 v O \\- \ I OI 03 \ \ \ \ \ \ OO \ \ \ \ \ \ \ \ \ \ \ \ _ \ \ - - \ i - \� ✓ / / ( I I Imo- - \ 1`v \\\\ > A Y \ 1 1 A v V f J v - \ \ \ \ \ OT _ \\ -\\ / / / / _- \1 7 \\I\\\\ I I I�/00 - i CAMP CARDINAL EVENT CENTER IOWA CITY, IOWA J RFFk RO � a z a 0.6 k ; a 471 U � f W 1J U K Q r Szi s y° �q � y meq` lP. � `POs qL qR°Nq�(i( O MCCROSF/Vf T°278 Ne LOCATION MAP NOT TO SCALE / \ O _ \ D�=- / / /I /'1,' I//1 II 11111,1 \\ I\\I\\1111 \\I\`-_\ ----_ _ - - - - -- J -- - - -- -- - - _ — — 2 OT —\\\\ O \ \\ \\ \1//00 ------- FO EROSION CONTROL LEGEND 72) \ ■mmummmmmmm■ SILT FENCE/FILTER SOCK ■ ■ ■ ■ ■ ■ PERIMETER SILT FENCE TEMPORARY ROCK CONSTRUCTION ENTRANCE/EXIT SA TEMPORARY SOIL STOCKPILE AREA CID \ \ \ \ TEMPORARY PARKING AND STORAGE DIRECTION OF OVERLAND FLOW \ \ \ \ , _ � D I I CW CONCRETE TRUCK/EQUIPMENT WASHOUT p DUMPSTER FOR CONSTRUCTION WASTE PR PORTABLE RESTROOM RIP RAP OUTLET PROTECTION \ \ \ \ \ \ , _ _ _ \ \ _ _ - 72 �E _ -\ DL DOCUMENT LOCATION (PERMITS, SWPPP, INSPECTION FORMS, ETC.) \ � � \ ,� \ _ , � - � `- - \ ` \ \ - - , - -�� 01 OTHER MEASURE: _______ � � , - � �' - , - _ � ` � \ - _ 'r O FILTER SOCK INLET PROTECTION \ _ _ _ _ W CT\72W \ 02 OTHER MEASURE: -------------- _ - _ \� \ \ - - , \ _ - _ \ � , _ g� � s° O FILTER SOCK BEHIND CURB AT CURB RAMP 03 OTHER MEASURE: _ THE ABOVE LISTED ITEMS ARE SHOWN IN THEIR RECOMMENDED LOCATIONS. IF A CONTROL MEASURE IS ADDED OR MOVED TO A MORE SUITABLE LOCATION, INDICATE THE REVISION ON THIS SHEET. THE BLANKS LEFT FOR OTHER MEASURES SHOULD BE USED IF AN ITEM NOT SHOWN ABOVE IS IMPLEMENTED ON SITE, ADDITIONAL PRACTICES FOR EROSION PREVENTION AND SEDIMENT CONTROL CAN BE FOUND IN APPENDIX D OF THE SWPPP. FO C) F0__ 3.17 AC M M CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319) 351-8282 www.mmsconsultants.net Date I Revision 7/8/20 PROVIDE SEN. AREA SQUARE FEET 9/8/20 PER CITY COMMENTS - NPB 9/23/20 PER CITY COMMENTS - JDM 09/30/20 PER CITY COMMENTS - JDM PRELIMINARY OPD AND SENSITIVE AREAS PLAN (GRADING AND EROSION CONTROL) CAMP CARDINAL EVENT CENTER IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 06-25-2020 Designed by: Field Book No: KB 1259 Drawn by: Scale: JDM 1 "=30' Checked by: Sheet No: Project No: 2 KB 9744-004 of, 6 PRELIMINARY OPD AND SENSITIVE AREAS PLANPLAT PREPARED BY: OWNER/APPLICANT: APPLICANT'S ATTORNEY: MMS CONSULTANTS INC. JON M. HARDING RYAN J. PRAHM 1917 S. GILBERT STREET 709 NORMANDY DRIVE 425 E. OAKDALE BLVD SUITE 201 CAM CARDINAL V NT C NT R IOWA CITY, IA 52240 IOWA CITY, IA 52246 CORALVILLEe IA 52241 \ `\\\\\\\\\\\\\\\`\\\\\ \\�\\�—�' /__ \\\\ \ \i\`\�✓---�'' /1 II\'1\111\�\ —�\ ;� 0 3 15 30 GRAPHIC SCALE IN FEET 1"=30' . AUDITOO F'� � PARCEL 201105 • __ NINO NO ��' o�d� '''���=1.1111= ' 0 11111' ni► , FA 91, •�` 11 �1 MEN P-14 IMIIIIIIIIIIII ilk 1110111 gg r I► r � . .r 4® �' ♦SIS' /►' �/ / ' I % ► r ' ► / ►I, ''��� I 1'� �.' ,�' , d '� �/>�I�,�Ii�►♦1�,�.�� �/ %►., /��/.I I� �/ il'I�� .' .��►>Ai/I!►' e% .,/�.►�' .dI /® ®/�%���I♦I♦I♦I♦I♦I♦I♦I♦I♦I� ��I�►- //� /./.1► .e /' �% ///i//%i!' 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I�I ��� � IIIA � � � .�♦���♦�♦��♦®�♦���♦�♦��♦�� ♦ � CONSTRUCTION LIMITS STEEP SLOPE STEEP SLOPE (DISTURBED) CRITICAL SLOPE CRITICAL SLOPE (DISTURBED) i PROTECTED BUFFER PROTECTED SLOPE PROTECTED SLOPE (DISTURBED) MAN MADE PROTECTED SLOPE MAN MADE PROTECTED SLOPE (DISTURBED) TOTAL WETLANDS WETLANDS (DISTURBED - MITIGATION REQUIRED) WETLANDS (WITHIN AVERAGED BUFFER AREA) WETLAND BUFFER (AVERAGED) WETLAND BUFFER (ILLUSTRATIVE REFERENCE) 15 -FOOT STREAM CORRIDOR BUFFER NON -SENSITIVE AREAS WOODED AREA (REMOVED) NON -SENSITIVE AREAS WOODED AREA (TO REMAIN) 777 — \ \ \ \ \ C /ca C� — \ — \ \ 7� — — — \\ —---------— /I I I I I I I/ /> I 11 /1 I \ _—------ o\ \\ \ / Ui 1 )l11 / _ -- `—' -- — — i// i TV \ FO � \�\ \\\� � � \� \� � � I � �2 / � � \ — �— — \ �� 111 1 // \'— —r__ _\ II /--�• F £T� 7 o -��- 2wFO l / _FO 00 \ o co --\ w \CSV\/2w \ \CSV - "�5° SO I \ \ _ 1-2V�, Z� 0 12W Fo 3.17 AC M M CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319)351-8282 www.mmsconsultants.net Date I Revision 7/8/20 PROVIDE SEN. AREA SQUARE FEET 9/8/20 PER CITY COMMENTS - NPB 9/23/20 PER CITY COMMENTS - JDM 09/30/20 PER CITY COMMENTS - JDM PRELIMINARY OPD AND SENSITIVE AREAS PLAN (SENSITIVE AREAS MAP) CAMP CARDINAL EVENT CENTER IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 06-25-2020 Designed by: Field Book No: KB 1259 Drawn by: Scale: JDM 1 "=30' Checked by: KB Sheet No: Project No: 3 9744-004 af: 6 PRELIMINARY OPD AND SENSITIVE AREAS PLAN CAMP CARDINAL EVENT CENTER :J 03 15 30 GRAPHIC SCALE IN FEET 111=30' IOWA CITY, IOWA PLAT PREPARED BY: MMS CONSULTANTS INC. 1917 S. GILBERT STREET IOWA CITY, IA 52240 OWNER/APPLICANT: APPLICANT'S ATTORNEY: JON M. HARDING RYAN J. PRAHM 709 NORMANDY DRIVE 425 E. OAKDALE BLVD, SUITE 201 \ \\\\ - \\ IOWA CITY, IA 52246 CORALVILLEe IA 52241 \ \ \ 01 \i5to- \ \ \ \ \ V / V A A\\ � 1 AA 1� LF A U �v"S [PARCEL 2011054�O\ D A ' u7- _ IG GROVE EAST, LLC, 755 - 1 M�MCN TREK FLVP IOWA CI v VA r A v v v v v ---- GCPl11 TY, IA 522}6 , _ J _ �► % - \ \ \ \ _ \ 7 � A A V vd— ----------- ---- -- - W_ --- _C74 \ - f 5p - � 0 to \ \ \ \ \ \ \ \ - _ / CT CCTV c11L \ \ \ \ - - ' / / / / 1D / - \ k L, I I 1bLIMIT OF CON§TRUCTION (TYP) - ' , ' ' J \ \ \ \ l \ 03 %'Jfo;710,5- \ IEInD L r A V v v v Sp / /_ / v ! / �� IP L LAN E 00 � 8W \I A \ V A 00 A�\V---I \\ \\\\ \ // v Z- v ` v LIMITvOF CONSTRUCTION (TYP)00 \ / I I \\ - _ v � A A V A A I \ \ \ \ \ \ \ \ \ \ \ \ \ \ / F -' - -J- ------- � p LIMIT OF COI VAA\ O / vV�1 1 1I 1 1 v v \3 _ 1 \ I I I lI .I \ \ � ` ' \ \/ \ � \ \ / � / / / 1 \ I I / - \' _ -_ / / / / 1 I I I SII I I / I \ \ \ / /�/ 0 • O \ \ \ / \ I O - v _ \ \\\ \ 1 \ \ _ \\ \ •� \ \ \\ \ \ \ \ \ \ I \ J I \' -- \ \\ --_ -- -_ _ - ' � I I I I I I I I I // /, I I ' I I \ \ _ �1 111,��/J \ \ \ \ O \ \ \ I L I-�1- � O I I I 1 I I A O \ \ \ cq I I I 0 I I I 1 1 1 1 NIT RY MH IRI =7 50.64 E) 715.3 �E I \ \ \ \ \ \ \ \ \ \ \ \ I I I 111 1 �� I I \ \ \ \ \ \ \ \ \ \ \ \ /7 -0 i 00---- \ - \ \ \ \ 0 \ \ \ \ \ \ \ \ \ ` � \ \ \ \ \ \ \ \ \ _ — ' /' / / \ \ /'i/ /' — — — � \ ✓ / / f / ( I I I I \ I I Imo— s / I>I ,/ \ I � \ � l / / / � 1 \ / I I I I \ I I I I \ I I IX - 00 \ \ \ -\ \ _ _ _ CTS\ \\ \ �\ � \ \\� \ \ �_ _ // /// // / � \ I l l/ / / l / l ( \ I I 111( I II11 I I 1 \ \ \ \ I✓'�\\��-- /, �� -� �_`� \\\ \\y�\ \\\ /> - ~ - oy )11 ------ � �\ \\� \ \\ - \-/ � / FO\ � � \\ � \�\ \ �\\ �\-- / Ui' 1 11/ / I\\111 \\ \ -------- ------- \------- -_-- �2/y / PO - _ _ - / / / / - - -- -- - \ \ �\ \\\� � � \� \ � � � I � /2 / � � � � - �- \ �\ III I // \'' -r_- _\ II /'-�• 7 O \ -��- £T� 2� / _FO Foy 00 2w co oy� w \CSVc 2w \ 3.17 AC M M CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319) 351-8282 www.mmsconsultants.net Date I Revision 7/8/20 PROVIDE SEN. AREA SQUARE FEET 9/8/20 PER CITY COMMENTS - NPB 9/23/20 PER CITY COMMENTS - JDM 09/30/20 PER CITY COMMENTS - JDM PRELIMINARY OPD AND SENSITIVE AREAS PLAN SLOPES CAMP CARDINAL EVENT CENTER IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 06-25-2020 Designed by: Field Book No: KB 1259 Drawn by: Scale: JDM 1 "=30' Checked by: KB Sheet No: Project No: 4 9744-004 of, 6 SENSITIVE AREAS LEGEND CONSTRUCTION LIMITS STEEP SLOPE 22,950 SF STEEP SLOPE (DISTURBED) 7,016 SF (31 %) �f���-, 1 R SLOPE 8 SFL CRITICAL SLOPE (DISTURBED) 38 SF (2%) PROTECTED BUFFER 3,490 SF - - - - PROTECTED SLOPE 567 SF PROTECTED SLOPE (DISTURBED) 0 SF (0%) MAN MADE PROTECTED SLOPE 66 4,291 SF MAN MADE PROTECTED SLOPE (DISTURBED) j 3,751 SF (87%) I>I ,/ \ I � \ � l / / / � 1 \ / I I I I \ I I I I \ I I IX - 00 \ \ \ -\ \ _ _ _ CTS\ \\ \ �\ � \ \\� \ \ �_ _ // /// // / � \ I l l/ / / l / l ( \ I I 111( I II11 I I 1 \ \ \ \ I✓'�\\��-- /, �� -� �_`� \\\ \\y�\ \\\ /> - ~ - oy )11 ------ � �\ \\� \ \\ - \-/ � / FO\ � � \\ � \�\ \ �\\ �\-- / Ui' 1 11/ / I\\111 \\ \ -------- ------- \------- -_-- �2/y / PO - _ _ - / / / / - - -- -- - \ \ �\ \\\� � � \� \ � � � I � /2 / � � � � - �- \ �\ III I // \'' -r_- _\ II /'-�• 7 O \ -��- £T� 2� / _FO Foy 00 2w co oy� w \CSVc 2w \ 3.17 AC M M CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319) 351-8282 www.mmsconsultants.net Date I Revision 7/8/20 PROVIDE SEN. AREA SQUARE FEET 9/8/20 PER CITY COMMENTS - NPB 9/23/20 PER CITY COMMENTS - JDM 09/30/20 PER CITY COMMENTS - JDM PRELIMINARY OPD AND SENSITIVE AREAS PLAN SLOPES CAMP CARDINAL EVENT CENTER IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 06-25-2020 Designed by: Field Book No: KB 1259 Drawn by: Scale: JDM 1 "=30' Checked by: KB Sheet No: Project No: 4 9744-004 of, 6 PRELIMINARY OPD AND SENSITIVE AREAS PLAN CAMP CARDINAL EVENT CENTER 7� 0 3 15 30 GRAPHIC SCALE IN FEET 1"=30' IOWA CITY, IOWA a v ovvv vv v v PLAT PREPARED BY: MMS CONSULTANTS INC. 1917 S. GILBERT STREET IOWA CITY, IA 52240 OWNER/APPLICANT: APPLICANT'S ATTORNEY: 9/8/20 CONSTRUCTION LIMITS 9/23/20 TOTAL WETLANDS 09/30/20 25,415 SF WETLANDS (DISTURBED - MITIGATION REQUIRED) / JON M. HARDING RYAN J. PRAHM 3,065 SF (12%) TOTAL WETLANDS DISTURBED AND WITHIN BUFFER 709 NORMANDY DRIVE 425 E. OAKDALE BLVD SUITE 201 OWNER/APPLICANT: APPLICANT'S ATTORNEY: 9/8/20 CONSTRUCTION LIMITS 9/23/20 TOTAL WETLANDS 09/30/20 25,415 SF WETLANDS (DISTURBED - MITIGATION REQUIRED) 4,431 SF (17%) JON M. HARDING RYAN J. PRAHM 3,065 SF (12%) TOTAL WETLANDS DISTURBED AND WITHIN BUFFER 709 NORMANDY DRIVE 425 E. OAKDALE BLVD SUITE 201 WETLAND BUFFER (AVERAGED) 52,015 SF IOWA CITY IA 52246 CORALVILLE IA 52241 50,725 SF 15 -FOOT STREAM CORRIDOR BUFFER 9,228 SF . \ \ \ � , - i \ \ \ \ ` \ \ \ \\\\ 1 _\ \\ 1 \ \\ \ \\ \ \ \ \ \\ \\\%O � \ \\ \ IIII I' - , � I \\ \l \ I I O _ vvv v` v v v v v` vvS `v v v 5 v`-- - \\ \\\\ \\\ \ \ \ \ ` \ I - Ld E)''S ,PA"D AA CEL 20011054 ,vlvvv v v` vv vv vv vv,�v v v v v v vv -- v v v v v v�I � - - - - IG OROAE -Ejgr, LLG - 755 - _ / - 7z5 -MORMON TREK BLVD / IOVVA CITY, A7yk --- - - - - -- - - --- -- / - -750 �4\\�A r v v 2S v \ LnI , 1101\\\W\ ( / \ \ \\ hQ� / p \\\\\\\ \\ \ \ \\\\\\\O\ \\\ \\ \ // -_- -_ I I 1\\L v A V AA \ i Limit 0y �NStRUCTpt�- - o l \ \ \ / O c \ \ \ \ / / / / / / - _ _ _ ' �� / / _ ' � III - i - - - - l CT CCTV ! \ \ \ v q� - `LL - 00 / A \\ \\\ // I/ v �\ `V�s.� ZYZ A / ' v / VIII I` V A / I �i3s I O oo / / O J iJQ 65 7 po _ v o v v v v 1 \ \ _ v v v .� v \ v v v v A V A V J� _ ' / � ♦♦ I I I I I I I I I ,' I I I I I A v _ / _ Ill JJILID,049 \ v 00 \ Ih V v v v O \ v v v A V v v v v v v v v v v v ti� T v v v v v v v v vv v v v v \ v I I O I> CQI I II l 1 I \ V A v A I � v V v� v v v v v v vv vv A vvvv v ♦ � NI I I 1 1 1 1 1 1 1 10 � I I // v v v v A A v v \ Q v v v v v v v v v I I I I I I I l \ I \ \ \ \ q. \ \ \ !/�Q _ _ , \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ♦ � �O I I II I I I I I i I I I I 0 I 1 1 1 I I I I I \ �% 11 \ \ \ \\ \ \I , \ \ \ \ � `/ �,O\ \ \\\ \\\\ \ \\ \\ \\ \\ \ \ \\ ♦ 1� I I I I I I I I I I I I / I I I I I I I I / I- /�,u \ \ \ \ \ \ \ \ \ \ 0 \ \ \ \\ \ \ \ \ \ \ \ \ \ \ \ \ \ \W- A NIT RY MH ����/// 11 1=7 0.64 I I v v I�E(E)715.3 \ \ 7 \ \ \ \ \ \ \\ \ \ \ \ \ \ \ \�2 \ \ ♦ 3\ _ - \ I \ \ \ /1111011 \ \ \ \\ \ O \\ \\\ O\\ v A / v \ vv vvv vvv vvv �� v v � V�aa 1 1VI 1 1 1 I I I //A 1111VAV I � I ON T01 vvvv\v \vv _ O� v vvvv vvv /ca- \ \ \ \ \ - - Tli \ \ \ \ \ \ � \ � � � \\ \= ` \ \ � _ / //// / / ( \\ I I 1 I ( I I 1 I I I I 1 \ \ \ \ I ✓- \\\�_�_= i/ � '1 _- � - = `� \\ 2\\\\S�\\- \ \ \ 7�- \\ Ab- \` - \ \\\�\�\ � _\� / \ I \ I II 1111 11\\ I \ `__ - -------_' --\ /_ \ \--- \\0j� \ \\ \ \ \\ \ \--\ / _--- - - - - -- -\ G{l \\ \\\ \ \\ - / o\ \ \ \ \ \\\ \ / Ui 1 )I11 / -- - - -- \ \ TV \ cc \ \ �\ \\\� � � \� \ � � � I � /2 / � \ \ � - - \ �\ 111 I // \'� -r__ _\ 11 /'-�• Fo F- \ _FO FOS 00 \ \ \ \ \ 0 I — \ 01 �--- co /2w 1z VV 12W 3.17 AC M M CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319)351-8282 www.mmsconsultants.net Date I Revision 7/8/20 SENSITIVE AREAS LEGEND 9/8/20 CONSTRUCTION LIMITS 9/23/20 TOTAL WETLANDS 09/30/20 25,415 SF WETLANDS (DISTURBED - MITIGATION REQUIRED) 4,431 SF (17%) WETLANDS (WITHIN AVERAGED BUFFER AREA) 3,065 SF (12%) TOTAL WETLANDS DISTURBED AND WITHIN BUFFER 7,496 SF (29%) WETLAND BUFFER (AVERAGED) 52,015 SF WETLAND BUFFER (ILLUSTRATIVE REFERENCE) 50,725 SF 15 -FOOT STREAM CORRIDOR BUFFER 9,228 SF T01 vvvv\v \vv _ O� v vvvv vvv /ca- \ \ \ \ \ - - Tli \ \ \ \ \ \ � \ � � � \\ \= ` \ \ � _ / //// / / ( \\ I I 1 I ( I I 1 I I I I 1 \ \ \ \ I ✓- \\\�_�_= i/ � '1 _- � - = `� \\ 2\\\\S�\\- \ \ \ 7�- \\ Ab- \` - \ \\\�\�\ � _\� / \ I \ I II 1111 11\\ I \ `__ - -------_' --\ /_ \ \--- \\0j� \ \\ \ \ \\ \ \--\ / _--- - - - - -- -\ G{l \\ \\\ \ \\ - / o\ \ \ \ \ \\\ \ / Ui 1 )I11 / -- - - -- \ \ TV \ cc \ \ �\ \\\� � � \� \ � � � I � /2 / � \ \ � - - \ �\ 111 I // \'� -r__ _\ 11 /'-�• Fo F- \ _FO FOS 00 \ \ \ \ \ 0 I — \ 01 �--- co /2w 1z VV 12W 3.17 AC M M CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319)351-8282 www.mmsconsultants.net Date I Revision 7/8/20 PROVIDE SEN. AREA SQUARE FEET 9/8/20 PER CITY COMMENTS - NPB 9/23/20 PER CITY COMMENTS - JDM 09/30/20 PER CITY COMMENTS - JDM PRELIMINARY OPD AND SENSITIVE AREAS PLAN WETLANDS CAMP CARDINAL EVENT CENTER IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 06-25-2020 Designed by: Field Book No: KB 1259 Drawn by: Scale: JDM 111=30' Checked by: KB Sheet No: Project No: 5 9744-004 af: 6 PRELIMINARY OPD AND SENSITIVE AREAS PLAN CAMP CARDINAL EVENT CENTER E :J 0 3 15 30 GRAPHIC SCALE IN FEET 1 "=30' IOWA CITY, IOWA PLAT PREPARED BY: MMS CONSULTANTS INC. 1917 S. GILBERT STREET IOWA CITY, IA 52240 OWNER/APPLICANT: JON M. HARDING 709 NORMANDY DRIVE IOWA CITY, IA 52246 APPLICANT'S ATTORNEY: y \ _ A I VA VAAVA \V v V A i v v A IA 111111111�1 v RYAN J. PRAHM- i 425 E. OAKDALE BLVD, SUITE 201 CORALVILLE IA 52241 \\�vO \ AUMITOTS/ 0 'b 1 IG CROVE EAST, LLC, 755 MORMON TREK BLVD PARKING SCREEN PROVIIDE BY RETAINING WALL; CITY, IA 520X�T1NGfR�ESv 'TO O t -B A\� W � �— � - — _ Z -�' 1 v ' \\ I %//////i i 11 \\1 i I / LIM�Iv�` OEv( ON�`f�RUCvTIOI ( ) _ % ,�/,,' 313M - , 3 BM B B / PD \ \ \ _ PROPOSED S % / v v v BUILDING cTv O / v )) \ EXISTING TREES TO BE /03 PRESERVED - IE IG v FL ' , LAW- v W6 W6 l \ \ Aso 3--------�- \ V A �� v �� vvvv vvvvvvv - �� 2 v v LT�VIIT OF CONI�RLJCTION (TYP) _ ��� _ v �v v v v / o� /❑ v 2 V / 00 A %I ('s v ,� LIM1T OF CONSTRUCTION (TYP) VIII \ EXISTING TREES TO BE 1 \ / — PRESERVED \ vvv / � II A I/ A\ / I> I \ \ @ 0 �� �� -�_� --_--_ ��''' '' 00 U/111\V A� ��' _PREJERVEb -EXISTING TREES'TO B� \ V v F �� \ TL v v V V A A v A I I � � / 1 I 111 •I Ico > v� � ! - (� C: V I \ � a. v � v � �l/�/ _ / Avvv vvvv vvvv vvvvv �A�v ' �- I IIIIVIIIII I I_�I 11j11I I I �� F\�\\\� O \ \ \ \ \ \ \ \ \ \ \ \ \ I 1 I I ILj _o \ \ \ O� \ OTL \ -- _- _— \ \ \ \ \ \ \ Q O \OA:il i — ' — 1 -- 1-0 1>1 \ 7�1 /00 \ \ OA- \\ \ --\ I>; rll1111111`\- -- _ 1� ����� - � � _- / � / -� I l / /I / l l I I� w '- CONSTRUCTION LIMITS \ \ - \� - - _ - _ -- _ v v / V A fb- LANDSCAPE REQUIREMENTS — _ qy� \ \ \ \ `\ o PARKING \ - - - - - - _ 1. 1 LARGE TREE WITHIN 60' OR 1 SMALL TREE WITHIN 40' OF Tj EVERY PARKING SPACE. _ \ / \ ; - - - - _ 10 8 PROVIDED \ \O CTS 1. S2 SCREENING REQUIRED BETWEEN PARKING AREAS AND ADJACENT RESIDENTIAL ZONE.* SNF �� -� �D - = ,FO * S2 SCREENING: LOW LEVEL SCREENING. \\ \ \ _ - u SEPARATES DIFFERENT ZONING AREAS. _ \ \ \ ` F0, 33% MUST BE AT LEAST 4' TALL. `\ \` \ �hF OTS /2� 40 PROVIDED - A FQ \ NOTE: NO DEVELOPMENT ACTIVITY OR REMOVAL OF TREES MAY TAKE \ - \ \` \\ \ _F01-1 _ \ FO PLACE WITHIN WETLAND OR PROTECTED SLOPE BUFFER AREAS PLANT LIST — TREES QTY KEY WANIOAL N*& GOMdON NAhf WA GOAfvFAIf ITII Z AS AGER SACGHARI,M SUGAR MAPLE 2" GAL. (> & F 7d X 3d 3 N5 ACER x FREEMANII'AUTUMN GLAZE AUTUMN f5LAZE REP MAPLE 2" GAL. F & 50' X 36y 3 SR 1,YRIN6A RET16LLATA 'IVORY SILK" IVORY SILK JAPANESE TREE LILAC, 1 1/2" GAL 6 & 0 25 X Zd PLANT LIST — SHRU135, PERENNIALS, ORNAMENTAL GRASSES & &ROUNPGOVER QTY KE fTLIRE WrANVA- NA COMMON NAIv1E ZE GOMv�Nf � IZ FM FER6ERI5 THUN6ER0I RUFY CAROUSEL" RUFY CAROUSEL FER6ERRY 15" HT. GOVT, 4" X 5 19 PP PINUS MU6H0 MT6HU6 DWARF MU6110 PINE 15"HT CONT. 4' X 4' 9 VF VI6URNUM PENTATUM 'CHRISTOM' FLUE MUFFIN F1 --E MUFFIN ARROWOOP VIFURNLM 24" HT. CONT, 4' X 3' ti U \ \ \ O 72w co _ - - 12w , CT\,2w \ - 1-2V�, 12W FO 3.17 AC M M CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319) 351-8282 www.mmsconsultants.net Date I Revision 7/8/20 PROVIDE SEN. AREA SQUARE FEET 9/8/20 PER CITY COMMENTS - NPB 9/23/20 PER CITY COMMENTS - JDM 09/30/20 PER CITY COMMENTS - JDM PRELIMINARY OPD AND SENSITIVE AREAS PLAN (LANDSCAPE PLAN) CAMP CARDINAL EVENT CENTER IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 06-25-2020 Designed by: Field Book No: KB 1259 Drawn by: Scale: JDM 1 "=30' Checked by: Sheet No: Project No: 6 KB 9744-004 of, 6 Wetland Mitigation Plan, Iowa City Sensitive Lands & Features Camp Cardinal Event Center Prepared for: Jon Harding Prepared by: IMPACT, Impact7G, Inc. 310 Second St. Coralville, Iowa 52241 Project #: Harding -001 September 30, 2020 Table of Contents 1.0 Executive Summary .......................................... 2.0 Wetland Mitigation (City Code 14-51-6C) 2.1 Wetlands Delineated.......................................................................................................................................................3 2.2 Wetlands Disturbed, Buffer Averaging, & Construction Limits....................................................................4 2.3 Wetland Erosion & Equipment Protections..........................................................................................................5 2.4 Wetland Certification, State & Federal Permitting.............................................................................................5 2.5 Wetland Buffer Reduction............................................................................................................................................5 2.6 Stormwater Management Plan...................................................................................................................................5 3.0 Compensatory Mitigation Plan (City Code 14-51-6G) 3.1 Wetland Impact Value Assessment and Replacement Ratios........................................................................6 3.2 Buffer Averagingjustification .....................................................................................................................................7 3.3 Mitigation Goals................................................................................................................................................................8 3.4 Mitigation Site Suitability Analysis...........................................................................................................................9 3.5 Plant Lists........................................................................................................................ 9 3.6 Monitoring Requirements Attachment A: Wetland Delineation Harding Property....... Attachment B: Section 404 Wetland Permit, # 2020-1098 Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 1 1.0 Executive Summary Construction of the Camp Cardinal Event Center in Iowa City, IA, will result in the permanent loss of 0.09 acre of emergent wetland area, and the temporary impact of 0.01 acre of emergent wetland area. City Code 14-51-6 of Iowa City requires wetland mitigation for the permanent wetland loss. Compensatory mitigation for this wetland area is proposed to be conducted onsite through enhancement of remaining wetland areas on the property. This wetland mitigation plan is proposed specifically to meet objectives of the Purpose of regulating development in and around wetlands in Iowa City, as specified in City Code 14-51-6A. Proposed mitigation efforts would preserve and enhance the wetland functions and values provided to the City, its residents, and the local environment through: • Preservation of existing natural stormwater retention, control of runoff, water quality improvement, ground water recharge and flood storage; • Preservation and improvement of habitat for plants, amphibians, and other wildlife; • Minimization of development impact on wetland areas through active preservation, enhancement, and management of the remaining wetland areas; • Protection of wetland areas above and beyond that of federal and state government requirements through implementation of this mitigation plan strictly and solely for the purposes of meeting City of Iowa City Code; and • Minimization of the long term environmental impact of wetland loss associated with this development, offset by increased biologic, hydrologic, and geochemical functionality of the remaining wetlands through increased species diversity and invasive species management. 2.0 Wetland Mitigation (City Code 14-51-6C) The following sections provide details of construction activities and impacts and provide reference to appropriate external documentation provided separately or as attachments to this document. Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 2 2.1 Wetlands Delineated Impact7G delineated a total of 0.63 acres of wetlands within the parcel and immediately adjacent, composed of 0.27 acre of forested wetland and 0.36 acre of emergent wetland. Please refer to Wetland Delineation Harding Property, 2019, (Attachment A) for more information. See Figure 1, below. The U.S. Army Corps of Engineers conducted a review of this delineation and provided acceptance through issuance of a Section 404 Wetland Permit, # 2020-1098 (Attachment B) for the proposed Event Center development. Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 3 2.2 Wetlands Disturbed, Buffer Averaging, & Construction Limits Wetlands Disturbed A total of 0.09 acre of emergent wetlands will be removed permanently. A temporary impact of 0.01 acre will occur through operation of construction equipment within emergent wetland areas directly adjacent to a retaining wall. Wetland Buffers For reference, buffer of remaining wetlands would equal 50,015 SF (1.15 acres). Buffer averaging at this location will result in 52,015 SF (1.19 acres) of buffer area. See OPD And Sensitive areas Plan for reference, and Figure 2, below. Construction Limits Operation, storage, or any other equipment or construction materials use, not directly intended to complete wetland mitigation activities as described herein, will be strictly prohibited from remaining (preserved) wetlands and buffer areas. The limits of construction activity (not pertaining to wetland mitigation) is illustrated on the OPD And Sensitive Areas Plan and Figure 2, below. Figure 2: "Wetlands" Preliminary Site Plan Excerpt PRELIMINARY OPD AND SENSITIVE AREAS PLAN . CAMP CARDINAL EVENT CENTER a.� u�a- �•y IOWA CITY, IOWA II l PR91YW1it'60 AY1 u� n WETLANDS GMPC{,Rpik4L erc�rt c��rrEa Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc, Page 4 SENSH WE AREAS LEGEND a CONSTRUCTION LIMITS WETLANDS ®TOTAL 25A15 SF WETLANDS (DISTURBED -MITIGATION REQUIRED) 4,431 SF (17°6) .iR�Cd 1y\\\\I WETLANDS (WITHIN AVERAGED SUFFER AREA) �\ 3,665 SF (12%) TOTAL WETLANDS DISTURBED AND WITHIN BUFFER 7,406 SF (29%) �fJjffjJJf%fj, WETLAND BUFFER (AVERAGED) f 52,015 SF WETLAND BUFFER (ILLUSTRATIVE REFERENCE) 50,725 SF 15 -FOOT STREAM CORRIDOR BUFFER 9,226 SF PR91YW1it'60 AY1 u� n WETLANDS GMPC{,Rpik4L erc�rt c��rrEa Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc, Page 4 t I Ts �\ Ma — f 19 I PR91YW1it'60 AY1 u� n WETLANDS GMPC{,Rpik4L erc�rt c��rrEa Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc, Page 4 2.3 Wetland Erosion & Equipment Protections Prior to any other development activities, construction limits will be protected by silt fencing where possible and appropriate. Construction limits adjacent to wetland buffers and/or wetland areas will also be clearly marked with orange construction fencing. Please refer to the Camp Cardinal Event CenterStormwater Management Plan, prepared by MMS Consultants, for more erosion control details. 2.4 Wetland Certification, State & Federal Permitting The report, Wetland Delineation Harding Property, was prepared by Impact7G in 2019 and submitted to the U.S. Army Corps of Engineers in 2020. Receipt and acceptance of the findings in the wetland delineation is documented by means of a Section 404 Wetland Permit, # 2020-1098 (Attachment B). Section 404 Permit # 2020-1098 provides federal and state authorization for the wetland impacts proposed in association with Camp Cardinal Event Center construction activities provided all terms and conditions of Nationwide Permit (NWP) No. 39 are met. Wetland enhancements proposed herein will be conducted under NWP 27. 2.5 Wetland Buffer Reduction No wetland buffer reduction is requested. 2.6 Stormwater Management Plan Please refer to the Camp Cardinal Event CenterStormwater Management Plan, prepared by MMS Consultants, submitted separately. 3.0 Compensatory Mitigation Plan (City Code 14-51-6G) Compensatory mitigation for wetland loss as a result of construction of the Camp Cardinal Event Center includes preservation and management of all remaining wetlands within the parcel and enhancement of approximately 0.27 acre of emergent, non -forested wetland area. See Figure 3, below. The emergent wetland area is currently a monoculture of the invasive species reed canary grass (Phalaris arundinacea), and is proposed to be converted to a sedge meadow vegetative community, qualifying as enhancement (under city code 15-51-6) to a "diverse plant associations of infrequent occurrence'. In addition, native shrubs would be established to provide forest ecotone areas and native tree species would be established along the wetland edge to increase the woody species diversity and habitat. Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 5 3.1 Wetland Impact Value Assessment and Replacement Ratios Wetland impacts proposed include permanent loss of 0.09 acre of emergent wetland and temporary disturbance of 0.01 acre of emergent wetland. Regarding relative size to the overall wetland, the proposed permanent wetland loss is reduced from previous site layouts to just under 0.1 acre of emergent wetland proposed to be lost. This wetland loss represents 16% of the total wetlands delineated onsite, a reduction of 34% from the earlier site layouts which included as much as 50% wetland loss, primarily for stormwater management. Wetland and buffer areas are maximized while providing for required parcel entry and parking requirements necessary for the desired facility. Regarding adverse impact on the overall wetland, it is reasonable to argue that there is no net adverse impact for the following reasons. • The wetlands are considered low quality, as rated by regional wetland Routine/Rapid Assessment Methodologies (Iowa & Minnesota). The wetland's vegetation is composed of 100% (monoculture) non-native and invasive reed canary grass (Phalaris arundinacea), which provides minimal wildlife habitat and no species diversity compared to emergent wetlands with a diverse native species assemblage. Due primarily to the small wetland size, poor ecological quality, and ecological conditions of its watershed, the lost wetland provides a minimal contribution to any hydrologic, Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 6 biogeochemical, or habitat functions to the local community and watershed that are not provided by those wetlands remaining onsite. Relative to the quality of proposed wetlands lost, compensatory mitigation would, at a minimum, minimize any long term environmental impact of wetland loss associated with this development through increased biologic, hydrologic, and geochemical functionality of the remaining wetlands through increased species diversity and invasive species management. This district of Iowa City is expected to continue to be developed. The perpetual conservation of the remaining wetlands will insure the provision of continued ecological functions into the future. The perpetual conservation of the expansive, high quality buffer (as averaged) will protect those remaining wetlands from expected development pressures in the area. Replacement Ratios City Code 14-51-6, sections G1 and G2, outline standards by which wetlands should be mitigated at certain ratios or be considered "no build" areas. The proposed wetland impact areas do not fit any of the listed defining characteristics criteria for elevated mitigation ratios (2:1 or 3:1) including: • presence of threatened and endangered species or their habitat; • presence within a regulated stream corridor; • the presence of diverse plant associations of infrequent occurrence or of regional importance; • forested wetlands; • standing water throughout the calendar year; or • migratory bird habitat of significance. Therefore, a mitigation ratio of 1:1 would be considered applicable in this circumstance. Furthermore, as stated in City Code, "If said wetland or the replacement habitat is enhanced so that it contains one or more of the defining characteristics listed in subsection G1 or G2 of this section, [listed above] the required replacement ratio may be reduced to 0.5:1:' The wetland compensatory mitigation plan proposed herein is an enhancement of existing onsite wetlands from their current state. Enhancement includes one or more of the defining characteristics listed above, thus an appropriate replacement ratio in this circumstance is 0.5:1, equal to 0.045 acre of compensatory mitigation for 0.09 acre of wetland loss. Compensatory mitigation proposed below is an enhancement of 0.27 acres, equaling a replacement ration of 3:1. 3.2 Buffer Averaging Justification Regarding the need for buffer averaging, there are clear environmental and aesthetic benefits, listed below • The proposed buffer averaging results in 4% greater total area than required minimums. • The buffer averaging includes areas of distinctly higher quality vegetation than those areas that would be included in a standard (not averaged) buffer. Averaging results in an increase in species richness due to the high quality assemblage of native upland and mesic tree, shrub and herbaceous species identified, including white oak and shagbark hickory species. •- The upland species diversity is increased through averaging and provides habitat and food for aquatic wildlife in the preserved wetland. • Stream and wetland water temperature moderation will be preserved through direct shading and expanded shading of the upland watershed in areas that would otherwise be susceptible to future clearing or development. • Buffer averaging results in additional roots and down woody debris that slow water movement and increase stormwater infiltration, decreasing the frequency and intensity of downstream flooding. Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 7 The resulting expanded buffer area provides aesthetic benefits to both the public and the developer. The expanded buffer preserves woodlands that would be afforded no other protection, and that will continue to provide Camp Cardinal Road and pedestrians a wooded corridor along the entire length of the parcel. Additionally, the proposed event center will benefit directly from the established woodland landscape through screening of the view and noise of Camp Cardinal Road and Highway 218. 3.3 Mitigation Goals The proposed compensatory mitigation is composed of three specific goals for enhancement of the 0.27 acre emergent wetland area. Goals and associated benchmarks are described below. I. Invasive species management through significant reduction of the presence of invasive species Phalaris arundinacea (reed canary grass, or RCG). Near 100% dominance in absolute cover of RCG in the entire emergent wetland area results in a loss of habitat and species richness throughout the wetland. Enhancement is proposed through removal of RCG through targeted chemical and mechanical means and replacement with native wetland species, preferably with a predominance of sedge and rush species, such as those with Carex, Scirpus and Juncus Genus. RCG cannot be eliminated due to its presences in the adjacent forested wetland area as well as upstream seed sources. Some RCG management in the preserved forested wetland area may be conducted to assist in meeting enhancement goals tied to the emergent area. Performance Benchmark Required Required Proposed Proposed Wetland Impact Mitigation Compensatory Mitigation Compensatory Ratio Mitigation Area Ratio Mitigation Area 0.09 acre 0.5:1 0.045 acre 3:1 27 acre emergent 0.enhancement I. Invasive species management through significant reduction of the presence of invasive species Phalaris arundinacea (reed canary grass, or RCG). Near 100% dominance in absolute cover of RCG in the entire emergent wetland area results in a loss of habitat and species richness throughout the wetland. Enhancement is proposed through removal of RCG through targeted chemical and mechanical means and replacement with native wetland species, preferably with a predominance of sedge and rush species, such as those with Carex, Scirpus and Juncus Genus. RCG cannot be eliminated due to its presences in the adjacent forested wetland area as well as upstream seed sources. Some RCG management in the preserved forested wetland area may be conducted to assist in meeting enhancement goals tied to the emergent area. Performance Benchmark Estimated Completion Date 1 —60% reduction of RCG in emergent enhancement area 10/15/2021 (Year 1) 10/15/2023 ear 3 no more than 40% absolute cover g0/15/2025 (Year 5) 2 —90% reduction of RCG in emergent enhancement area • no more than 10% absolute cover 10/15/2022 (Year 2) II. Establish a diverse assemblage of native wetland species. Seeding and planting native species will be conducted and evaluated based on species richness/diversity and mean conservation of conservatism rating. Performance flenchmark" ' Estimated Com letionDate 3 25% cover by nativespecies 10 15/2022 Year 2 4 80% cover by native species 10/15/2023 ear 3 5 Minimum 20 native wetland species established with a mean Coefficient of Conservatism of 3.5. g0/15/2025 (Year 5) Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 8 III. Establish forest and forest ecotone strata within the emergent area. Ecotone and forest enhancement will be accomplished through planting of wetland shrubs within the enhancement area and wetland or mesic tree species on sloped areas adjacent to wetlands. Performance Benchmark zEstimated Com letion Date . 6 Native trees minimum 10 and shrubs minimum 8planted. 10/15/2022 ear 2 7 Establishment of 8 native wetland shrubs within emergent 0.69 Asclepias incarnata (Rose Milkweed) enhancement areas. Bidens aristosa (Swamp Marigold) 1.38 • Vigorously growing and fully leafed out after at least 1 full 10/15/2025 (Year 5) Aster umbellatus (Flat -Topped Aster) growing season from planting date. Eupatorium perfoliatum (Boneset) 8 Establishment of 10 native trees established within or adjacent to 1.38 Eutrochium maculatum (Joe Pye Weed) the wetland areas. Helenium autumnale (Sneezeweed) 1.38 • Vigorously growing and fully leafed out after at least 1 full 10/15/2025 (Year 5) Iris versicolor (Northern Blue Flag) growing season from planting date. Liatris pycnostachya (Prairie Blazing Star) 3.4 Mitigation Site Suitability Analysis The proposed compensatory mitigation involves enhancement of existing wetland areas that were identified as meeting wetland characteristics of soil, substrate and hydrology by Wetland Scientists in 2019. Please refer to the report completed by Impact7G titled, Wetland Delineation Harding Property, 2019, (Attachment A) for more information. 3.5 Plant Lists Wetland herbaceous seeding shall consist of native species of regional ecotype with a significant component of sedge and rush genus, such as Carex, Scirpus, Juncus, and Eleocharis. Seed mixes shall contain a minimum of 30 native species. The following is an example seed mix. Botanical Name (Common Name) % by wt. Acorus americanus (Sweet Flag) 0.69 Alisma subcordatum (Mud Plantain) 1.38 Ammannia coccinea (ScarletToothcup) 0.69 Asclepias incarnata (Rose Milkweed) 4.15 Bidens aristosa (Swamp Marigold) 1.38 Boltonia asteroides (False Aster) 0.9 Aster umbellatus (Flat -Topped Aster) 0.6 Eupatorium perfoliatum (Boneset) 0.69 Euthamia graminifolia (Grass -leaved Goldenrod) 1.38 Eutrochium maculatum (Joe Pye Weed) 0.69 Helenium autumnale (Sneezeweed) 1.38 Hibiscus laevis (Rose Mallow) 2.77 Iris versicolor (Northern Blue Flag) 3.46 Liatris pycnostachya (Prairie Blazing Star) 5.53 Lobelia siphilitica (Great Blue Lobelia) 1.73 Mimulus ringens (Monkey Flower) 0.3 Oligoneuron riddellii (Riddell's Goldenrod) 0.6 Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 9 Penthorum sedoides (Ditch Stonecrop) 1.38 Physostegia virginiana (Obedient Plant) 1.04 Pycnanthemum virginianum (Mountain Mint) 0.69 Ranunculus sceleratus (Annual Buttercup) 1.38 Sagittaria latifolia (Common Arrowhead) 0.75 Sparganium eurycarpum (Great Bur Reed) 11.15 Symphyotrichum novae-angliae (New England Aster) 1.21 Verbena hastata (Blue Vervain) 3.01 Vernonia fasciculata (Common Ironweed) 1.38 Total of WILDFLOWERS: 50.36% GRASSES, SEDGES & RUSHES Botanical Name (Common Name) % by wt. Bromus ciliatus (Fringed Brome) 20.48 Carex comosa (Bristly Sedge) 1.38 Carex crinita (Fringed Sedge) 4.15 Carex hysterldna (Porcupine Sedge) 3.01 Carex vulpinoidea (Brown Fox Sedge) 2.08 Eleocharis acicularis (Spike Rush) 1.38 Elymus virginicus (Virginia Wild Rye) 11.07 Glyceria grandis (Reed Manna Grass) 2.08 Scirpus atrovirens (Dark -green Bulrush) 0.69 Scirpus cyperinus (Wool Grass) 0.3 Scirpus validus (Great Bulrush) 1.51 Spartina pectinata (Cord Grass) 1.51 Totals of GRASSES, SEDGES & RUSHES: 49.64% Mitigation tree and shrub plantings shall consist of native species of regional ecotype. The following lists appropriate species examples and are selected for their habitat value and tolerance of environmental conditions noted at the proposed mitigation location. Due to the small area, no tree or shrub diversity requirement is recommended. Substitutions allowed providing for habitat value and site condition limitations are allowed if approved by a qualified wetland scientist. Shrub Species: Commoi4 name Species Name r Buttonbush Ce halanthusoccidentalis Rose mallow Hibiscus laevis Elderberry Sambucus canadensis Tree Species: Ccunmon name; , S ecies Name ' Sycamore Platanusoccidentalis Swamp White Oak Quercus bicolor Bur Oak Quercus macrocarpa Pecan Carya illinoensls River Birch Betula rii ra Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 10 3.6 Monitoring Requirements Wetlands will be monitored by a qualified wetland scientist. Monitoring will occur during the growing season, at least 2 times annually, to assess the status of mitigation goals stated above. An annual report will be provided to the City of Iowa City by December 31st of each monitoring year, detailing the following: 1. Data on plant species diversity and the extent of plant cover established in the enhanced wetland; 2. Wildlife presence; 3. Data on water regimes, water chemistry, soil conditions and ground and surface water interactions; and 4. Proposed alterations or corrective measures to address deficiencies identified in the created or enhanced wetland, such as a failure to establish a vegetative cover or the presence of invasive or foreign species. Annual monitoring and reporting will be conducted for a minimum of 5 years. At the end of 5 years and/or when all Mitigation Goal Benchmarks are achieved, compensatory monitoring and reporting will cease upon concurrence of the City of Iowa City. 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 conclusionsare true, accurate, and based on current environmental principles and science. No warranties, eitherexpressed 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 Impact7G, Inc. reviews the changes and either verifies or modifies the conclusions of this form in writing. This report has been prepared by: �..s...,� Prepared by: Chant Eicke, PWSVZ&,,",Itw ;r` Date Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Page 11 Attachment A: Wetland Delineation Harding Property Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Attachment A Attachment B: Section 404 Wetland Permit, # 2020-1098 Camp Cardinal Event Center Wetland Mitigation Impact7G, Inc. Attachment B Wetland Delineation Harding Property Prepared for: Jon Harding 709 Normandy Dr. Iowa City, IA 52246 Prepared by: IMPACT%G Impact7G, Inc. 310 Second St. Coralville, Iowa 52241 Project #: Harding -001 December 2, 2019 TABLE OF CONTENTS Contents 1.0 Executive Summary............................................................................................................................................................................ 2 1.1 Purpose & Need............................................................................................................................................................................... 2 1.2 Location.............................................................................................................................................................................................. 2 1.3 Summary Findings......................................................................................................................................................................... 2 2.0 Methodology: Delineation of Wetlands and Other Waters of the U.S ............................................................................ 2 2.1 Wetlands............................................................................................................................................................................................. 2 2.2 Streams & Tributaries................................................................................................................................................................... 2 2.3 Ditches.................................................................................................................................................................................................2 3.0 Discussion of Findings....................................................................................................................................................................... 3 3.1 Current Conditions.........................................................................................................................................................................3 3.2 Wetland Determinations............................................................................................................................................................. 3 3.3 Streams & Tributaries................................................................................................................................................................... 3 4.0 Regulatory Review.............................................................................................................................................................................. 4 5.0 Conclusions............................................................................................................................................................................................ 5 References...................................................................................................................................................................................................... 6 FigureA: Wetland Delineation Map.................................................................................................................................................... 7 FigureB: Location Map............................................................................................................................................................................. 8 Figure C: USGS Topo 7.5 Minute Quadrangle Map (1:24,000)................................................................................................. 9 Figure D: Soils and National Wetland Inventory (NWI) Map................................................................................................10 Figure E: FEMA National Flood Hazard Layer & IA Streams.................................................................................................. 11 AppendixA: Photos................................................................................................................................................................................. 12 Appendix B: Wetland Delineation Data Sheets............................................................................................................................ 15 Wetland Delineation Report Page 1 Impact7G, Inc. December 2019 1.0 Executive Summary 1.1 Purpose & Need Impact7G was contracted by Jon Harding to complete a wetland delineation investigation for a proposed urban development. The intent of this wetland investigation is to document existing site conditions, at the time of delineation, as may be of consequence to any potential regulatory compliance needs. 1.2 Location Street Address: NW corner of Camp Cardinal Road and Camp Cardinal Boulevard Township: 79N Range: 07W Section: 12 Quarter: Southeast See Figure B for Location Map. 1.3 Summary Findings Impact7G delineated a total of 0.63 acres of wetlands within the project boundary, composed of 0.27 acre of forested wetland and 0.36 acre of emergent wetland. Potential jurisdiction of wetlands by state or federal agencies is not discussed in this report. 2.0 Methodology: Delineation of Wetlands and Other Waters of the U.S. 2.1 Wetlands Field analysis was completed 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 and associated shapefiles are available upon request. 2.2 Streams & Tributaries For the purposes of this report, streams & tributaries are characterized by having both a defined bed and bank, and an ordinary high water mark (CHWM). 2.3 Ditches Any areas identified as ditches within the project area were specifically designed and are maintained to promote roadway or other drainage. Ditches exhibiting wetland characteristics (hydrophytic vegetation, hydric soils, or wetland hydrology), that were constructed in upland areas are not identified as wetlands or other waters of the U.S. For the purposes of this report, ditches or portions of ditches meeting wetland characteristics that were likely constructed in pre-existing wetlands and/or intersect existing wetlands, or Wetland Delineation Report Page 2 Impact7G, Inc. December 2019 other waters of the U.S., are identified as wetlands. Furthermore, ditches are distinguished herein from streams or tributaries if they lack a defined bed and bank, ordinary high water mark, and perennial flow. 3.0 Discussion of Findings Wetland delineation fieldwork was completed on October 17, 2019 by: Chant Eicke, PWS, Certified Wetland Delineator 3.1 Current Conditions The investigation area consists of a forested hillside consisting of two converging drainageways, which slope down to a partially forested, topographically low basin, draining to the southeast via a road culvert. The lot is undeveloped except for an access road crossing a ravine (along the eastern property boundary that appears to have been placed in 2014 - 2015) and minor disturbances associated with tree removal activities. Based on the Weekly Palmer Drought Indices, long term conditions through the week of October 12 were extremely moist for this region of Iowa. Rainfall conditions on the day of the delineation and immediately preceding fieldwork were seasonally normal. US Fish and Wildlife Service National Wetland Inventory (NWI) mapping identifies an impoundment or pond which generally corresponds to the field delineated emergent wetland. SSURGO soil data indicates an area mapped as Water in the low -landscape areas, which also corresponds to wetlands identified during field investigation (Figure D). USGS 24,000 topographic mapping includes a blue line stream that is consistent with stream indicators identified during field investigations (Figure C). 3.2 Wetland Determinations Impact7G delineated 0.63 acre of emergent and forested wetlands within the investigation area. Emergent wetlands are characterized as reed canary grass -dominated low -landscape areas subject to frequent flooding and high water tables. Low-level impoundment of the wetland drainageway has been caused by installation of a culvert that drains under Camp Cardinal Road to the east. Floodplain forest areas are dominated by reed canary grass and black willow trees and are slightly higher and drier than emergent areas to the east. A stream flows through the forested wetland roughly following the northern toe of slope. Table 1: Delineated Wetland Areas Cowardin Classification) Palustrine Wetland Class Total Acres Emergent 0.36 Forested 0.27 See also: Figure A: Wetland Delineation Map Appendix A: Photos Appendix B: Wetland Delineation Datasheets 3.3 Streams & Tributaries Cardinal Creek South Branch (USGS Topo Maps) is located within the project area and is illustrated on Figure A. The tributary enters the property through a culvert in the southwest and flows generally to the east before losing a defined bed and bank in the emergent wetland to the east. The emergent wetland drains through a Wetland Delineation Report Page 3 Impact7G, Inc. December 2019 culvert to the east, under Camp Cardinal Road. This stream is named on USGS topographic mapping and is included in the Stream Centerlines of Iowa dataset provided by Iowa GeoDATA. Within the project area, the tributary is described as follows: • 302 linear feet • 2.5 feet average width • 4 inch general depth • well connected with floodplain • silty substrate • perennial flow • functionally compromised due to the length of culverted portions of the waterway immediately upstream from the investigation area. Noted evidence of the CHWM include: a clear, natural line impressed on the bank; shelving; changes in the character of soil; destruction of terrestrial vegetation; and the presence of litter and debris. 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 (WATERS), including wetlands and streams, 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 WATERS delineated for this project are considered regulated. Based on the information provided, it appears this project may involve filling part of WATERS 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 WATERS 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. Wetland loss of 1/2 acre or less is typically permitted under a Nationwide Permit. Stream impacts of 300 linear feet or less are typically permitted under a Nationwide Permit. This permit often 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 WATERS cannot be avoided. Permit applicants then must demonstrate that reasonable efforts to minimize impacts to WATERS 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 may require 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) in some circumstances. Wetland Delineation Report Page 4 Impact7G, Inc. December 2019 5.0 Conclusions Impact7G delineated a total of 0.63 acres of wetlands within the investigation area, including 0.36 acres of forested wetland and 0.27 acre of emergent wetland. Cardinal Creek South Branch, a functionally compromised perennial tributary to Clear Creek, is also present within the investigation area. If proposed activities will impact these areas, consultation with the U.S. Army Corps of Engineers and the Iowa Department of Natural resources is strongly recommended. 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 Impact7G, Inc. reviews the changes and either verifies or modifies the conclusions of this form in writing. This report has been prepared by: Prepared by: Chant Eicke, PWS Reviewed by: Will Downey, Environmental Specialist Wetland Delineation Report Impact7G, Inc. Date Page 5 December 2019 References Hurt, G.W. (ed.), 2006. Field Indicators of Hydric Soils in the United States, Version 6.0. USDA, NRCS, Baltimore, MD. USAEWES Environmental Laboratory, 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1. U. S. Army Corps of Engineers (USACE), 2005. Subject: Ordinary High Water Mark Identification. Regulatory Guidance Letter No. 05-05. Date: 12/7/2005. 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. "Weekly Palmer Drought Indices." National Oceanic and Atmospheric Administration, US Department of Commerce, 3 October 2019, https://www.ncdc.noaa.gov/temp-and-precip/drought/weekly-palmers/ GIS & Mapping Layer Sources All field data shown on maps for wetlands, waterways, bat tree habitat, and data points field -collected and post -processed using ArcGIS by Impact7G Inc.. Aerial photography provided by Iowa GEODATA (ArcGIS Server) Source: https://geodata.iowa.gov/ Base -mapping data provided by Iowa GEODATA, including: • 2 -foot contour lines • USGS 24,000 Topographic Mapping • National Wetland Inventory (NWI) mapping • Stream Centerlines in Iowa • Source: https://eeodata.iowa.gov/ Digital SSURGO Soils Data provided by USDA data gateway. Source: http://datagateway.nres.usda.govI Wetland Delineation Report Page 6 Impact7G, Inc. December 2019 Figure A: Wetland Delineation Map Wetland Delineation Report Page 7 Impact7G, Inc. December 2019 Figure B: Location Map I I I I I t I 0 A MELROSE AVE a� v z Gp4 w a v � J Q Q GP a L y�LlH �F<+p `tn41N�L BLVD as� ro 2y a N8 "7z- MELROSE 7G 0.1 0.2 0.3 0.4 Miles Q Investigation Area Burr j 0b asp' �� yrs fJut4c+nu`,� LJ z a LU x SW T� ISE F Tp2r8s 0�{ < r 4�Galway. 9GF zMPncn9? Wetland Delineation Report Page 8 Impact7G, Inc. December 2019 Figure D: Soils and National Wetland Inventory (NWI) Map MUSYM Mapunit Name M163G Fayette silt loam, till plain, 25 to 40 percent slopes M163D2 Fayette silt loam, till plain, 9 to 14 percent slopes, eroded M163F2 Fayette silt loam, till plain, 18 to 25 percent slopes, eroded W Water -- 8002 Clinton silt loam, 5 to 9 percent slopes, eroded MIMF2 50 100 150 200 Feet N ifl Investigation Area Hydric Presence NWT = 100% 166-99% 1 dL i 729B i I R1163D3 0% e D 33-65% 1- 32% TMPACT79 0% Wetland Delineation Report Page 10 Impact7G, Inc. December 2019 a h .,. W CW ] *' Noll%'� f - ■e ■ ■ 00� ■ ►np E. iw J Im act7G Inc -1-112.712019 P FSA,'GeoEye, CNES1Aifrbus D5 of Iowa co rtesv- Iowa GeoDATA Appendix A: Photos Photo 1: Data Point E-1 Date: 10/17/2019 Direction: south Photo 2: Extension of emergent wetland north of the access road (data point E-1) Date: 10/17/2019 Direction: northeast Photo 3: Data Point F-1 Date: 10/17/2019 Direction: east Wetland Delineation Report Page 12 Impact7G, Inc. December 2019 / 4aw �'� 7 9g •, � r � �s . 3 jyk r a. l -!r / 4aw �'� 7 9g •, � r � Photo 7: SW Culvert Outlet Date: 10/17/2019 Culvert that conveys the tributary into the Investigation Area, from under Camp Cardinal Boulevard and Highway 218. Inlet the tributary E)n Area, under Wetland Delineation Report Page 14 Impact7G, Inc. December 2019 Appendix B: Wetland Delineation Data Sheets See Figure A: Wetland Delineation Map for data point locations. Wetland Delineation Report Page 15 Impact7G, Inc. December 2019 Wetland Determination Data Form - Midwest Region Project/Site: Harding -001 Sensitive Areas Environmental Investigation City/County: Johnson Date: 10/17/2019 Applicant/Owner: Jon Harding Investigator(s): Impact7G Inc. (C. Eicke) Landform (hillslope, terrace, etc.):drainageway Slope (%) 0-2% Latitude(dd): 41.660346 Soil Map Unit Name: WATER State: IA Sample Point: E-1 Section, Township, Range: Section12, T79N, R07W Local relief (concave, convex, none): concave Longitude(dd): -91.599466 Datum NAD 1983 UTM Zone 15N Are climatic / hydrologic conditions on the site typical for this time of year? Yes V No ❑ (If no, explain in Remarks.) Are Vegetation ❑ Soil ❑ or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? ❑v] 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? W Is the Sampled Area Wetland d❑ Wetland Type: Hydric Soil present? W within a Wetland?wet prairie Non -Wetland ❑ Remarks: Wetland Hydrology present? ❑� Reed canary grass -dominated marsh is mapped as WATER on SSURGO soils and Pond/Impoundment on National Wetland Inventory. Vegetation Tree Stratum: 1. 2. 3. 4. 5. Plot size: 30ft radius, DBH >: Common Name Sapling/Shrub Stratum: 1. 2. 3 4 5 Plot size: 15' radius Common Name Herbaceous Stratum: 1 Phala 2. 3. 4. 5. 6. 7. 8. 9. 10 Plot size: 5' radius Common Name Absolute Dominant % Cover Species? Status Dominance Test worksheet: 0 I Number of Dominant Species 0 That Are OBL, FACW, OR FAC: 1 (A) 0 Total Number of Dominant Species Across All Strata: 1 (B) 0 Percent of Dominant Species 0 That Are OBL, FACW, or FAC: 100% (A/B) 0 = Total Cover Prevelance Index worksheet: 0 0 Total % Cover of: Multiply by: 0 OBL species: 0 x 1 0 0 FACW species: 100 x 2 200 0 I FAC species: 0 x 3 0 FACU species: 0 x 4 0 0 = Total Cover UPL species: 0 x 5 0 100 YES rFACW Column Totals: 100 (A) 200 (B Prevalence Index = B/A = 2.00 0 0 0 Hydrophytic Vegetation Indicators: Dominance Test is >50% ❑d Prevalence Index is <_3.0' ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a 0 0 0 0 separate sheet) 0 ❑ Problematic Hydrophytic Vegetation' (Explain) 0 I 100 =Total Cover 'Indicators of hydric soil and wetland hydrology Vine Stratum: Plot size: 30ft radius, > 1 m t Common Name must be present, unless disturbed or problematic. 1.0 C 2. 0 _ Hydrophytic Vegetation Yes ❑� Remarks: (Include photo numbers here or on a separate sheet) 0 =Total Cover Present? No ❑ US Army Corps of Engineers Impact7G, Inc. Midwest Region Soils I Sample Point: E_1 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: 0-1 10YR 3/2 sil saturated 1-2 10YR 4/3 sil 2-18 10YR 4/1 7.5YR 4/6 20 C M sil depletions become more numerous with depth 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑ Histosol (Al) [-]Sandy Gleyed Matrix (S4) ❑Histic Epipedon (A2) [-]Sandy Redox (S5) [-]Black Histic (A3) [-]Stripped Matrix (S6) ❑ Hydrogen Sulfide (A4) ❑ Loamy Mucky Mineral (F1) F-] Stratified Layers (A5) F-] Loamy Gleyed Matrix (F2) ❑2 cm Muck (A10) F./-] Depleted Matrix (F3) ❑ Depleted Below Dark Surface (All 1) ❑ Redox Dark Surface (F6) F-] Thick Dark Surface (Al2) F-] Depleted Dark Surface (F7) F-] Sandy Mucky Mineral (S1) F-] Redox Depressions (F8) ❑5 cm Mucky Peat or Peat (S3) [7] Iron Deposits (65) Restrictive Layer (if observed): Type: Depth (inches): Soil Remarks: Indicators for Problematic Hydric Soils3 F-] Coast Prairie Redox (A16) ❑Iron -Manganese Masses (F12) [-]Other (Explain in Remarks) 3Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic. iyui Uiugy Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) ❑ Surface Water (Al) ❑ Water -Stained Leaves (139) ❑ High Water Table (A2) ❑Aquatic Fauna (1313) [.-/]Saturated in Upper 12" (A3) [-]True Aquatic Plants (1314) [-]Water Marks (131) [-]Hydrogen Sulfide Odor (Cl) [-]Sediment Deposits (132) [-]Oxidized Rhizospheres on Living Roots (C3) ❑ Drift Deposits (B3) ❑ Presence of Reduced Iron (C4) [7]Algal Mat or Crust (64) ❑ Recent Iron Reduction in Tilled Soils (C6) [7] Iron Deposits (65) [7]Thin Muck Surface (C7) ❑ Inundation Visible on Aerial Imagery (137) ❑ Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (68) ❑Other (Explain in Remarks) Yes ❑I/ Hydric Soil Present? No ❑ Secondary Indicators (minimum of two required) ❑Surface Soil Cracks (136) 0 Drainage Patterns (1310) ❑Dry -Season Water Table (C2) [-]Crayfish Burrows (C8) [-]Saturation Visible on Aerial Imagery (C9) ❑Stunted or Stressed Plants (D1) F./]Geomorphic Position (D2) F./]FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes ❑ No d❑ Depth (inches) Water Table Present? Yes ❑ No �/❑ Depth (inches): Wetland Hydrology Present? Yes El No ❑ Saturation Present? Yes ❑d No ❑ Depth (inches): 0 (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks: Areas of inundation to a 4" depth in adjacent areas. Located within a steep ravine with culvert that connects drainage areas to the north of an access roadway. The wetland area is impounded by the high elevation of a culvert that drains to the east and under Camp Cardinal Road. US Army Corps of Engineers Impact7G, Inc. Midwest Region Wetland Determination Data Form - Midwest Region Project/Site: Harding -001 Sensitive Areas Environmental Investigation City/County: Johnson Date: 10/17/2019 Applicant/Owner: Jon Harding Investigator(s): Impact7G Inc. (C. Eicke) Landform (hillslope, terrace, etc.): interfluve Slope (%) 0-2% Latitude(dd): 41.659949 Soil Map Unit Name: WATER State: IA Sample Point: F-1 Section, Township, Range: Section12, T79N, R07W Local relief (concave, convex, none): concave Longitude(dd): -91.599824 Datum NAD 1983 UTM Zone 15N Are climatic / hydrologic conditions on the site typical for this time of year? Yes V 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? W Is the Sampled Area Wetland d❑ Wetland Type: Hydric Soil present? W within a Wetland? Non -Wetland ❑ floodplain forest Remarks: Wetland Hydrology present? W Forested floodplain along a stream tributary. Vegetation 1 Cornus racemosa 2. 3. 4. 5. Herbaceous Stratum: 1 Phala 2 Sollda 3. 4. 5. 6. 7. 8. 9. 10 Gray Dogwood Plot size: 5' radius Common Name Reed Canary Grass Canadian Goldenrod 2 Absolute Dominant FAC Tree Stratum: Plot size: Sort radius, DBH >: Common Name % Cover Species? Status Dominance Test worksheet: 1 Salix nigra Black Willow 80 YES OBL Number of Dominant Species I That Are OBL, FACW, OR FAC: 3 (A) 2. 0 OBL species: 80 x 1 80 0 0 Total Number of Dominant 3 Species Across All Strata: 3 (B) 4. 0 0 0 Percent of Dominant Species 5. FAC species: 12 x 3 36 That Are OBL, FACW, or FAC: 100% (A/B) 80 = Total Cover x 4 8 2 Sapling/Shrub Stratum: Plot size: 15' radius Common Name Prevelancelndex worksheet: 1 Cornus racemosa 2. 3. 4. 5. Herbaceous Stratum: 1 Phala 2 Sollda 3. 4. 5. 6. 7. 8. 9. 10 Gray Dogwood Plot size: 5' radius Common Name Reed Canary Grass Canadian Goldenrod 2 NO FAC Total % Cover of: Multiply by: 0 OBL species: 80 x 1 80 0 FACW species: 100 x 2 200 0 0 I FAC species: 12 x 3 36 FACU species: 2 x 4 8 2 = Total Cover UPL species: 0 x 5 0 100 2 0 0 0 0 0 0 0 0 rFACW Column Totals: 194 (A) 324 (B FACU Prevalence Index = B/A = 1.67 Hydrophytic Vegetation Indicators: Dominance Test is >50% ❑d Prevalence Index is <_3.0' ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ Problematic Hydrophytic Vegetation' (Explain) 102 =Total Cover 'Indicators of hydric soil and wetland hydrology Vine Stratum: Plot size: Sort radius, > i m t Common Name must be present, unless disturbed or problematic. 1 Toxicodendron radicans Eastern Poison Ivy 10 YES FAC 2 0 _ I Hydrophytic Vegetation Yes ❑� Remarks: (Include photo numbers here or on a separate sheet) 10 =Total Cover Present? No ❑ US Army Corps of Engineers Impact7G, Inc. Midwest Region Soils I Sample Point: F_1 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: 0-1 10YR 3/2 c M sil saturated 1-5 10YR 4/2 7.5YR 4/6 10 C M sil 5-14 10YR 4/1 5YR 4/6 20 C 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) [-]Sandy Gleyed Matrix (S4) ❑Histic Epipedon (A2) [-]Sandy Redox (S5) [-]Black Histic (A3) [-]Stripped Matrix (S6) ❑ Hydrogen Sulfide (A4) ❑ Loamy Mucky Mineral (F1) ❑Stratified Layers (A5) F-] Loamy Gleyed Matrix (F2) ❑2 cm Muck (A10) F./-] Depleted Matrix (F3) ❑ Depleted Below Dark Surface (A11) ❑ Redox Dark Surface (F6) F-] Thick Dark Surface (Al2) F-] Depleted Dark Surface (F7) F-] Sandy Mucky Mineral (S1) F-] Redox Depressions (F8) ❑5 cm Mucky Peat or Peat (S3) [7] Iron Deposits (65) Restrictive Layer (if observed): Type: Depth (inches): Soil Remarks: Indicators for Problematic Hydric Soils3 F-] Coast Prairie Redox (A16) ❑Iron -Manganese Masses (F12) [-]Other (Explain in Remarks) 3Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic. iyui Uiugy Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) ❑ Surface Water (Al) ❑ Water -Stained Leaves (139) ❑ High Water Table (A2) ❑Aquatic Fauna (1313) [.-/]Saturated in Upper 12" (A3) [-]True Aquatic Plants (1314) [-]Water Marks (131) [-]Hydrogen Sulfide Odor (Cl) [-]Sediment Deposits (132) [-]Oxidized Rhizospheres on Living Roots (C3) ❑ Drift Deposits (B3) ❑ Presence of Reduced Iron (C4) [7]Algal Mat or Crust (64) ❑ Recent Iron Reduction in Tilled Soils (C6) [7] Iron Deposits (65) [7]Thin Muck Surface (C7) ❑ Inundation Visible on Aerial Imagery (137) ❑ Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (68) ❑Other (Explain in Remarks) Yes ❑I/ Hydric Soil Present? No ❑ Secondary Indicators (minimum of two required) ❑Surface Soil Cracks (136) 0 Drainage Patterns (1310) ❑Dry -Season Water Table (C2) [-]Crayfish Burrows (C8) [-]Saturation Visible on Aerial Imagery (C9) ❑Stunted or Stressed Plants (D1) F./]Geomorphic Position (D2) F./]FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes ❑ No d❑ Depth (inches) Water Table Present? Yes El No �/❑ Depth (inches): Wetland Hydrology Present? Yes No ❑ Saturation Present? Yes ❑d No ❑ Depth (inches): 0 (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks: A stream channel enters the wetland from a culvert leading under Camp Cardinal Boulevard to the southwest. The wetland area is somewhat impounded by the high elevation of a culvert that drains the stream to the east and under Camp Cardinal Road. The forested area is slighly higher in elevation than the emergent area to the east (data poin E-1). US Army Corps of Engineers Impact7G, Inc. Midwest Region Wetland Determination Data Form - Midwest Region Project/Site: Harding -001 Sensitive Areas Environmental Investigation City/County: Johnson Date: 10/17/2019 Applicant/Owner: Jon Harding State: IA Sample Point: F-2 Investigator(s): Impact7G Inc. (C. Eicke) Section, Township, Range: Section12, T79N, R07W Landform (hillslope, terrace, etc.): hillslope Local relief (concave, convex, none): convex Slope (%) >14% Latitude(dd): 41.660081 Longitude(dd): -91.599818 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: Fayette silt loam, till plain, 25 to 40 percent 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 W No ❑ (If no, explain in Remarks.) Are "Normal Circumstances" present? ❑V- 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 ❑ Wetland Type: Hydric Soil present? ❑ within a Wetland? Non -Wetland E-/] Remarks: Wetland Hydrology present? ❑ Upland data point, upslope from all wetland areas. Vegetation Tree Stratum: 1 Ulmus rubra 2 Celtis occidentalis 3 Prunus serotina 4 Carya ovata 5 Quercus palustris Sapling/Shrub Stratum: Plot size: 15' radius Common Name 1 Lonicera maackii Amur Honeysuckle 2 Carya ovata Shag -Bark Hickory 3 Prunus americana American Plum 4 Fraxinus pennsylvanica Green Ash 5 Quercus macrocarpa Burr Oak Herbaceous Stratum: Plot size: 5' radius Common Name Absolute Dominant Plot size: 30ft radius, DBH >: Common Name % Cover Species? Status Slippery Elm 60 YES l FAC Common Hackberry 40 YESFAC Black Cherry 20 _J NO I FACU Shag -Bark Hickory 10 NO I Pin Oak 5 -FACU _ NO I FACW 135 = Total Cover Sapling/Shrub Stratum: Plot size: 15' radius Common Name 1 Lonicera maackii Amur Honeysuckle 2 Carya ovata Shag -Bark Hickory 3 Prunus americana American Plum 4 Fraxinus pennsylvanica Green Ash 5 Quercus macrocarpa Burr Oak Herbaceous Stratum: Plot size: 5' radius Common Name Total % Cover of: _ YES l NOI NOI NO I NO OBL species: 0 30 UPL FACU 5 2 UPL FACW FAC 2 2 41 = Total Cover NO 1 Parthenocissus quinquefolia 2 Actaea racemosa 3. Lonicera maackii 4 Smilax illinoensis 5 Quercus macrocarpa 6. 7. 8. 9. 10. Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, OR FAC: 2 (A) Total Number of Dominant Species Across All Strata: 5 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 40% (A/B) Prevelance Index worksheet: Total % Cover of: Multiply by: OBL species: 0 x 1 0 FACW species: 7 x 2 14 FAC species: 104 x 3 312 FACU species: 95 x 4 380 UPL species: 77 x 5 385 60 YES FACU Column Totals: 283 (A) 1091 (B 25 YES UPL 15 NO UPL Prevalence Index = B/A = 3.86 5 NO UPL Hydrophytic Vegetation Indicators: 2 NO FAC ❑ Dominance Test is >50% 0 ❑ Prevalence Index is <_3.0' 0 ❑ Morphological Adaptations' (Provide 0 supporting data in Remarks or on a 0 separate sheet) 0 I ❑ Problematic Hydrophytic Vegetation' (Explain) 107 =Total Cover 'Indicators of hydric soil and wetland hydrology Vine Stratum: Plot size: 30ft radius, > 1 m t Common Name must be present, unless disturbed or problematic. 1.0 C 2. 0 _ Hydrophytic Vegetation Yes ❑ Remarks: (Include photo numbers here or on a separate sheet) 0 =Total Cover Present? No ❑d US Army Corps of Engineers Impact7G, Inc. Midwest Region SODS I Sample Point: F-2 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 3/2 sil dry 3-12 10YR 4/4 sil 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix Hydric Soil Indicators: ❑ Histosol (Al) [-]Sandy Gleyed Matrix (S4) ❑Histic Epipedon (A2) [-]Sandy Redox (S5) [-]Black Histic (A3) [-]Stripped Matrix (S6) ❑ Hydrogen Sulfide (A4) ❑ Loamy Mucky Mineral (F1) F-] Stratified Layers (A5) F-] Loamy Gleyed Matrix (F2) ❑2 cm Muck (A10) F-] Depleted Matrix (F3) ❑ Depleted Below Dark Surface (A11) ❑ Redox Dark Surface (F6) F-] Thick Dark Surface (Al2) F-] Depleted Dark Surface (F7) F-] Sandy Mucky Mineral (S1) F-] Redox Depressions (F8) ❑5 cm Mucky Peat or Peat (S3) [7] Iron Deposits (65) Restrictive Layer (if observed): Type: Depth (inches): Soil Remarks: Indicators for Problematic Hydric Soils3 F-] Coast Prairie Redox (A16) ❑Iron -Manganese Masses (F12) [-]Other (Explain in Remarks) 3Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic. iyui Uiugy Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) ❑ Surface Water (Al) ❑ Water -Stained Leaves (139) ❑ High Water Table (A2) ❑Aquatic Fauna (1313) [-]Saturated in Upper 12" (A3) [-]True Aquatic Plants (1314) [-]Water Marks (131) [-]Hydrogen Sulfide Odor (Cl) [-]Sediment Deposits (132) [-]Oxidized Rhizospheres on Living Roots (C3) ❑ Drift Deposits (B3) ❑ Presence of Reduced Iron (C4) [7]Algal Mat or Crust (64) ❑ Recent Iron Reduction in Tilled Soils (C6) [7] Iron Deposits (65) [7]Thin Muck Surface (C7) ❑ Inundation Visible on Aerial Imagery (137) ❑ Gauge or Well Data (D9) ❑Sparsely Vegetated Concave Surface (68) ❑Other (Explain in Remarks) Yes ❑ Hydric Soil Present? No W-1 Secondary Indicators (minimum of two required) ❑Surface Soil Cracks (136) ❑ Drainage Patterns (1310) ❑Dry -Season Water Table (C2) [-]Crayfish Burrows (C8) [-]Saturation Visible on Aerial Imagery (C9) ❑Stunted or Stressed Plants (D1) ❑Geomorphic Position (D2) ❑FAC -Neutral Test (D5) Field Observations: Surface Water Present? Yes ❑ No d❑ Depth (inches) Water Table Present? Yes ❑ No �/❑ Depth (inches): Wetland Hydrology Present? Saturation Present? Yes ❑ No d❑ Depth (inches): (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks: Yes ❑ No d❑ US Army Corps of Engineers Impact7G, Inc. Midwest Region Wetland Determination Data Form - Midwest Region Project/Site: Harding -001 Sensitive Areas Environmental Investigation City/County: Johnson Date: 10/17/2019 Applicant/Owner: Jon Harding State: IA Sample Point: F-3 Investigator(s): Impact7G Inc. (C. Eicke) Section, Township, Range: Section12, T79N, R07W Landform (hillslope, terrace, etc.): interfluve Local relief (concave, convex, none): concave Slope (%) 0-2% Latitude(dd): 41.660165 Longitude(dd): -91.600271 Datum NAD 1983 UTM Zone 15N Soil Map Unit Name: Fayette silt loam, till plain, 25 to 40 percent 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 ] No ❑ (If no, explain in Remarks.) Are "Normal Circumstances" present? ] 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 Is the Sampled Area Wetland d❑ Wetland Type: Hydric Soil present? W within a Wetland? Non -Wetland ❑ floodplain forest Remarks: Wetland Hydrology present? W Vegetation 1. 2. 3. 4. 5. Herbaceous Stratum: Piot size: 5' radius Common Name 1 Phalaris arundinacea 2 Impatiens capensis 3 Persicaria hydropiper 4 Persicaria virginiana 5 Solidago canadensis 6 Symphyotrichum lateriflorum 7. 8. 9. 10 Reed Canary Grass Spotted Touch -Me -Not Mild Water -Pepper 0 Absolute Dominant Column Totals: 116 (A) 303 (B 15 Tree Stratum: Piot size: Sort radius, DBH >: Common Name % Cover Species? Status Dominance Test worksheet: 5 1 Ulmus rubra Slippery Elm 70 YES FAC Number of Dominant Species OBL species: 5 x 1 5 0 I That Are OBL, FACW, OR FAC: 3 (A) 2. 0 FACW species: 37 x 2 74 0 0 ❑ Problematic Hydrophytic Vegetation' (Explain) Total Number of Dominant 3 x 3 216 Species Across All Strata: 3 (B) 4. 0 = Total Cover 0 UPL species: 0 Percent of Dominant Species 5. That Are OBL, FACW, or FAC: 100% (A/B) 70 = Total Cover Sapling/Shrub Stratum: Piot size: 15' radius Common Name Prevelancelndex worksheet: 1. 2. 3. 4. 5. Herbaceous Stratum: Piot size: 5' radius Common Name 1 Phalaris arundinacea 2 Impatiens capensis 3 Persicaria hydropiper 4 Persicaria virginiana 5 Solidago canadensis 6 Symphyotrichum lateriflorum 7. 8. 9. 10 Reed Canary Grass Spotted Touch -Me -Not Mild Water -Pepper 0 YES YES rFACW FACW Column Totals: 116 (A) 303 (B 15 Total % Cover of: Multiply by: 0 5 2 NO NO FACU FACW OBL species: 5 x 1 5 0 0 0 FACW species: 37 x 2 74 0 ❑ Problematic Hydrophytic Vegetation' (Explain) 0--1 FAC species: 72 x 3 216 FACU species: 2 x 4 8 0 = Total Cover UPL species: 0 x 5 0 20 YES YES rFACW FACW Column Totals: 116 (A) 303 (B 15 NO NO OBL FAC Prevalence Index = B/A = 2.61 5 2 NO NO FACU FACW Hydrophytic Vegetation Indicators: ] Dominance Test is >50% ❑d Prevalence Index is <_3.0' ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a 2 2 0 0 separate sheet) 0 ❑ Problematic Hydrophytic Vegetation' (Explain) 0 46 =Total Cover 'Indicators of hydric soil and wetland hydrology Vine Stratum: Piot size: Sort radius, > i m t Common Name must be present, unless disturbed or problematic. 1.0 C 2. 0 _ Hydrophytic Vegetation Yes ❑� Remarks: (Include photo numbers here or on a separate sheet) 0 =Total Cover Present? No ❑ US Army Corps of Engineers Impact7G, Inc. Midwest Region Soils E] Sandy Gleyed Matrix (S4) Indicators for Problematic Hydric Soils' ❑Histic Epipedon (A2) E] Sandy Redox (S5) El Coast Prairie Redox (A16) ❑ Black Histic (A3) Stripped Matrix (S6) ❑ Iron -Manganese Masses (F12) Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Loamy Gleyed Matrix (F2) Redox Features ❑2 cm Muck (A10) (inches) Color (moist) % Color (moist) % Type' Loc' Texture Remarks: 0-2 10YR 4/1 100 10YR 4/8 15 c M sil 2-4 10YR 4/2 100 10YR 4/8 15 C M sil 4-18 10YR 3/1 100 5YR 3/6 20 C PL sil very red 10YR 6/1 2 D M Sample Point: F-3 '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) E] Sandy Gleyed Matrix (S4) Indicators for Problematic Hydric Soils' ❑Histic Epipedon (A2) E] Sandy Redox (S5) El Coast Prairie Redox (A16) ❑ Black Histic (A3) Stripped Matrix (S6) ❑ Iron -Manganese Masses (F12) [7] Hydrogen Sulfide (A4) Loamy Mucky Mineral (F1) ❑Other (Explain in Remarks) [7]Stratified Layers (A5) Loamy Gleyed Matrix (F2) ❑Oxidized Rhizospheres on Living Roots (C3) ❑2 cm Muck (A10) ODepleted Matrix (F3) E: Algal Mat or Crust (134) ❑ Depleted Below Dark Surface (A11) ❑ 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) ❑ Redox Depressions (F8) unless disturbed or problematic. [—]5 cm Mucky Peat or Peat (S3) Restrictive Layer (if observed): Yes IV Type: Depth (inches): Hydric Soil Present? No ❑ Soil Remarks: "..A....I ..... I IyUI UIUyy Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) ❑ Surface Water (Al) —./] Water -Stained Leaves (139) E] High Water Table (A2) ❑Aquatic Fauna (1313) Saturated in Upper 12" (A3) E] True Aquatic Plants (614) ❑ Water Marks (131) ❑ Hydrogen Sulfide Odor (Cl) E] Sediment Deposits (62) ❑Oxidized Rhizospheres on Living Roots (C3) ❑ Drift Deposits (133) ❑ Presence of Reduced Iron (C4) E: Algal Mat or Crust (134) ❑Recent Iron Reduction in Tilled Soils (C6) ❑ Iron Deposits (135) ❑Thin Muck Surface (C7) ❑ Inundation Visible on Aerial Imagery (137) ❑ Gauge or Well Data (D9) E] Sparsely Vegetated Concave Surface (138) Other (Explain in Remarks) Field Observations: Surface Water Present? Yes ❑ No ❑d Depth (inches) Secondary Indicators (minimum of two required) F-1 Surface Soil Cracks (136) 0 Drainage Patterns (610) ❑ Dry -Season Water Table (C2) ❑ Crayfish Burrows (C8) F-] Saturation Visible on Aerial Imagery (C9) ❑ Stunted or Stressed Plants (D1) F./]Geomorphic Position (D2) 0 FAC -Neutral Test (D5) Water Table Present? Yes ❑ No W Depth (inches): Wetland Hydrology Present? Saturation Present? Yes ❑d No ❑ Depth (inches): 6" (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Hydrology Remarks: Yes❑ No ❑ US Army Corps of Engineers Impact7G, Inc. Midwest Region NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held at which the Council will consider: An ordinance conditionally rezoning approximately 3.18 acres of land located north of Camp Cardinal Boulevard and west of Camp Cardinal Road from Neighborhood Public (P-1) zone to Community Commercial with a Planned Development Overlay (OPD/CC-2) zone. (REZ20-0001) An ordinance vacating and conveying approximately 2,514 square feet of public right-of-way, north of Camp Cardinal Boulevard and west of Gathering Place Lane. (VAC20-0001) An ordinance vacating and conveying approximately 1,444 square feet of public right-of-way within the western 10 ft. of St. Matthias Alley, adjacent to parcel number 1002334001. (VAC20- 0002) Copies of the proposed ordinance are on file for public examination in the office of the City Clerk, City Hall, Iowa City, Iowa, which is currently closed to the public because of the coronavirus. Copies are available by telephoning the City Clerk at 319/356-5043 or emailing kellie- fruehling(c)iowa-city.org. The public hearing will be held at 7:00 p.m. on November 17, 2020, in Emma J. Harvat Hall of the Iowa City City Hall, 410 E. Washington Street, Iowa City. If City Hall remains closed to the public, the meeting will be an electronic meeting using the Zoom Meetings Platform. For information on how to participate in the electronic meeting, see www.icgov.org/councildocs or telephone the City Clerk at 319/356-5043. Persons wishing to make their views known for Council consideration are encouraged to participate. Kellie Fruehling, City Clerk MINUTES PLANNING AND ZONING COMMISSION OCTOBER 15, 2020 —7:00 PM ELECTRONIC FORMAL MEETING FINAL MEMBERS PRESENT: Susan Craig, Mike Hensch, Phoebe Martin, Mark Nolte, Mark Signs, Billie Townsend MEMBERS ABSENT: STAFF PRESENT: Ray Heitner, Sarah Hektoen, Kirk Lehmann, Anne Russett OTHERS PRESENT: Luke Newton, Jon Harding, Jon Marner, Chant Eicke, Ryan Wade, Jeff Clark, William Means Electronic Meeting (Pursuant to Iowa Code section 21.8) An electronic meeting was held because a meeting in person is impossible or impractical due to concerns for the health and safety of Commission members, staff and the public presented by COVID-19. RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 the Commission set a public hearing for November 5, 2020 on an application to amend the Downtown and Riverfront Crossings Master Plan, a component of the City's Comprehensive Plan, to expand the West Riverfront Subdistrict to include approximately 3.16 acres south of Myrtle Avenue, west of Riverside Drive, north of the Iowa Interstate Railroad, and east of Olive Street. By a vote of 6-0 the Commissions recommends approval of REZ20-0001, a proposal to rezone approximately 3.1 acres of property located at the corner of Camp Cardinal Boulevard and Camp Cardinal Road, across the street from 80 Gathering Place Lane from Neighborhood Public (P-1) to Community Commercial with a Planned District Overlay (OPD/CC-2) subject to conditions: 1. Prior to the issuance of building permits, provision of a 15 -foot -wide utility easement along the property's east side. 2. Prior to the issuance of building permits, payment of $5,000 toward the upgrading of approximately 25 feet of Camp Cardinal Road that is adjacent to the subject property that does not meet City standards is made. This amount is based off of Camp Cardinal Road being a collector street, and the applicant contributing 25% of the cost of the approximately 25 feet of the road that needs to be improved to the north property line. By a vote of 6-0 the Commissions recommends approval of VAC20-0001 a vacation of 0.06 acres of Camp Cardinal Road right-of-way north of Camp Cardinal Boulevard and west of Gathering Place Lane in Iowa City. By a vote of 4-2 (Martin & Nolte dissenting) the Commissions recommends approval of ANN20 0001 and REZ20-0002, a voluntary annexation of approximately 196.17 acres rezoning from County Residential (R) and County Urban Residential (RUA) to Interim Development — Single - Family Residential (ID -RS) with the following conditions: 1. The developer satisfies the comprehensive plans annexation policy, as stated in Resolution 18- 211. By a vote of 6-0 the Commissions recommends approval of VAC20-0002, a vacation of the St. Mathias Alley right-of-way south of North Dodge Street and east of 1120 North Dodge Street in Iowa City, Iowa with the amendment to just include the western tip of the alley right-of-way. By a vote of 5-1 (Townsend dissenting) the Commissions recommends approval of REZ20-0008, a proposal to rezone approximately 12,000 square feet of land located at 400 North Clinton Street and 112 East Davenport Street from High -Density Multifamily Residential (RM -44) zone to Planned High Density Multifamily Residential (PRM zone subject to the following condition: 1. Substantial compliance with the site plan and elevations dated July 1, 2020 if any PRM bonus provisions or minor adjustments are requested for the property. By a vote of 6-0 the Commissions recommends approval of REZ20-005, a proposed amendment to the zoning code to allow minor adjustments in Planned High Density Multifamily Residential Zones (PRM) for new construction projects which involve preserving a separate historic structure, as illustrated in attachment one of the staff report. CALL TO ORDER: Hensch called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. CASE NO. REZ20-0001: Applicant: MMS Consultants, on behalf of Jon Harding Location: North of Camp Cardinal Boulevard, west of Camp Cardinal Road An application submitted for a Planned Development Overlay rezoning of approximately 3.18 acres of land from Neighborhood Public (P-1) zone to Community Commercial with a Planned Development Overlay (OPD/CC-2) zone. Heitner began the staff report showing an aerial view of the property as well as the zoning map The subject property is zoned P-1 with Urban Development Research Park zoning to the north, and RS -5 zoning to the east. Regarding the background on this case, Heitner stated the current owner, Jon Harding is looking to rezone this property to develop a community event center, upwards of 7000 square feet. This application triggers a level two sensitive areas plan requirement because it contains a wetland which then triggers a required Plan Development Overlay (OPD) to accompany the rezoning. Heitner explained OPDs are a little bit different from standard rezonings as there is some specific criteria that they must analyze which is laid out in the Code. Criteria number one: the density and design of the planned development will be compatible and is complimentary to adjacent development in terms of land, use, building mass and scale, relative amount of open space, traffic circulation and in general layout. Heitner explained staffs interpretation of how this proposed rezoning is affected by each of those terms. In terms of density the Code is addressing compatibility to residential development and there is no residential development associated with this plan so it's a non -factor. Regarding the Land Use proposed, the community event center is allowable by right in a CC -2 zone. In terms of open space, there will be a generous amount of open space on the property, about 1.74 acres, which includes the remaining wetland for this property, forested wetland, and buffer for the wetland. Next is the mass scale and general layout and Heitner noted the building that's proposed is about 7840 square feet, including a 2240 square foot outdoor patio. He added there's an accompanying application for a vacation along with this rezoning of about 0.06 acres of City right-of-way on Camp Cardinal Road and the event center building will be required to conform to the City's commercial site development standards. Heitner showed some elevation sketches of the proposed building, it is proposed to be about roughly two stories in size. He also showed on a map the area that's proposed to be vacated just to the east of the subject property. Next in the approval criteria is in terms of traffic circulation and the proposal only contains one access onto Camp Cardinal Road and City transportation planning staff has identified that as sufficient. Heitner did want to add that when the Comprehensive Plan Amendment for this area was discussed at a Commission meeting a couple months ago there was a quite a bit of discussion about traffic concerns but in talking about this with the transportation planning staff, they view this as potential event traffic, meaning that it's not going to be a constant 100 vehicles on site all the time, it's more similar to that of a church or something that has fairly infrequent capacity reached with its parking. Therefore only probably a handful of times a week would one see full capacity or full use of this parking lot and the transportation planning staff felt comfortable with that volume of traffic joining up with the traffic volumes that are seen on Camp Cardinal Boulevard and Camp Cardinal Road. Criteria number two: the development will not overburden existing streets or utilities. Staff finds there is City water and sanitary sewer available to the site, it's currently situated on the east side of Camp Cardinal Road and those extensions can be made to the site. Heitner already covered the point on event traffic but one thing that staff is requesting as a condition of the rezoning is for the applicant to contribute $5,000 toward the improvement of Camp Cardinal Road from roughly where the road is improved to the edge of the property line which is about 25 feet as the road transitions into a rural type surface currently. The $5,000 contribution would be about 25% of that improvement cost. Criteria number three: the development will not adversely affect the use light and air, property values and privacy of neighboring properties any more than conventional development. Staff doesn't believe this will be the case, they did not request the applicant do anything like a view shed analysis or line of sight analysis but with the OPD plan, this building will be roughly two stories in height, and there will be trees preserved to the south and to the west screening the building from interstate view for the most part. Additionally, the property to the north is vacant and there is very light use to the east and therefore don't see this development as having a major impact on surrounding properties. Criteria number four: the combination of land uses and building types and any variation from the underlying zoning requirements or street standards will be in the public interest. Heitner stated again this application is not requesting any waivers to modify zoning requirements or street standards as part of this OPD. Next Heitner discussed the application in terms of compliance with the Comprehensive Plan. He stated there was an amendment passed to the City's Future Land Use Map on September 1, 2020, to change the land use from Public Private Open Space to General Commercial, therefore, this rezoning to Community Commercial would be in compliance with the Comprehensive Plan. In terms of Sensitive Areas Review, Heitner noted there's a few things they had to look at. The biggest sensitive area they had to review with this application was Jurisdictional Wetlands. The subject property does have a fairly sizable wetland on it and within the wetland there is a portion that would be directly impacted by the development for the construction of parking. According to City ordinance a wetland requires a 100 -foot buffer around the entirety of its perimeter, but the ordinance does allow for that buffer to be averaged down to a 50 foot buffer. He noted about 12% would cross over the buffer but the Code allows for this so long as the average buffer is equal to or greater than the square footage that would be required of the 100 -foot buffer. Heitner explained the 100 -foot buffer would come out to 50,725 square feet, and the average wetland buffer would come out to over 52,000 square feet and really what is being accomplished with the average buffer is that it would preserve the wetlands that are to the south and west of the parking area in addition to preserving the remaining wetland. About 71 % of the wetland would remain not disturbed or not within the newly average buffer. In terms of mitigation that's being proposed, they are proposing mitigation at a 3:1 ratio, which is the highest level of mitigation that's required by Code. Technically, for this development, the City would only require a 1:1 mitigation, or possibly a 0.5:1 mitigation if it was done on site. The mitigation would be comprised of 0.27 acres of emergent enhancement and Heitner stated that includes some management of invasive species reduction of up to 90% invasive species, establishing an assemblage of native wetland species within about five years of starting mitigation and also establishing forest and forest ecotone plantings to an area within the area. Heitner noted one of the other sensitive areas on this piece of property is stream corridor and there's a requirement for a 15 foot natural buffer from the stream corridor, and since the stream corridor is fairly far away from the areas to be impacted on this property staff doesn't view any real issues with the stream corridor. He noted there are some steep, critical and protected slopes on the property and under no circumstances can the protected slopes be altered. Heitner noted there is a 50 -foot buffer around the protected slopes. He noted there are also some critical slopes on this property and this plan is only proposing disturbance 2% of those slopes and City ordinance allows for disturbance up to 35%. City Engineering staff reviewed these plans and how they would impact the steep slopes and they're comfortable with this plan going forward. Staff is proposing two conditions upon recommended approval. 1. Prior to the issuance of building permits, provision of a 15 -foot -wide utility easement along the property's east side. 2. Prior to the issuance of building permits, payment of $5,000 toward the upgrading of approximately 25 feet of Camp Cardinal Road that is adjacent to the subject property that does not meet City standards is made. This amount is based off Camp Cardinal Road being a collector street, and the applicant contributing 25% of the cost of the approximately 25 feet of the road that needs to be improved to the north property line. In terms of next steps upon approval from this Commission, the item would proceed to Council for consideration and the applicant would be required to submit a final Sensitive Areas Development Plan and Site Plan, both of which would be reviewed by staff before building permits are issued. Staff recommends approval of REZ20-0001, a proposal to rezone approximately 3.1 acres of property located at the corner of Camp Cardinal Boulevard and Camp Cardinal Road, across the street from 80 Gathering Place Lane from Neighborhood Public (P-1) to Community Commercial with a Planned District Overlay (OPD/CC-2) subject to conditions mentioned above. Hensch asked for clarification on rezoning a public area and wondered why this area was originally zoned P-1. Heitner explained this land was owned by the County and then was purchased by an individual sometime within the last 10 years. When the County owned the property, it was set aside for public use. The new landowner, Mr. Harding, made the request to have the Comprehensive Plan amended, which was approved a couple weeks ago, from public to general commercial. Hensch noted from the property inventory map it looks like there's been a roadway out there and some gravel, was it a storage area for other construction activities. Heitner is not exactly sure if there was really any official use associated with this property but has also heard that it was used as a storage area for other construction projects. Hensch opened the public comment. Luke Newton (MMS Consultants) noted that he is available for questions. Hensch asked about the invasive species on the property. Chant Eicke (Impact 7G) stated in the wetland area there's a significant component of reed canary grass which is an invasive non-native species. He added the forested areas are in pretty good condition. Within the average buffer area to the south and west, there's some decent sized white oak trees and some younger hickory trees. The area that is on the northside of the property (north and east) the area to be developed is in and around where that gravel storage, or whatever was going on in there, is. Eicke explained the plan is to take care of the reed canary grass problem with some good sedge meadow component in there as it's really good conditions for that. There's a little bit of sawston bull brush and indications of other good stuff in there, but it's mostly overtaken by reed canary grass. The forested areas are not quite as overtaken by reed canary because the shade helps other plants establish. Their plan will definitely increase the ecological value of the property in that area. Signs noted a little bump out of the critical slope area on the north and asked if in the proposal they are planning to install a retaining wall at the base of that area to keep it protected. Eicke replied yes at the critical slope there they will install a retaining wall along that south west edge of the parking lot to minimize the impacts further down the hillside that would further impact that critical slope. Hensch closed the public comment. Nolte moved to recommend approval of REZ20-0001, a proposal to rezone approximately 3.1 acres of property located at the corner of Camp Cardinal Boulevard and Camp Cardinal Road, across the street from 80 Gathering Place Lane from Neighborhood Public (P-1) to Community Commercial with a Planned District Overlay (OPD/CC-2) subject to conditions: 3. Prior to the issuance of building permits, provision of a 15 -foot -wide utility easement along the property's east side. 4. Prior to the issuance of building permits, payment of $5,000 toward the upgrading of approximately 25 feet of Camp Cardinal Road that is adjacent to the subject property that does not meet City standards is made. This amount is based off of Camp Cardinal Road being a collector street, and the applicant contributing 25% of the cost of the approximately 25 feet of the road that needs to be improved to the north property line. Martin seconded the motion. Hensch noted thinks this is a great development for this area, it's a difficult area that's been a historic remnant from the Old County Poor Farm when it was cut off from 218 being constructed. It's a difficult parcel to develop with some interesting features and this looks like it will actually improve several of the features to the positive betterment for the community. Signs agreed and noted they've done a really good job of trying to fit the space within the constraints of that property. He added a little farther to the south and east there is some additional commercial property that fronts on to Camp Cardinal Boulevard and there is a church to the west so it seems like an appropriate use of the parcel. A vote was taken and the motion passed 6-0. Prepared by: Ray Hehner, Associate Planner, 410 E. Washington Street, Iowa City, IA 52240; (REZ20-0001) Ordinance No. 20-4835 Ordinance conditionally rezoning approximately 3.18 acres of land located north of Camp Cardinal Boulevard and west of Camp Cardinal Road from Neighborhood Public (P-1) zone to Community Commercial with a Planned Development Overlay (OPD/CC-2) zone. (REZ20-0001) Whereas, the owner, Jon Harding, has requested a rezoning of approximately 3.18 acres of land located north of Camp Cardinal Boulevard and west of Camp Cardinal Road from Neighborhood Public (P-1) zone to Community Commercial with a Planned Development Overlay (OPD/CC-2) zone; and Whereas, the Comprehensive Plan indicates that the subject area is appropriate for general commercial development; and Whereas, there is a public need to preserve access to a preexisting cable TV utility line on the west side of Camp Cardinal Road; and Whereas, there is a public need to enhance the City's street network and roadway infrastructure to accommodate planned future development; and Whereas, the Planning and Zoning Commission has determined that, with reasonable conditions regarding satisfaction of public needs through the provision of a utility easement and payment toward upgrades to approximately 25 ft. of Camp Cardinal Road, the requested zoning is consistent with the Comprehensive Plan. Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa that: Section I Approval. Subject to the Conditional Zoning Agreement attached hereto and incorporated herein, the property described below is hereby reclassified to Community Commercial with a Planned Development Overlay (OPDICC-2): A PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 79 NORTH, RANGE 7 WEST OF THE FIFTH PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: Commencing at the Northeast Corner of the Southeast Quarter of the Southeast Quarter of Section 12, Township 79 North, Range 7 West, of the Fifth Principal Meridian, Iowa City, Johnson County, Iowa; Thence S89°07'21 "W, along the North Line of said Southeast Quarter of the Southeast Quarter, 50.20 feet, to the Point of Beginning; Thence S01003'05"E, along a Line parallel with and 50.20 feet normally distant Westerly from the East Line of said Southeast Quarter of the Southeast Quarter, 175.17 feet; Thence S89°07'21 "W, 32.14 feet, to a Point on the West Right -of -Way Line of Camp Cardinal Road; Thence S09°21'07"W, along said West Right -of - Way Line, 239.41 feet, to its intersection with the Northerly Right -of -Way Line of Camp Cardinal Boulevard; Thence N56°24'45"W, along said Northerly Right -of -Way Line, 581.75 feet; Thence Northwesterly, 99.74 feet, along said Northerly Right -of -Way Line on an 1100.00 foot radius curve, concave Northeasterly, whose 99.71 foot chord bears N35059'36"W, to its intersection with the North Line of said Southeast Quarter of the Southeast Quarter; Thence N89°07'21"E, along Ordinance No. 20-4835 Page 2 said North Line, 611.12 feet, to the Point of Beginning. Said Rezoning Parcel contains 3.18 Acres, and is subject to easements and restrictions of record. Section II. Zoning Map. The Building Inspector is hereby authorized and directed to change the zoning map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and publication of this ordinance by law. Section 111. Conditional Zoning Agreement. The mayor is hereby authorized and directed to sign, and the City Clerk attest, the Conditional Zoning Agreement between the property owner(s) and the City, following passage and approval of this Ordinance. Section IV. Certification And Recording. Upon passage and approval of the Ordinance, the City Clerk is hereby authorized and directed to certify a copy of this ordinance and to record the same, at the office of the County Recorder of Johnson County, Iowa, at the owner's expense, all as provided by law. Section V. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section VI. Severability. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section VII. Effective Date. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this tat day of December .202Q Ma / / Approved y: Attest:_itZ { er ys r t City ek City Attorneys Office Q� { (Sara Greenwood Hektoen —11110/2020) Ordinance No. 20-4835 Page_ It was moved by Mims and seconded by Weiner that the Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: Bergus Mims Salih Taylor Teague Thomas Weiner First Consideration 11/17/2020 Vote for passage: AYES: Mims, Salih, Taylor, Teague, Thomas, Weiner, Bergus. NAYS: None. ABSENT: None. Second Consideration ---------- Vote for passage: Date published 12/10/2020 Moved by Mims, seconded by Taylor, that the rule requiring ordinances to be considered and voted on for passage at two Council meetings prior to the meeting at which it is to be finally passed be suspended, the second consideration and vote be waived and the ordinance be voted upon for final passage at this time. AYES: Mims, Salih, Taylor, Teague, Thomas, Weiner, Bergus. NAYS: None. ABSENT: None. Prepared by: Ray Heitner, Associate Planner, 410 E. Washington, Iowa City, IA 52240 (REZ20-DOOi) Conditional Zoning Agreement This agreement is made between the City of Iowa City, Iowa, a municipal corporation (hereinafter "City") and Jon Harding (hereinafter collectively referred to as "Owner"). Whereas, Owner is the legal title holder of approximately 3.18 acres of property located north of Camp Cardinal Boulevard and west of Camp Cardinal Road and has requested the land be rezoned from Neighborhood Public (P-1) zone to Community Commercial with a Planned Development Overlay (OPD/CC-2) zone; and Whereas, the Comprehensive Plan indicates that the subject area is appropriate for general commercial development; and Whereas, this rezoning creates public needs to preserve access to a cable TV utility line along the west side of Camp Cardinal Road and by facilitating the need for upgrades to Camp Cardinal Road; and Whereas, the Planning and Zoning Commission has determined that, with appropriate conditions regarding the provision of a utility easement along the property's east side, and payment of $5,000 towards upgrades to approximately 25 ft. of Camp Cardinal Road that adjacent to the subject property, the requested zoning is consistent with the Comprehensive Plan; and Whereas, Iowa Code §414.5 (2019) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above existing regulations, in order to satisfy public needs caused by the requested change; and Whereas, the Owner agrees to develop this property in accordance with the terms and conditions of this Conditional Zoning Agreement. Now, therefore, in consideration of the mutual promises contained herein, the parties agree as follows: 1. .ion Harding is the legal titleholder of the property legally described as: A PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 79 NORTH, RANGE 7 WEST OF THE FIFTH PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: Commencing at the Northeast Corner of the Southeast Quarter of the Southeast Quarter of Section 12, Township 79 North, Range 7 West, of the Fifth Principal Meridian, Iowa City, Johnson County, Iowa; Thence S89°07'21 "W, along the North Line of said Southeast Quarter of the Southeast Quarter, 50.20 feet, to the Point of Beginning; Thence S01 00305"E, along a Line parallel with and 50.20 feet normally distant Westerly from the East Line of said Southeast Quarter of the Southeast Quarter, 175.17 feet; Thence S89007'21"W, 32.14 feet, to a Point on the West Right -of -Way Line of Camp Cardinal Road; Thence S09021'07"W, along said West Right -of -Way Line, 239.41 feet, to its intersection with the Northerly Right -of -Way Line of Camp Cardinal Boulevard; Thence N56024'45"W, along said Northerly Right -of -Way Line, 581.75 feet; Thence Northwesterly, 99.74 feet, along said Northerly Right -of -Way Line on an 1100.00 foot radius curve, concave Northeasterly, whose 99.71 foot chord bears N35059'36"W, to its intersection with the North Line of said Southeast Quarter of the Southeast Quarter; Thence N89°07'21 "E, along said North Line, 611.12 feet, to the Point of Beginning. 2. Owner acknowledges that the City wishes to ensure conformance to the principles of the Comprehensive Plan. Further, the parties acknowledge that Iowa Code §414.5 (2019) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above the existing regulations, in order to satisfy public needs caused by the requested change. In consideration of the City's rezoning the subject property, Owner agrees that development of the subject property will conform to all other requirements of the Zoning Code, as well as the following conditions: a. Prior to the issuance of a building permit, Owner shall dedicate a 15' wide utility easement along the length of the east property line, subject to review and approval by the City Engineer, and in a form of agreement acceptable to the City Attorney; and b. Prior to the issuance of a building permit, Owner shall pay $5,000 to the City for the upgrading of approximately 25 feet of Camp Cardinal Road in accordance with Iowa City Code Section 15-3-2K(2). 4. The conditions contained herein are reasonable conditions to impose on the land under Iowa Code §414.5 (2020), and that said conditions satisfy public needs that are caused by the requested zoning change. 5. This Conditional Zoning Agreement shall be deemed to be a covenant running with the land and with title to the land, shall inure to the benefit of and bind all successors, representatives, and assigns of the parties, and shall remain in full force and effect until a building permit is issued for the above-described property, upon which occurrence these conditions shall be deemed satisfied and this agreement of no further force and effect. 6. Nothing in this agreement shall be construed to relieve the Owner from complying with all other applicable local, state, and federal regulations. 7. This 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 Owner's expense. Dated this 1st day of December .202Q, City of Iowa City Own ! uta h Me Teague, Mayor By: Harding ttest: Rellie Fri _ Clerk A r ed by: City Attorney's Office 12u City of Iowa City Acknowledgement: State of Iowa } } ss: Johnson County } This instrument was acknowledged before me on v ;QC,2 Y r 20DO by Bruce Teague and Kellie Fruehling as Mayor and City Clerk, respe eiy, o the of to a City. e,K & 7 ��ac s CHRISTINE OLNEY Notary Public in and for thVy"tate of Iowa _ ,� is commission Numi�er 806232 rt:}y �aS Commission Expires (Stamp or Seal) Title (and Rank) Owner Acknowledgement: State ofo�.� Countyof 3�l,.tisan This record was acknowledged before me on est+"+ ar * 20? b Jon Harding. No ry Public i and or the State of Iowa i CHW bW30 (Stamp or Seal) Title (and Rank) My commission expires: 0 20 zz Item Number: 10.i. t-2tIN CITY OE IOWA CITY www.icgov.org December 1, 2020 Ordinance vacating approximately 2,514 square feet of Camp Cardinal Road and authorizing conveyance to Jon Harding. (VAC20-0001) (Second Consideration) ATTACHMENTS: Description Staff Report with Attachments Public Hearing Notice P&Z Minutes Ordinance To: Planning & Zoning Commission Item: VAC20-0001 Harding Event Center GENERAL INFORMATION: Applicant: Requested Action: Purpose: Location: Location Map: Size: Existing Land Use and Zoning: STAFF REPORT Prepared by: Ray Heitner, Associate Planner Date: October 15, 2020 MMS Consultants 1917 S. Gilbert Street Iowa City, IA 52240 319-351-8282 I.stutzman@mmsconsultants.net Vacation of Camp Cardinal Road right-of- way To create adequate parking space for future development. Camp Cardinal Road right-of-way adjacent to Parcel #1112476001. 4 • q1 o tl R z O V V Approximately 2,815 square feet Vacant (open space); GATHER Neighborhood Public (P-1) Surrounding Land Use and Zoning: North: Vacant (open space), Interim Development, Research Park (ID -RP) East: Residential; Low Density Single - Family Residential with Planned Development Overlay (RS -5 OPD) South: Residential & Institutional; Low Density Multi -Family Residential (RM -12) & Neighborhood Public (P- 1) West: Institutional; Institutional Public (P-2) File Date: June 25, 2020 45 -Day Limitation: NA BACKGROUND INFORMATION: The applicant, MMS Consultants, is applying for a vacation of 0.06 acres of City right-of-way located on Camp Cardinal Road, north of Camp Cardinal Boulevard and west of Gathering Place Lane. The applicant is working on behalf of Jon Harding, who owns the abutting property to the west of the subject vacation area. The owner hired MMS Consulting, the applicant, to prepare three applications (Comprehensive Plan Amendment CPA20-0001, OPD Rezoning REZ20-0001, and Vacation of right-of-way VAC20-0001) to allow the development of a 7,000 square foot building that would function as a community event center on the north side of the property. The conveyed right-of-way would allow the applicant to meet parking needs for the proposed development. ANALYSIS: The following factors are to be considered in evaluating a vacation request: a) Impact on pedestrian and vehicular access and circulation; b) Impact on emergency and utility vehicle access and circulation; c) Impact on access of adjacent private properties; d) Desirability of right-of-way for access or circulation needs; e) Location of utilities and other easements or restrictions on the property; f) Any other relevant factors pertaining to the specific requested vacation. a) Vehicular and pedestrian circulation and access to private property: The subject right-of-way to be vacated currently has no use for vehicular or pedestrian circulation and does not contain any means of access to the property to the west. b) Emergency and utility and service access: Emergency service access to this right-of-way will not be diminished by this vacation. The resulting right-of-way on Camp Cardinal Road will be 66' wide, which meets the standard width requirement for a city collector street. c) Impact on access of adjacent private properties: Currently there is no formal means of access on the property to the west of the proposed vacation. The OPD plan for the development on the property to the west shows an access point onto Camp Cardinal Road, across from the existing Camp Cardinal Road access to Gathering Place Lane to the east. d) Desirability of right of way for access or circulation needs: The subject right-of-way currently provides no purpose for access or circulation needs. City transportation planning staff has indicated that there is no need for Camp Cardinal Road to obtain more right-of-way width than the proposed 66' width, as future widening of Camp Cardinal Road is unlikely. e) Location of utilities and other easements or restrictions on the property: The OPD plan for the proposed rezoning and development on the property to the west of the subject vacation will include a 15' wide utility easement. Currently, there is a cable TV utility line that runs beneath the eastern edge of the subject vacation area. The cable TV utility line will be located in the 15' wide utility easement. Staff is recommending that provision of the 15' wide public utility easement be a condition of the OPD rezoning for the property to the west. f) Any other relevant factors pertaining to the specific requested vacation: Staff has not found any other relevant factors pertaining to the specific requested vacation. The City Attorney's Office has reviewed the required purchase agreement from the applicant for this right-of- way area. The City Council will need to approve the submitted purchase agreement offer. SUMMARY: The subject right-of-way currently has no practical use. The owner of the property to the west intends to purchase this land from the City at fair market value and convert the right-of-way area into an access to the proposed event center's parking area. The conveyed right-of-way will also feature a utility easement. NEXT STEPS: Upon recommendation of approval by the Planning and Zoning Commission, the proposed vacation will be reviewed by the City Council. The City Council will not only discuss the vacation, but also the conveyance of this land. The applicant has offered fair market value for the vacation. STAFF RECOMMENDATION: Staff recommends the approval of VAC20-0001, a vacation 0.06 acres of the Camp Cardinal Road right-of-way north of Camp Cardinal Boulevard and west of Gathering Place Lane in Iowa City, IA. ATTACHMENTS: 1. Location Map 2. Vacation Exhibit Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services NORTHWEST CORNER wUUu u ULnI l�J vle�U u u U�4� I vv u =v u u u OF THE IN AGCORBANCE WITI1 THE PLAT TNEREOF RESORBED IN PLAT SOUTHEAST QUARTER BOOK 5G AT PA&E 37 OF THE RECORDS OF TILE JOriN50N NORTHEAST CORNER OF THE COUNTY RECORDER"S OFPIGE I OF THE SOUTHEAST QUARTER SOUTHEAST QUARTER OF OF THE SECTION 12-T79N-R7W SOUTHEAST QUARTER OF THE FIFTH P.M. FOUND 5\8" REBAR W\ OF FOUND 5\8" REBAR W\ ILLEGIBLE ALUMINUM CAP 3,7' SECTION 12-T79N-R7W ORANGE PLASTIC LS CAP NORTH OF SECTION LINE - OF THE FIFTH P.M. BOOK 482AT PAGE 49 802 SET PLASTICE SAC P\8 65 YELLOW NORTH LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER _S89'07'21'W ACCORDING TO TIE BOOK 63 50.2_0' AT PAGE 389 1267.91' 589'07'21"W — — � I \ S09.21'07"W�- I 6.65' M O 0 POINT OF BEGINNINGAIMFINH9 PLACE LANE N RIGHT-OF-WAY VACATION r w 2,514 SF 0.06 AC _ o M to N m D O 'ami �I � Z CA r IQG1TIAHUly DEE[5 3 m 0 AS RECORDED IN bOGK 5202 AT PAGE L�0 O� 455 OF TdE RECORDS OF ThE �pv" / , 29.82' M JOHNSON COUNTY RECORDERS OPPICE S89'07'21 "W LnO \ OJ"���� 0 o 0 o m 'k OO� N o c � m M o m ID rn SOUTHEAST CORNER v v/�vl/� �F OF THE SOUTHEAST QUARTER s OF THE SOUTHEAST QUARTER OF 0 SECTION 12-T79N-R7W OF THE FIFTH P.M. FOUND IDOT BRASS PLUG BOOK 35 AT PAGE 232 0 10 25 50 75 100 GRAPHIC SCALE IN FEET 1"=100' LOU 2 DII 1DREM CHUR pQRD� O IN ACCORDANCE WITH THE PLAT THEREOF REGORPEB IN PLAT 600N, GO AT PAOE 13g OF THE RECORPS OF THE JOHNSON COUNTY RECORPER'S 'I OFFICE PLAT OF SURVEY RIGHT-OF-WAY VACATION IOWA CITY, JOHNSON COUNTY, IOWA LEGEND AND NOTES 0 - CONGRESSIONAL CORNER, FOUND • - PROPERTY CORNER(S), FOUND (as noted) v - PROPERTY CORNERS SET (5/8" Iron Pin w/ yellow, plastic LS Cap embossed with "MMS" ) - PROPERTY &/or BOUNDARY LINES — — - CONGRESSIONAL SECTION LINES - RIGHT-OF-WAY LINES — - CENTER LINES LOT LINES, PLATTED OR BY DEED ----------------- EXISTING EASEMENT LINES, PURPOSE NOTED R) - RECORDED DIMENSIONS (M) - MEASURED DIMENSIONS UNLESS NOTED OTHERWISE, ALL DIMENSIONS ARE IN FEET AND HUNDREDTHS DESCRIPTION - RIGHT-OF-WAY VACATION A PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 79 NORTH, RANGE 7 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, IOWA CITY, JOHNSON COUNTY, IOWA, DESCRIBED AS FOLLOWS: Commencing at the Northeast Corner of the Southeast Quarter of the Southeast Quarter of Section 12, Township 79 North, Range 7 West, of the Fifth Principal Meridian, Iowa City, Johnson County, Iowa; Thence S89°07'21 "W, along the North Line of said Southeast Quarter of the Southeast Quarter, 50.20 feet, to its intersection with the West Right -of -Way Line of Camp Cardinal Road; Thence S09°21'07"W, along said West Right -of -Way Line, 6.65 feet, to the Point of Beginning; Thence S00°40'12"E, 168.63 feet; Thence S89°07'21"W, 29.82 feet, to a Point on said West Right -of -Way Line of Camp Cardinal Road; Thence N09°21'07"E, along said West Right -of -Way Line, 171.35 feet, to the Point of Beginning. Said Right -of -Way Vacation contains 0.06 Acre, and is subject to easements and restrictions of record. \\\Q o \ S S IIOINq C C C GLEN sem= -z_ D_M= . - MEISNER o\ 8165 0lWlPl1\VVVV�VA7A77������� SEAL I hereby certify that this land surveying document was prepared and the related survey work was performed by me or under my direct personal supervision and that I am a duly licensed Professional Land Surveyor under the laws of the State of Iowa. GLEN D. MEISNER P.L.S. Iowa Lic. No. 8165 My license renewal date is December 31, 20— Pages 0—. Pages or sheets covered by this seal: PZII1 M M S CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319) 351-8282 www.mmsconsultants. net Date I Revislon 06-24-2020 PER GDM REVIEW - RLW 08-17-2020 PER CITY COMMENTS - RLW PLAT OF SURVEY RIGHT-OF-WAY VACATION A PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 79 NORTH, RANGE 7 WEST, OF THE FIFTH PRINCIPAL MERIDIAN IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 06-22-2020 Designed by: Flelcl Book No: JDM 1259 Drawn by: Scale: RLW 1 "=100' Ghecked b6DMSheet No: Project No: 1 IC 9744-004 of: 1 NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held at which the Council will consider: An ordinance conditionally rezoning approximately 3.18 acres of land located north of Camp Cardinal Boulevard and west of Camp Cardinal Road from Neighborhood Public (P-1) zone to Community Commercial with a Planned Development Overlay (OPD/CC-2) zone. (REZ20-0001) An ordinance vacating and conveying approximately 2,514 square feet of public right-of-way, north of Camp Cardinal Boulevard and west of Gathering Place Lane. (VAC20-0001) An ordinance vacating and conveying approximately 1,444 square feet of public right-of-way within the western 10 ft. of St. Matthias Alley, adjacent to parcel number 1002334001. (VAC20- 0002) Copies of the proposed ordinance are on file for public examination in the office of the City Clerk, City Hall, Iowa City, Iowa, which is currently closed to the public because of the coronavirus. Copies are available by telephoning the City Clerk at 319/356-5043 or emailing kellie- fruehling(c)iowa-city.org. The public hearing will be held at 7:00 p.m. on November 17, 2020, in Emma J. Harvat Hall of the Iowa City City Hall, 410 E. Washington Street, Iowa City. If City Hall remains closed to the public, the meeting will be an electronic meeting using the Zoom Meetings Platform. For information on how to participate in the electronic meeting, see www.icgov.org/councildocs or telephone the City Clerk at 319/356-5043. Persons wishing to make their views known for Council consideration are encouraged to participate. Kellie Fruehling, City Clerk MINUTES PLANNING AND ZONING COMMISSION OCTOBER 15, 2020 —7:00 PM ELECTRONIC FORMAL MEETING FINAL MEMBERS PRESENT: Susan Craig, Mike Hensch, Phoebe Martin, Mark Nolte, Mark Signs, Billie Townsend MEMBERS ABSENT: STAFF PRESENT: Ray Heitner, Sarah Hektoen, Kirk Lehmann, Anne Russett OTHERS PRESENT: Luke Newton, Jon Harding, Jon Marner, Chant Eicke, Ryan Wade, Jeff Clark, William Means Electronic Meeting (Pursuant to Iowa Code section 21.8) An electronic meeting was held because a meeting in person is impossible or impractical due to concerns for the health and safety of Commission members, staff and the public presented by COVID-19. RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 the Commission set a public hearing for November 5, 2020 on an application to amend the Downtown and Riverfront Crossings Master Plan, a component of the City's Comprehensive Plan, to expand the West Riverfront Subdistrict to include approximately 3.16 acres south of Myrtle Avenue, west of Riverside Drive, north of the Iowa Interstate Railroad, and east of Olive Street. By a vote of 6-0 the Commissions recommends approval of REZ20-0001, a proposal to rezone approximately 3.1 acres of property located at the corner of Camp Cardinal Boulevard and Camp Cardinal Road, across the street from 80 Gathering Place Lane from Neighborhood Public (P-1) to Community Commercial with a Planned District Overlay (OPD/CC-2) subject to conditions: 1. Prior to the issuance of building permits, provision of a 15 -foot -wide utility easement along the property's east side. 2. Prior to the issuance of building permits, payment of $5,000 toward the upgrading of approximately 25 feet of Camp Cardinal Road that is adjacent to the subject property that does not meet City standards is made. This amount is based off of Camp Cardinal Road being a collector street, and the applicant contributing 25% of the cost of the approximately 25 feet of the road that needs to be improved to the north property line. By a vote of 6-0 the Commissions recommends approval of VAC20-0001 a vacation of 0.06 acres of Camp Cardinal Road right-of-way north of Camp Cardinal Boulevard and west of Gathering Place Lane in Iowa City. By a vote of 4-2 (Martin & Nolte dissenting) the Commissions recommends approval of ANN20- 0001 and REZ20-0002, a voluntary annexation of approximately 196.17 acres rezoning from County Residential (R) and County Urban Residential (RUA) to Interim Development — Single - Family Residential (ID -RS) with the following conditions: 1. The developer satisfies the comprehensive plans annexation policy, as stated in Resolution 18- 211. By a vote of 6-0 the Commissions recommends approval of VAC20-0002, a vacation of the St. Mathias Alley right-of-way south of North Dodge Street and east of 1120 North Dodge Street in Iowa City, Iowa with the amendment to just include the western tip of the alley right-of-way. By a vote of 5-1 (Townsend dissenting) the Commissions recommends approval of REZ20-0008, a proposal to rezone approximately 12,000 square feet of land located at 400 North Clinton Street and 112 East Davenport Street from High -Density Multifamily Residential (RM -44) zone to Planned High Density Multifamily Residential (PRM zone subject to the following condition: 1. Substantial compliance with the site plan and elevations dated July 1, 2020 if any PRM bonus provisions or minor adjustments are requested for the property. By a vote of 6-0 the Commissions recommends approval of REZ20-005, a proposed amendment to the zoning code to allow minor adjustments in Planned High Density Multifamily Residential Zones (PRM) for new construction projects which involve preserving a separate historic structure, as illustrated in attachment one of the staff report. CALL TO ORDER: Hensch called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. CASE NO. VAC20-0001: Applicant: MMS Consultants, on behalf of Jon Harding Location: North of Camp Cardinal Boulevard, west of Gathering Place Lane An application submitted for a vacation of approximately 2,514 square feet of public right-of-way. Heitner stated this vacation is the third of three applications associated with this development. First was the Comprehensive Plan Amendment, second was the rezoning that was just discussed, and third is this vacation. Heitner showed the plat for the vacation and noted one thing that was a little bit of a challenge with this vacation is that Camp Cardinal Road being a collector street requires 33 feet of right-of- way from the road centerline to the property line. He added there's a number of factors that staff looks at with vacations. First is vehicular and pedestrian circulation and access to private property. Heitner stated right now this area isn't used for anything and there is no vehicular or pedestrian circulation uses to be concerned about. Second is emergency and utility service access. Again, there won't be any effect, the current right-of-way has no navigable purpose. Third is the impact on access of adjacent properties. Currently there are no formal means of access for the property and the OPD shows an access point onto Camp Cardinal Road to the west so there would be no real effect to the formal means of access with this vacation. Fourth is desirability of right-of-way for access or circulation needs. City transportation planning staff indicated that a basically a 66 -foot right-of-way for Camp Cardinal Road or 33 feet from centerline to property line is plenty sufficient and any future widening of Camp Cardinal Road is unlikely. Fifth is the location of utilities and other easements or restrictions on the property. As discussed in the rezoning application, staff is recommending a 15 -foot -wide utility easement within this area to the property line going west and that is because there is an existing cable TV utility line that runs along the far east side of the property. Finally, sixth is any other relevant factors pertaining to the specific requested vacation and staff hasn't found any other relevant factors pertaining to this requested vacation. The City Attorney's Office has reviewed the required purchase agreement from the applicant for this right-of-way and Council will also need to approve that submitted purchase agreement offer along with the vacation request. In summary Heitner stated the right-of-way really has no practical use, it is just vegetation and grassland right now. The owner of the property the west intends to purchase the vacated and conveyed land at fair market value and convert the right-of-way into access for the proposed event center's parking area. The conveyed right-of-way would also feature a utility easement. Upon recommendation of approval by this Commission, the proposed vacation will be reviewed by Council and as mentioned Council will discuss the vacation as well as the conveyance. Staff recommends approval of VAC20-0001, a vacation of 0.06 acres of Camp Cardinal Road right-of-way north of Camp Cardinal Boulevard and west of Gathering Place Lane in Iowa City. Signs asked if the 4 sq. ft. at the very tippy north end is excluded from this vacation or are there any issues there. Heitner confirmed that only the right triangle shown on the map would be included in this vacation and he doesn't believe there are any additional issues to consider right. Hensch asked if the City will get an appraisal and then the vacated right-of-way will be sold to the parcel owner at that price. Hekteon said they are not requiring an appraisal; the City will use the assessed value of the adjacent land as the purchase price. Hensch opened the public hearing. Hearing no comments nor questions for the applicants, nor any member of the public, Hensch closed the public hearing. Nolte moved to recommend approval of VAC20-0001 a vacation of 0.06 acres of Camp Cardinal Road right-of-way north of Camp Cardinal Boulevard and west of Gathering Place Lane in Iowa City. Signs seconded the motion. A vote was taken and the motion passed 6-0. Prepared by: Ray Heitner, Associate Planner, 410 E. Washington Street, Iowa City, IA 52240; (VAC20-0001) Ordinance No. 20-4836 Ordinance vacating approximately 2,514 square feet of Camp Cardinal Road and authorizing conveyance to Jon Harding (VAC20-0001) Whereas, the applicant, Jon Harding, has requested that the City vacate and convey to him approximately 2,514 square feet of the Camp Cardinal Road public right-of-way adjacent to property he owns; and Whereas, this portion of the Camp Cardinal Road right-of-way is not currently utilized by the public for access or circulation, and no public water and sanitary sewer utilities exist on this portion of the right-of-way; and Whereas, upon development of the adjacent property, however, it will be necessary for utilities to be installed therein; Whereas, at its meeting on October 15, 2020, the Planning and Zoning Commission recommended approval of the vacation subject to a utility easement; and Whereas, Staff has determined that this portion of Camp Cardinal Road serves no benefit to the public and recommends approval of the vacation and conveyance; and Whereas, at its November 2, 2020, Council adopted a resolution declaring its intent to consider the conveyance of this right-of-way to Jon Harding, authorizing publication of public notice of the proposed conveyance and setting a date and time for public hearing on this matter; and Whereas, following public hearing on the proposed conveyance, the City Council finds that the conveyance of the subject property is in the public interest. Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa: Section I Vacation. The City of Iowa City hereby vacates that portion of public right-of-way described as follows: A PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 79 NORTH, RANGE 7 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, IOWA CITY, JOHNSON COUNTY, IOWA, DESCRIBED AS FOLLOWS: Commencing at the Northeast Corner of the Southeast Quarter of the Southeast Quarter of Section 12, Township 79 North, Range 7 West, of the Fifth Principal Meridian, Iowa City, Johnson County, Iowa; Thence S89007'21"W, along the North Line of said Southeast Quarter of the Southeast Quarter, 50.20 feet, to the Point of Beginning; Thence S01 °03'05"E, along a Line parallel with and 50.20 feet normally distant Westerly from the East Line of said Southeast Quarter of the Southeast Quarter, 175.17 feet; Thence S89007'21"W, 32.14 feet, to a Point on the West Right -of -Way Line of Camp Cardinal Road; Thence N09021'07"E, along said West Right -of -Way Line, 178.00 feet, to its intersection with the North Line of said Southeast Quarter Ordinance No. 20-4836 Page 2 of the Southeast Quarter, and the Point of Beginning, as shown on the attached Vacation Exhibit, Section It. Conveyance. The Mayor and City Clerk are authorized, upon approval of the City Attorney, to execute all documents necessary to convey any interest in the above-described property to Jon Harding via quit claim deed for $847.22, subject to a utility easement in a form approved by the City Attorney, and to record the same at Jon Harding's expense. The City Attorney is hereby authorized to carry out any actions necessary to consummate the conveyance as required by law. Section III. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section IV. Severability. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section V. Effective Date. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this 1st day of December M . 2020. Approved ATTEST:A�V (7XL City Clerk 4CJiA&ttomey's Office (Sara Greenwood Hektoen — 1111212020) Ordinance No. - 20-4836 Page 3 It was moved by Mims —and seconded by Thomas that the Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: x x x x x x x First Consideration Vote for passage: AYES: Salih, NAYS: None. Second Consideration Vote for passage: Bergus Mims Salih Taylor Teague Thomas Weiner 11/17/2020 Taylor, Teague, Thomas, Weiner, Bergus, Mims. ABSENT: None. Date published 12/10/2020 Moved by Mims, seconded by Taylor, that the rule requiring ordinances to be considered and voted on for passage at two Council meetings prior to the meeting at which it is to be finally passed be suspended, the second consideration and vote be waived and the ordinance be voted upon for final passage at this time. AYES: Taylor, Teague, Thomas, Weiner, Bergus, Mims, Salih. NAYS: None. 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INCITY OE IOWA CITY www.icgov.org December 1, 2020 Ordinance vacating approximately 1,444 square feet of St. Matthias Alley and authorizing conveyance to the owner of 1120 N. Dodge Street. (Second Consideration) ATTACHMENTS: Description Staff Report with Attachments Correspondence Public Hearing Notice P&Z Minutes Ordinance To: Planning & Zoning Commission Item: VAC20-0002 St. Mathias Alley Vacation GENERAL INFORMATION: Applicant/Property Owner: Requested Action: Purpose: Location: Location Map: Size: Existing Land Use and Zoning: STAFF REPORT Prepared by: Ray Heitner, Associate Planner Date: October 15, 2020 J+M Civil Design, LLC 2550 Middle Road, Suite 602 Bettendorf, IA 52722 563-345-3470 calisseQ'mcivildesign.com Vacation of St. Mathias Alley right-of- way To accommodate a pick-up window and drive aisle St. Mathias Alley right-of-way adjacent to Parcel #1002334001. Approximately 1,500 square feet Vacant (open space); Community Commercial (CC -2) Surrounding Land Use and Zoning: File Date: 45 -Day Limitation: BACKGROUND INFORMATION: North: Community Commercial With Planned Development Overlay (OPD CC -2) East: Low Density multi -family residential (RM -12) and St. Joseph Cemetery South: Low Density multi -family residential (RM -12) West: Community Commercial (CC -2) September 24, 2020 NA The applicant, J+M Civil Design, LLC, is applying for a vacation of 1,500 square feet of City right-of-way located on St. Mathias Alley, between 1120 N. Dodge St. and Saint Joseph Cemetery. The applicant is working on behalf of Ryan Wade who is working to purchase the property west of the subject vacation area. J+M Civil Design, LLC, the applicant, prepared this vacation application to prepare for the redevelopment and reuse of 1120 N. Dodge Street that would function as mixed use building with a pick-up window and drive aisle on the ground floor and apartment above. The conveyed right-of-way would allow the applicant to accommodate a drive aisle for the pick-up window. ANALYSIS - The following factors are to be considered in evaluating a vacation request: a) Impact on pedestrian and vehicular access and circulation; b) Impact on emergency and utility vehicle access and circulation; c) Impact on access of adjacent private properties; d) Desirability of right-of-way for access or circulation needs; e) Location of utilities and other easements or restrictions on the property; f) Any other relevant factors pertaining to the specific requested vacation. a) Vehicular and pedestrian circulation and access to private property: The existing alley right-of-way extends from N. Dodge Street west to St. Clement Street. However, the alley is improved only near N. Dodge St. and provides access only to 1120 N. Dodge Street and Saint Joseph Cemetery. Although the existing right-of-way is 30' between the Cemetery and 1120 N. Dodge St. the remainder of the right-of-way is 20'. See Figure 1. The proposed vacation of the western 10' of public right-of-way located to the immediate east of the structure currently situated at 1120 N. Dodge St. is intended to accommodate a drive-through facility for a proposed mixed-use development at 1120 N. Dodge St. The vacation would allow for a 9' wide drive-through lane to be utilized on the 1120 N. Dodge St. site, while still providing 20' of right-of-way between N. Dodge Street and St. Clements Street. Figure 1. Ell C;3 PT6 I 9 0. 1�. PTJ aa. .-,�► ea1� o a b) Emergency and utility and service access: Emergency or utility and service access will not be impaired by the proposed vacation and redevelopment of the Alley. The vacation will result in a 20' right-of-way, which meets the minimum alley standard. Two-way traffic patterns will be preserved at the Alley's entrance on N. Dodge St. The Alley improvements will extend to the western property line of 1120 N. Dodge St. c) Impact on access of adjacent private properties: The vacation will not result in any negative impacts to adjacent properties. The right-of-way will be maintained between N. Dodge St. and St. Clements St. and the existing two-way access to the Saint Joseph Cemetery will remain. d) Desirability of right of way for access or circulation needs: The applicant has chosen to apply for the vacated and conveyed right-of-way to help facilitate development of a drive-through lane for a ground floor commercial use within a mixed-use building at 1120 N. Dodge St. The proposed configuration was necessary since the renovated structure is closely situated to the eastern property line of 1120 N. Dodge St., and because the applicant is proposing to have parking along installed to the west of the existing structure. The applicant has maintained that the drive-through lane is a vital component to the success of the proposed ground - floor business. e) Location of utilities and other easements or restrictions on the property: The subject area to be vacated and conveyed does not contain any utilities, easements, or other restrictions. f) Any other relevant factors pertaining to the specific requested vacation: Staff has not found any other relevant factors pertaining to the specific requested vacation. The City Attorney's Office has reviewed the required purchase agreement from the applicant for this right-of- way area. The City Council will need to approve the submitted purchase agreement offer. .qI IMMARY• Staff finds that the subject right-of-way can be vacated and conveyed to the applicant while still maintaining a safe two-way means of travel through the remaining St. Matthias Alley right-of-way. Existing two-way travel patterns will remain in place, and improvements made to the alley between the intersection with the N. Dodge St. and the western property line of 1120 N. Dodge St. will create an improved driving surface for that portion of the alley. NEXT STEPS: Upon recommendation of approval by the Planning and Zoning Commission, the proposed vacation will be reviewed by the City Council. The City Council will not only discuss the vacation, but also the conveyance of this land. The applicant has offered fair market value for the vacation. STAFF RECOMMENDATION: Staff recommends the approval of VAC20-0002, a vacation of the St. Mathias Alley right-of-way south of N. Dodge St. and east of 1120 N. Dodge St. in Iowa City, IA. ATTACHMENTS: 1. Location Map 2. Vacation Plat 3. 1120 N. Dodge St. Concept Plan Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services fm P1 MIL S� Q JIM1 F- U) F - Z ._ W 2 Ui � •® cn An application submitted by Abbit Survey and Development, PLLC, on behalf ofn +M Civil Desi LLC to request a vacation of l g> q the public right-of-way of approximately 1,500 square feet of property in order to acquire this portion of the right-of-way and add - it to the adjacent property. .® l Nd mo CITY OF IOWA CITY VA CA TION EXHIBIT FOR THE VACATION OF EXISTING RIGHT OF WAY OFA PUBLIC ALLEY, DESCRIBED AS: THE WESTERLY 10 FEET OFA 30 FOOT -WIDE PUBLIC RIGHT-OF-WAY BEING SOUTHERLY OF NORTH DODGE STREET AND NORTHERL Y OF ST. PETERS STREET, ADJOINING AND CONTIGUOUS TO THE EAST LINE OF LOT 8 OF ST. MATTHIAS ADDITION; CONTAINING 1,444.79 SQUARE FEET, MORE OR LESS. SEE SHEET 2 FOR A FULL LEGAL DESCRIPTION SN. ,�DG , POBvo, NE C IRO O O / IRON BAR LOT 8 7 , � J fTl Q � rf- LOT 8 � (ji z BLOCK 4 (D O �Io 0 c.rl o 1 -,(DO N �I O cc O 0 I 1' IRON PIPE T 79 CA O U I � 1/2" CJ 1 20 i IRON BAR CA \/ � I HEREBY VERIFY THAT THIS LAND SURVEYING DOCUMENT WAS PREPARED AND THE RELATED SURVEY WORK WAS PERFORMED BY BE OR UNDER MY DIRECT PERSONAL SUPERVISION AND THAT I AM DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF IOWA. JAMES W. ABBITT, JR. DATE REG. NO. 18465 MY LICENSE EXPIRES DECEMBER 30, 2020 PAGES OR SHEETS COVERED BY THIS SEAL: SHEETS 1 & 2 ILANp —j : JAMES W. = ABBITT JR. _ 18465 IOWA //lllllllll\I Ab bitt Survey S Development, PLLC i I 30.0, PUBLIC R.O.W. IS GRAPHIC SCALE 30 0 30 I ( IN FEET ) 1 inch = 30 ft. 18.61' S 31 °42'26.41 " W (100') 100.00' 4xel:111►1C FOUND MONUMENT SET 5/8" REBAR W/ GREEN PLASTIC CAP #18465 VACATION LINE RIGHT OF WAY OR ORIGINAL LOT LINE DEED OR PLATTED MEASURED ABBITT SURVEY & DEVELOPMENT, PLLC. 5030 38TH AVE., SUITE 19 MOLINE, ILLINOIS 61265 PH. 309-524-3124 DATE: 9-24-2020 II SCALE: 1" = 30' II DRAWN BY: JRV I CHECKED BY: JWA PREPARED FOR: J+M Civil Design, LLC 2550 Middle Road, Suite 602 SHEET 1 OF 2 Bettendorf, IA 52722 DRAWING No.: DRAWING TITLE: VACATION EXHIBIT 20-224-IAIC-BT-J+M VA CA TION EXHIBIT FOR THE VACATION OF EXISTING RIGHT OF WAY OFA PUBLIC ALLEY, DESCRIBED AS: THE WESTERLY 10 FEET OFA 30 FOOT -WIDE PUBLIC ROADWAY BEING SOUTHERLY OF NORTH DODGE STREET AND NORTHERL Y OF ST. PETERS STREET, ADJOINING AND CONTIGUOUS TO THE EAST LINE OF LOT 8 OF ST. MATTHIAS ADDITION; CONTAINING 1,500 SQUARE FEET, MORE OR LESS. SEE FULL LEGAL DESCRIPTION BELOW LEGAL DESCRIPTION - PROPOSED ALLEY VACATION BEGINNING AT THE NORTHEAST CORNER OF LOT 8 IN BLOCK 4 OF ST. MATTHIAS ADDITION; THENCE NORTHEASTERLY ALONG THE NORTHEASTERLY EXTENSION OF THE NORTH LINE OF SAID BLOCK 4 AND THE SOUTHERLY LINE OF NORTH DODGE STREET (FORMERLY KNOWN AS MILITARY ROAD), NORTH 64°13'55"EAST, A DISTANCE OF 10.96 FEET TO A LINE WHICH IS 10.00 FEET EASTERLY OF AND PARALLEL WITH THE EAST LINE OF SAID LOT 8; THENCE SOUTHERLY ALONG SAID PARALLEL LINE, SOUTH 00`47'37"EAST, A DISTANCE OF 139.05 FEET TO A POINT ON THE EASTERLY LINE OF SAID BLOCK 4; THENCE SOUTH 31 °42'26"WEST, A DISTANCE OF 18.61 FEET TO THE SOUTHEAST CORNER OF SAID LOT 8; THENCE NORTHERLY ALONG THE EAST LINE OF SAID LOT 8, NORTH 00°47'37"WEST, A DISTANCE OF 150.09 FEET TO THE NORTHEAST CORNER OF SAID LOT AND THE POINT OF BEGINNING. THE ABOVE DESCRIBED REAL ESTATE CONTAINS 1444.79 SQUARE FEET, MORE OR LESS. A -bb itt Survey & Development, PLLC DATE: 9-24-2020 PREPARED FOR: J+M Civil Design, LLC 2550 Middle Road, Suite 602 Bettendorf, IA 52722 ABBITT SURVEY & DEVELOPMENT, PLLC. 5030 38TH AVE., SUITE 19 MOLINE, ILLINOIS 61265 PH. 309-524-3124 SHEET 2 OF 2 DRAWING No.: DRAWING TITLE: VACATION EXHIBIT 20-224-IAIC-BT-J+M r I Screening Along West Property Line per City Ordinance d111 cxisung rroperry Line Curbed Median with Color PCC and Traffic Delineators 'repared by: � .r civil design lic 08.25.2020 v From: A Thomas To: Raymond Heitner Subject: 1120 N. Dodge Date: Thursday, October 15, 2020 6:58:51 PM Ftl$H Dear Mr. Heitner, This is to acknowledge receipt of your letter in reference to how St. Joseph's Cemetery will be affected by the vacation of 1120 N. Dodge. I would like to ensure it is noted access to the alley is vital for the maintenance of the old addition of St. Joseph's Cemetery located on Summit, as we must use this alley to safely get equipment from N. Dodge to Summit. So long as we are not impeded in any way from accessing the alley in the same manner we are currently able to we would not oppose the proposed vacation. Sincerely Ann Thomas St. Joseph's Cemetery 319-930-2117 From: Nancy Thompson To: Raymond Heitner Subject: Re: [External] RE: Property vacation Date: Thursday, October 22, 2020 6:38:02 PM Attachments: imaae002.ona imaae003.pnna image004.ona imaae005.pnna image006.onna Thanks for the clarification. So is the Planning and Zoning Commission recommending approval of the applicant's vacation request and purchase offer? Respectfully, Nancy Thompson On Thu, Oct 22, 2020 at 4:48 PM Raymond Heitner <Raymond-Heitnern.iowa-city.org> wrote: Nancy, If the vacation request is granted and the applicant's purchase offer approved, the subject property in the application will be conveyed to the applicant. As a part of the vacation process, the applicant is required to submit a purchase offer to the City for consideration. The purchase offer is based upon the applicant's estimate of fair market value of the property. The City Council not only considers the request to vacate the City right-of-way, but also the applicant's purchase offer for the subject right-of-way. If the vacation application is not approved by the City Council, the land will remain City right-of-way. To stay informed of Council agendas, please check in with the following website https://iowacity.novusagenda.com/AgendaPublic/MeetingsResi2onsive.aspx. The City's zoning ordinance requires Council to set a public hearing (essentially stating that the item will be discussed on a certain date) and then hold the public hearing on a later date. Because of this required sequence, the next City Council meeting (to be held on November 2nd) will be where the Council sets the public hearing on this item, and the actual public hearing will be scheduled on November 17th (the next Council meeting date after Nov. 2nd) The item will not have its public hearing prior to November 17th, but it is possible the item could be delayed to another meeting. This is unlikely, since we would then have to reset the public hearing date, but not entirely impossible. We also have to provide a notice in the newspaper at least seven (7) days prior to the public hearing date. Please feel free to reach out to me if you have any other questions. I am hope this information helps. Best, Ray Heitner Associate Planner (he/him/his) 319.356.5238 raymond-heitner(c�r�iowa-city. org 410 E Washington St, Iowa City, IA 52240 z= 1 W CITY d u N E i r C I f Y 6 F ! I T E R A T U R E WWW.ICGOV.ORG 'f V O W. From: Nancy Thompson <nancy-thompson(,uiowa.edu> Sent: Thursday, October 22, 2020 4:20 PM To: Raymond Heitner <Raymond-Heitner&iowa-city.org> Subject: Re: [External] RE: Property vacation Two more questions about the vacancy related to 1120 N Dodge. 1) What is the website to keep up with the City Council agendas? 2) Could the public meeting be earlier than Nov 17? Thanks Nancy Thompson On Thu, Oct 22, 2020 at 12:06 PM Nancy Thompson <nancy-thompsono,uiowa.edu> wrote: Thanks Ray. Can you tell me what happens if the vacation request is granted? Is the property then up for sale? If so, who could offer to purchase it and how much would it cost? Respectfully, Nancy Thompson On Thu, Oct 22, 2020 at 11:13 AM Raymond Heitner <Raymond-Heitner&iowa- ci .or > wrote: Good Morning Nancy, I wanted to follow up on Tracy's remarks below. The vacation associated with the western 10 feet of St. Matthias Alley, (located just east of 1120 N. Dodge St.) was discussed at last week's Planning and Zoning Commission meeting. The Commission recommended approval of the vacation to the City Council. I I I We are looking to have the City Council set a public hearing on the vacation item during its next meeting on Monday, November 2nd. The actual public hearing on the vacation item is scheduled to be held on Tuesday, November 17th, at 7pm. There will be an opportunity for public comment on the vacation item at this meeting. The agenda for the City Council meeting on November 17th should be available online here no later than Friday, November 13th. The agenda will contain information on how to participate in the electronic meeting format. Please check the City Council agenda website for updates, as it is possible that the item will be discussed at a different meeting date. Please feel free to contact me if you have any additional questions or concerns. Thank you, Ray Heitner Associate Planner (he/him/his) 319.356.5238 rUmond-heitner&iowa-city. org 410 E Washington St, Iowa City, IA 52240 e IIS CITY A UmPle6 CITY bF FITEQftuaE WWW.ICGOV.ORG # o � From: Tracy Hightshoe <Tracy-Hightshoegiowa-city.org> Sent: Thursday, October 22, 2020 10:43 AM To: 'nancy-thomi2son a.uiowa.edu' <nancy-thompsonguiowa.edu> Cc: Raymond Heitner <Raymond-Heitner&iowa-city.org>; Kirk Lehmann <Kirk- Lehmann&iowa-c ity. org> Subject: FW: Property vacation Hello, Thanks for contacting us. Ray Heitner is our planner working on the vacation. He can explain the process and discuss any meetings remaining for public input/comment. Eventually, there will need to be a special exception completed, Kirk Lehmann would be the contact for that. For now, I can have Ray answer your questions below. Thanks, Tracy From: Nancy Thompson <nancy-thompsonLa),uiowa.edu> Sent: Thursday, October 22, 2020 9:31 AM To: Tracy Hightshoe <Tracy-Hightshoe o,iowa-city.org> Subject: Property vacation Dear Tracy, I just left a message for you on your phone, but am sending the message by email in case you see it sooner. I am wanting to follow the discussion and decisions related to the request for property vacation at 1120 N. Dodge. I would like to attend meetings and be informed of decisions. I have tried calling Ann Russett but she has not responded. Since you seem to be the head of the entire unit I am contacting you. Somewhere I saw that meetings of this group take place the third Thursday of each month. So I wonder if there was a meeting last Thursday or if decisions have been made. I would appreciate a call (512 9128) at your earliest convenience. Respectfully, Nancy Thompson Nancy Jean Thompson PhD Associate Professor, Emerita University of Iowa, College of Public Health Community and Behavioral Health Department 319 512 9128 Phone nancy-thompson(sluiowa.edu Disclaimer The information contained in this communication from the sender is confidential. It is intended solely for use by the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any disclosure, copying, distribution or taking action in relation of the contents of this information is strictly prohibited and may be unlawful. Nancy Jean Thompson PhD Associate Professor, Emerita University of Iowa, College of Public Health Community and Behavioral Health Department 319 512 9128 Phone nancy-thompsonCaOuiowa.edu Nancy Jean Thompson PhD Associate Professor, Emerita University of Iowa, College of Public Health Community and Behavioral Health Department 319 512 9128 Phone nancy-thompson(@uiowa.edu Nancy Jean Thompson PhD Associate Professor, Emerita University of Iowa, College of Public Health Community and Behavioral Health Department 319 512 9128 Phone nancy-thompson(a)uiowa.edu NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held at which the Council will consider: An ordinance conditionally rezoning approximately 3.18 acres of land located north of Camp Cardinal Boulevard and west of Camp Cardinal Road from Neighborhood Public (P-1) zone to Community Commercial with a Planned Development Overlay (OPD/CC-2) zone. (REZ20-0001) An ordinance vacating and conveying approximately 2,514 square feet of public right-of-way, north of Camp Cardinal Boulevard and west of Gathering Place Lane. (VAC20-0001) An ordinance vacating and conveying approximately 1,444 square feet of public right-of-way within the western 10 ft. of St. Matthias Alley, adjacent to parcel number 1002334001. (VAC20- 0002) Copies of the proposed ordinance are on file for public examination in the office of the City Clerk, City Hall, Iowa City, Iowa, which is currently closed to the public because of the coronavirus. Copies are available by telephoning the City Clerk at 319/356-5043 or emailing kellie- fruehling(c)iowa-city.org. The public hearing will be held at 7:00 p.m. on November 17, 2020, in Emma J. Harvat Hall of the Iowa City City Hall, 410 E. Washington Street, Iowa City. If City Hall remains closed to the public, the meeting will be an electronic meeting using the Zoom Meetings Platform. For information on how to participate in the electronic meeting, see www.icgov.org/councildocs or telephone the City Clerk at 319/356-5043. Persons wishing to make their views known for Council consideration are encouraged to participate. Kellie Fruehling, City Clerk MINUTES PLANNING AND ZONING COMMISSION OCTOBER 15, 2020 —7:00 PM ELECTRONIC FORMAL MEETING FINAL MEMBERS PRESENT: Susan Craig, Mike Hensch, Phoebe Martin, Mark Nolte, Mark Signs, Billie Townsend MEMBERS ABSENT: STAFF PRESENT: Ray Heitner, Sarah Hektoen, Kirk Lehmann, Anne Russett OTHERS PRESENT: Luke Newton, Jon Harding, Jon Marner, Chant Eicke, Ryan Wade, Jeff Clark, William Means Electronic Meeting (Pursuant to Iowa Code section 21.8) An electronic meeting was held because a meeting in person is impossible or impractical due to concerns for the health and safety of Commission members, staff and the public presented by COVID-19. RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 the Commission set a public hearing for November 5, 2020 on an application to amend the Downtown and Riverfront Crossings Master Plan, a component of the City's Comprehensive Plan, to expand the West Riverfront Subdistrict to include approximately 3.16 acres south of Myrtle Avenue, west of Riverside Drive, north of the Iowa Interstate Railroad, and east of Olive Street. By a vote of 6-0 the Commissions recommends approval of REZ20-0001, a proposal to rezone approximately 3.1 acres of property located at the corner of Camp Cardinal Boulevard and Camp Cardinal Road, across the street from 80 Gathering Place Lane from Neighborhood Public (P-1) to Community Commercial with a Planned District Overlay (OPD/CC-2) subject to conditions: 1. Prior to the issuance of building permits, provision of a 15 -foot -wide utility easement along the property's east side. 2. Prior to the issuance of building permits, payment of $5,000 toward the upgrading of approximately 25 feet of Camp Cardinal Road that is adjacent to the subject property that does not meet City standards is made. This amount is based off of Camp Cardinal Road being a collector street, and the applicant contributing 25% of the cost of the approximately 25 feet of the road that needs to be improved to the north property line. By a vote of 6-0 the Commissions recommends approval of VAC20-0001 a vacation of 0.06 acres of Camp Cardinal Road right-of-way north of Camp Cardinal Boulevard and west of Gathering Place Lane in Iowa City. By a vote of 4-2 (Martin & Nolte dissenting) the Commissions recommends approval of ANN20- 0001 and REZ20-0002, a voluntary annexation of approximately 196.17 acres rezoning from County Residential (R) and County Urban Residential (RUA) to Interim Development — Single - Family Residential (ID -RS) with the following conditions: 1. The developer satisfies the comprehensive plans annexation policy, as stated in Resolution 18- 211. By a vote of 6-0 the Commissions recommends approval of VAC20-0002, a vacation of the St. Mathias Alley right-of-way south of North Dodge Street and east of 1120 North Dodge Street in Iowa City, Iowa with the amendment to just include the western tip of the alley right-of-way. By a vote of 5-1 (Townsend dissenting) the Commissions recommends approval of REZ20-0008, a proposal to rezone approximately 12,000 square feet of land located at 400 North Clinton Street and 112 East Davenport Street from High -Density Multifamily Residential (RM -44) zone to Planned High Density Multifamily Residential (PRM zone subject to the following condition: 1. Substantial compliance with the site plan and elevations dated July 1, 2020 if any PRM bonus provisions or minor adjustments are requested for the property. By a vote of 6-0 the Commissions recommends approval of REZ20-005, a proposed amendment to the zoning code to allow minor adjustments in Planned High Density Multifamily Residential Zones (PRM) for new construction projects which involve preserving a separate historic structure, as illustrated in attachment one of the staff report. CALL TO ORDER: Hensch called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. CASE NO. VAC20-0002: Applicant: J+M Civil Design LLC Location: Within the western 10 feet of the St. Mathias Alley right-of-way, adjacent to parcel number 1002334001 An application for a vacation of approximately 1,444 square feet of public right-of-way. Heitner began the staff report with an aerial view of the subject property noting the proposed vacation is just to the east of1120 North Dodge on St. Mathias Alley. The right-of-way is about 30 feet wide and this vacation would be for the western 10 feet of that alley. The zoning for 1120 North Dodge is Community Commercial (CC -2) and there is multifamily RM -12 to the east and south. Regarding background for this request, the applicant is preparing for redevelopment and reuse of 1120 North Dodge Street which would ultimately function as a mixed-use building with a pickup window and drive-through aisle on the ground floor and apartment above. The conveyed right- of-way will allow for the applicant to accommodate a drive-through aisle and pickup window. Heitner reiterated there's a series of evaluation criteria with vacation requests. Regarding impact on pedestrian and vehicular access and circulation access to private property, the existing right- of -way comes south from Dodge Street, and then turns southwest and eventually empties out on the St. Clement Street and the proposed vacation area would be the westerly 10 feet or so. Again, the purpose is to accommodate a drive-through lane for a proposed mixed-use development. To the east of the drive-through lane would be about 20 feet of paved right-of-way that would allow for a navigable two way traffic, as is currently the case, in the alley, the only difference would be as far as the two way traffic is concerned, it would go from a 30 foot right-of- way to a 20 foot right-of-way, but there would still be the ability to maintain that two way navigability east of the 1120 North Dodge Street parcel and then continuing southward to the western property line of the 1120 North Dodge Street parcel and then taper down to the existing alleyway system to the west. Regarding impact on emergency and utility vehicle access and circulation, there wouldn't be impairments with the navigability for those vehicles, they still have a 20 foot right-of-way for north/south traffic which City engineering staff and transportation planning staff deemed is appropriate for this alley use and the 20 foot right-of-way meets the minimum standard allowed in City Code. Staff doesn't see any negative impacts to adjacent properties, the right-of-way will be maintained between North Dodge and St. Clement Streets and once again that existing to access will remain. In terms of desirability of right-of-way for access or circulation needs, Heitner reiterated the right-of-way is meant to facilitate development of a drive-through lane for a ground floor commercial use and the right-of-way vacation facilitates that drive-through lane is necessary because of how the building at 1120 North Dodge Street is situated within the property, making it necessary to have that extra 10 feet of vacated space to accommodate that drive-through lane. In terms of utilities and other easements or restrictions on the property, the subject area does not contain any utilities, easements or other restrictions and staff hasn't found any other relevant factors pertaining to the specific requested vacation. Heitner noted the City Attorney's Office has reviewed the required purchase agreement from the applicant for this right-of-way area and City Council will need to approve the submitted purchase agreement offer. In summary, staff finds subject right-of-way can be vacated and conveyed to the applicant while maintaining a safe two-way means of travel through the remaining St. Matthias Alley right-of- way. Existing two-way travel patterns will remain in place and improvements made to the alley between the intersection of North Dodge Street and the western property line will create an improved driving surface for that portion of the alley. In terms of next steps, pending approval from this Commission the vacation will be reviewed by Council and Council will discuss the vacation as well as the proposed conveyance of land. The applicant has offered fair market value for the vacation. Staff recommends approval of VAC20-0002, a vacation of the St. Mathias Alley right-of-way south of North Dodge Street and east of 1120 North Dodge Street in Iowa City, Iowa with the amendment to just include the western tip of the alley right-of-way. Hensch asked if there is access from St. Matthias Alley into St. Joseph cemetery. Heitner confirmed there is but noted the vacation won't affect that access to the cemetery. Hensch asked if the sale purchase agreement is based on the assessed value from the City Assessor again like the one on Camp Cardinal Road. Hektoen confirmed it was. Craig asked regarding the paved area of what is being called an alley, is that all at the owner's expense and maintenance not the City. Heitner confirmed that was correct and noted the improvements on the vacated right-of-way will be at the owner's expense as well as the maintenance. Russett noted the City will continue to maintain the alley maintenance as it will remain a public alley. Craig stated the City does not plow snow in all public alleyways and asked though if the property owner is installing the hard surface on the alley for access to their drive- through, who would maintain it. Russett said the City would be responsible for maintenance in terms of potholes and that type of thing, but she is unsure about snow removal. Likely whoever is plowing it now will be the person who plows it in the future that won't change with the vacation. Craig noted the moment it snows there may be an issue. Another issue Craig noted was the traffic going out on to North Dodge and one of the nice things about trying to get onto North Dodge is that there's not much traffic coming from that side of the road with the HyVee over there. How close is this to the HyVee? Russett said it is just across the street from the HyVee. Craig stated she thinks traffic is going to be an issue, depending on what the business is, but places with drive-throughs can be busy certain times of the day. She is amazed at that Starbucks in southwest Iowa City, every time she drives by there are six or seven cars in line for the Starbucks. Russett noted the drive-through requires a special exception from the Board of Adjustment so that would have to be reviewed by the Board at that time, and traffic circulation is something that they would look at as well as stacking spaces and impacts to North Dodge Street. Craig asked if there is a business there now or is it vacant. Russett said the applicant is proposing to reuse the building and have a residence on the upper floor. She added this also relates to the text amendment that the Commission reviewed at the last meeting related to providing some more flexibility to infill commercial sites. Signs asked if there's any place else where there is a drive-through lane literally a foot away from the public street, or alley in this case. He noted it looks like there's going to be a curb median with some colors and traffic delineators but are there examples of this and other places. Russett is not sure if there are other examples out there or not of drive-throughs that close to an alley. Signs noted his concern is are they setting a precedent here, while he is very excited to see something done with that building because it's been sitting there empty for ever since he moved to town, he is a little concerned about this tiny little strip of space. Hensch stated he is presuming that on the alley there's no average annual daily traffic count. He is asking because from his recollection of that area there are a lot of funerals at that cemetery that use that roadway. Russett said the alley doesn't extend west, it is only access for 1120 North Dodge and the cemetery. Craig stated she would really like to have an answer to who is going to maintain the alley for snow removal. Hensch opened the public hearing. Ryan Wade (applicant, 1120 North Dodge Street) stated they will plow that alleyway as it is access for their pickup window, drive -though, and the circulation with their customers coming in and out of the building. He does not expect the City to maintain that snow removal and there can be a clause in the purchase agreement with an easement or statement that he has no hesitation to maintain that. He doesn't want the tenants or customers coming in there to have issues getting in and out of the lot. Wade added he is very excited about this property, he has been looking at this property for a good 15 years and wanting to save it. He feels what they have planned now is a great concept, he doesn't want to tear this building down, it's got a cool backstory as it is one of the older homes up front and was added on to later on so it's going to be a cool little neighborhood piece. Hensch closed the public hearing. Nolte moved to recommend approval of VAC20-0002, a vacation of the St. Mathias Alley right-of-way south of North Dodge Street and east of 1120 North Dodge Street in Iowa City, Iowa with the amendment to just include the western tip of the alley right-of-way. Martin seconded the motion. Martin again supports a new business going in during a pandemic and hopes there's a lot of traffic and they succeed. This is a case where instead of doing away with something, they are recreating what is already there and adding to the community in an actual neighborhood. Hensch stated he is a huge fan and proponent of neighborhood commercial and completely supports this. A vote was taken and the motion passed 6-0. Prepared by: Ray Heitner, Associate Planner, 410 E. Washington Street, Iowa City, IA 52240; (VAC20-0002) Ordinance No. 20-4837 Ordinance vacating approximately 1,444 square feet of St. Matthias Alley and authorizing conveyance to the owner of 1120 N. Dodge Street (VAC20-0002) Whereas, Ryan Wade, on behalf of Wade Investments, LLC, the buyer of 1120 N. Dodge Street, has requested that the City vacate an approximate 1,444 square feet portion of the St. Matthias Alley right-of-way to facilitate construction of a drive-through lane; and Whereas, David and Nancy Thompson are the current title holders of 1120 N. Dodge Street; and Whereas, at its meeting on October 15, 2020, the Planning and Zoning Commission recommended approval of the vacation; and Whereas, Staff has determined that this portion of right-of-way serves no public benefit, and recommends approval of the vacation and conveyance, given that the remaining 20' alley right-of- way will still allow for two-way travel, and Whereas, the remaining right-of-way will still allow for two-way travel on a 20' wide alley; and Whereas, at its November 2, 2020, Council adopted a resolution declaring its intent to consider the conveyance of this right-of-way to the owner of 1120 N. Dodge Street, authorizing publication of public notice of the proposed conveyance and setting a date and time for public hearing on this matter; and Whereas, following public hearing on the proposed conveyance, the City Council finds that the conveyance of the subject property is in the public interest. Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa: Section I Vacation. The City of Iowa City hereby vacates that portion of public right-of-way described as follows: BEGINNING AT THE NORTHEAST CORNER OF LOT 8 IN BLOCK 4 OF ST. MATTHIAS ADDITION; THENCE NORTHEASTERLY ALONG THE NORTHEASTERLY EXTENSION OF THE NORTH LINE OF SAID BLOCK 4 AND THE SOUTHERLY LINE OF NORTH DODGE STREET (FORMERLY KNOWN AS MILITARY ROAD), NORTH 64d 13' 55" EAST, A DISTANCE OF 10.96 FEET TO A LINE WHICH IS 10.00 FEET EASTERLY OF AND PARALLEL WITH THE EAST LINE OF SAID LOT 8; THENCE SOUTHERLY ALONG SAID PARALLEL LINE, SOUTH 00d 47' 37" EAST, A DISTANCE OF 150.08 FEET TO THE EASTERLY EXTENSION OF THE SOUTHERLY LINE OF SAID BLOCK 4; Ordinance No. 20-4837 Page 2 THENCE SOUTHWESTERLY ALONG SAID EASTERLY EXTENSION, SOUTH 64d 12' 30" WEST, A DISTANCE OF 11.03 FEET TO THE SOUTHEAST CORNER OF SAID LOT 8; THENCE NORTHERLY ALONG THE EAST LINE OF SAID LOT 8, NORTH 00d 47'37" WEST, A DISTANCE OF 150.09 FEET TO THE NORTHEAST CORNER OF SAID LOT AND THE POINT OF BEGINNING, THE ABOVE DESCRIBED REAL ESTATE CONTAINS 1500 SQUARE FEET, MORE OR LESS. As shown on the attached vacation exhibit. Section II. Conveyance. The Mayor and City Clerk are authorized, upon approval of the City Attorney, to execute all documents necessary to convey any interest in the above-described property to David and Nancy Thompson or their successor in interest to the property locally known as 1120 N. Dodge Street via quit claim deed for $11,558.32, and to record the same at Wade Investment, LLC's expense. The City Attorney is hereby authorized to carry out any actions necessary to consummate the conveyance as required by law. Section III. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section IV. Severability. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section V. Effective Date. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this 1st day of December _,20 20 Ap d by: 4 ,,/f AttesIL t:CioY�( City Jerk City Attorney's Office (Sara Greenwood Hektoen —11/1212020) Ordinance No. 20-4837 Page 3 It was moved by trims and seconded by Salih that the Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: ABSENT: Bergus Mims Salih Taylor Teague Thomas Weiner First Consideration 11/17/2020 Vote for passage: AYES: Taylor, Teague, Thomas, Weiner, Bergus, aims, Salih. NAYS: None. ABSENT: None. Second Consideration - Vote for passage: Date published 1 Moved by Mims, seconded by Taylor, that the rule requiring ordinances to be considered and voted on for passage at two Council meetings prior to the meeting at which it is to be finally passed be suspended, the second consideration and vote be waived and the ordinance be voted upon for final passage ath this time. AYES: Thomas, Weiner, Bergus, Mims, Salih, Taylor, Teague. NAYS: None. ABSENT: None. VACATION EXHIBIT FOR THE VACATION OF EXISTING RIGHT OF WAY OF A PUBLIC ALLEY, DESCRIBED AS: THE WESTERLY 10 FEET OFA 30 FOOT -WIDE PUBLIC RIGHT-OF-WAY BEING SOUTHERL Y OF NORTH DODGE STREET AND NORTHERLY OF Sr. PETERS STREET ADJOINING AND CONTIGUOUS TO THE FAST LINE OF LOT 8 OF ST, MATTHIAS ADDITION; CONTAINING 1,444.79 SQUARE FEET, MORE OR LESS. SEE SHEET 2 FOR A FULL LEGAL DESCRIPTION i �5 a0o 30.0' POB � PUBLIC R.O.W. z 5/8" NE CORNER O O IRON BAR LOT 8O 0 O �I O I s� C'j J I d m = P m (r r -r J LOT 8 r Cn BLOCK 4 CD 0 0CD CA , Qc IV J r O O Cn CD �! CO p I GRAPHIC SCALE ao ~!I - I � ( IN FEET ) 1 I inch = 30 ft. IRON PIPE 1/2" IRON BAR i HEREBY VERIFY THAT THIS LAND SURVEYING DOCUMENT WAS PREPARED AND THE RELATED SURVEY WORK WAS PERFORMED BY BE OR UNDER MY DIRECT PERSONAL SUPERVISION AND THAT I AM DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF IOWA, LA." ri- iz-zo 2r� JA ES W. BBITT, JR. DATE REG. NO. 1 465 MY LI EXP:'R_S DECEMBER 3 , 2020 PAGES OR SHEETS COVERED BY TH!S SEAL: SHEETS t & 2 GZ —� . JAMES W. 7 = ABBIT' JR. _ 18465 18.61' S 31°42'26.41" W LEGEND • y Survey 3 Davetopmeaf, PLLC 18.61' S 31°42'26.41" W LEGEND ABBITT SURVEY & DEVELOPMENT, I'LLC. 5030 38TH AVE., SUITE 19 MOLINE, ILLINOIS 61265 PH. 309-524-3124 DATE: 9-24-2020 I SCALE: 1L_1_20 ' DRAWN 3Y: JRV CHECKED 6Y: ,iFdA PREPARED FOR: 1+M Civil Design, LLC 2550 Middle Road, Suite 602 SHEET 1 OF 2 Bettendorf, IA 52722 DRAWING No.= ORAWiNG TITLE: VACATION EXHIBIT 20-224-IAIC-BT-J+M FOUND MONUMENT SET 5/8" REBAR VV/ GREEN PLASTIC CAP X18465 VACATION LINE RIGHT OF WAY OR ORIGINAL LOT LINE (100') DEED OR PLATTED 100.00' MEASURED ABBITT SURVEY & DEVELOPMENT, I'LLC. 5030 38TH AVE., SUITE 19 MOLINE, ILLINOIS 61265 PH. 309-524-3124 DATE: 9-24-2020 I SCALE: 1L_1_20 ' DRAWN 3Y: JRV CHECKED 6Y: ,iFdA PREPARED FOR: 1+M Civil Design, LLC 2550 Middle Road, Suite 602 SHEET 1 OF 2 Bettendorf, IA 52722 DRAWING No.= ORAWiNG TITLE: VACATION EXHIBIT 20-224-IAIC-BT-J+M VACATION EXHIBIT FOR THE VACATION OF EXISTING RIGHT OF WAY OFA PUBLIC ALLEY, DESCRIBED AS. THE WESTERLY 10 FEET OFA 30 FOOT -WIDE PUBLIC RIGHT -0F -WY BEING SOUTHERLY OF NORTH DODGE STREET AND NORTHERLY OF ST. PETERS STREET, ADJOINING AND CONTIGUOUS TO THE EAST LINE OF LOT 8 OF ST. MATTHIAS ADDITION; CONTAINING 1,500 SQUARE FEET, MORE OR LESS. SEE FULL LEGAL DESCRIPTION BELOW LEGAL DESCRIPTION - PROPOSED ALLEY VACATION BEGINNING AT THE NORTHEAST CORNER OF LOT 8 IN BLOCK 4 OF ST. MATTHIAS ADDITION; THENCE NORTHEASTERLY ALONG THE NORTHEASTERLY EXTENSION OF THE NORTH LINE OF SAID BLOCK 4 AND THE SOUTHERLY LINE OF NORTH DODGE STREET (FORMERLY KNOWN AS MILITARY ROAD), NORTH 64°13'55"EAST, A DISTANCE OF 10.96 FEET TO A LINE WHICH IS 10.00 FEET EASTERLY OF AND PARALLEL WITH THE EAST LINE OF SAID LOT 8; THENCE SOUTHERLY ALONG SAID PARALLEL LINE, SOUTH 00'47'37"EAST, A DISTANCE OF 139.05 FEET TO A POINT ON THE EASTERLY LINE OF SAID BLOCK 4; THENCE SOUTH 31'42'26"WEST, A DISTANCE OF 18.61 FEET TO THE SOUTHEAST CORNER OF SAID LOT 8; THENCE NORTHERLY ALONG THE EAST LINE OF SAID LOT 8, NORTH 00'47'37"WEST, A DISTANCE OF 150.09 FEET TO THE NORTHEAST CORNER OF SAID LOT AND THE POINT OF BEGINNING. THE ABOVE DESCRIBED REAL ESTATE CONTAINS 1444.79 SQUARE FEET, MORE OR LESS. ABBITT SURVEY DEVELOPMENT, PLLC. 5030 38TH AVE.,, SUITE 19 MOLINE, ILLINOIS 61265 PH. 309-524-3124 Survey 8 Development, PLLC DATE: 9-24-2020 �I PREPARED FOR: 1+M Civil Design, LLC 2550 Middle Road, Suite 602 SHEET 2 OF 2 Bettendorf, IA 52722 DRAWING No.: DRAWING TITLE: VACATION EXHIBIT 20-224-IAIC-BT-J+M Item Number: 10.k. >< _ 4 CITY OE IOWA CITY www.icgov.org December 1, 2020 Ordinance rezoning approximately 0.55 acres of property from Central Business (CB -10) zone to CB -10 with a Historic District Overlay (CB- 10/OHD) for property located at 109, 111, 115, 117, and 121 E. College Street. (REZ20-02) (Pass & Adopt) /_1A1_TOUILTA 1211,111&5 Description PZ Staff Report with Attachments PZ Final Minutes Ordinance r � ,:,® CITY OF IOWA CITY ��'M 4 � T4 MEMORANDUM Date: May 14, 2020 To: Planning and Zoning Commission From: Jade Pederson, Planning Intern Re: Designation 109, 111-113, 115, and 117-123 East College Street as Historic Landmarks (REZ20-02) Background: Tailwind College St. IC, LLC has requested that the properties located at 109, 111-113, 115, and 117-123 East College Street, be designated as Iowa City Historic Landmarks. This request is a part of a larger proposed development project that would create a new apartment building on the southern portion of these lots while also preserving the historic storefronts of these buildings. The City of Iowa City is currently working towards nomination of an area in the downtown to be listed as a historic district in the National Register of Historic Places. These subject properties fall within the proposed historic district area. Construction of 109 East College Street (Dooley Block, west bay) started in 1874 for the Dooley Block, a 4 -bay, 2 -story brick building with Late Victorian Romanesque and Italianate fagade details. Since then, the two middle bays have been demolished and the two remaining bays were spilt into separate structures. This particular structure has been home to stores, billiards, and saloons over the years. It is considered key contributing according to the survey done as a part of the nomination process of the Downtown District for its distinctive architectural character and contribution to the history of commerce in Iowa City. At 111-113 East College Street, the Sears, Roebuck, & Co. Building was built in 1929 in the place of the two central bays of the original Dooley Block building. These properties were built as a 3 -bay, 2 -story building in a Commercial Brick Front style. Over the years, changes have occurred on the storefront of the structure, however they are recognized as historically appropriate. The 2017 survey done for the Downtown District considered this structure as key contributing for its architectural character and contribution to the history of commerce in Iowa City. 115 East College Street is one of the original bays of the Dooley Block. This eastern bay is much like the western bay of the Dooley Block, with Late Victorian Romanesque and Italiante details. This building has undergone storefront and sign band alterations. Since the late 19th Century this structure has housed numerous shops over the years. For its distinctive architectural character and contribution to the history of commerce in Iowa City, this building is considered key contributing according to the Downtown District survey for the potential listing in the National Register of Historic Places. Crescent Block, 117-123 East College Street, was built in 1894 as a 4 -bay, 3 -story building. This building utilizes a Commercial Brick Front style and Chicago -style architecture. This structure has since had alteration of the storefronts of the two eastern bays. In 1930, the original entry bay was remodeled to reflect Art Deco styling in a small storefront. This building is associated with a locally significant individual in the commercial and financial history of downtown, C. F. Lovelace. For its architectural character, contribution to the history of commerce in Iowa City, and for its association with a locally significant individual, this structure May 14, 2020 Page 2 is considered key contributing by the 2017 Downtown District survey for the potential listing in the National Register of Historic Places. Historic Preservation Commission Review: The Historic Preservation Commission met on May 14, 2020 and conducted a public hearing at which they reviewed and evaluated the historic significance of properties located at 109, 111-113, 115, and 117-123 East College Street. The Commission determined that all the properties meet the requirements for landmark designation and voted to recommend approval of the local landmark designations. 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 Council. The Commission's role is to review the proposed designation based on its relation to the Comprehensive Plan and the proposed public improvements and plans for the renewal of the area involved. There are two plans that apply to this proposal: 1) the Downtown and Riverfront Crossings Master Plan and 2) the Historic Preservation Plan. These properties fall within the jurisdiction of the Downtown and Riverfront Crossing Master Plan. This plan identifies all these structures as key historic buildings, see figure 1. Objective 1: Protect historic character and key historic buildings, of this plan, encourages the designation of historic resources and local landmarks to preserve the distinct character and ambiance of the downtown area. Figure 1. cx siing —11 bin � p6srq Wldnq J �^ lsiwls ..._— Fdsevq Wi�wgs � Sfo.Si�a#wdrwi . .' _ 1y 11�N�hdtlix� � [err6�s-g y�r«k IWliiy �A.,..., V1A-1MNC91101q ST. Hslak'Jpslk[r[r - G4iLEGE 5T. rZT�14 W -C a ac q The Historic Preservation element of the Comprehensive Plan has two goals that relate to this proposal. Goal 1: Identify historic resources significant to Iowa City's past and Goal 10: Adopt strategies that preserve historic neighborhoods. Specifically, Objective 5 of Goal 1 is satisfied by means of the nomination and pursuit of Local Landmark designation. The designation of these buildings as local landmarks would require review by the Historic Preservation Commission for any future alterations to the exterior of the buildings or requests for new development on the property. Staff Recommendations: Staff recommends the approval of REZ20-02, an application to rezone the properties at 109, 111-113, 115, and 117-121 East College Street from Central Business (CB -10) zone to CB -10 with a Historic District Overlay (CB-10/OHD). May 14, 2020 Page 3 Attachments: 1. Location Map 2. Zoning Map 3. Memo to the Historic Preservation Commission Approved by: 1 Da i zman, ICP, Development Services Coordinator Department of Neighborhood and Development Services Date: May 7, 2020 Iowa City Historic Preservation Commission City Hall, 410 E Washington Street, Iowa City. IA. 52240 Memorandum To: Historic Preservation Commission From: Jessica Bristow, Historic Preservation Planner Re: Dooley Block (west bay), 109 East College Street Sears Roebuck & Co. Building, 111-113 East College Street Dooley Block (east bay), 115 East College Street Crescent Block, 117-123 East College Street Applicant Brandon Smith of Tailwind College St. IC, LLC, has requested that the properties at 109 East College Street, 111-113 East College Street, 115 East College Street, and 117-123 East College Street be designated as Iowa City Historic Landmarks as part of an overall development project. Designation of the property as an Iowa City Historic Landmark will require Commission approval of any significant changes to the exterior of the building and new development proposed on the landmark properties. Landmark status will also make the property eligible for special exceptions that would allow the Board of Adjustment to waive or modify certain zoning requirements as well as State and Federal Tax Credit funding of rehabilitation work. As part of the 2017 update of the 2001 Survey and Evaluation of the Iowa City Central Business District, completed by AKAY consulting and partially funded by a grant from the National Trust, this group of buildings was evaluated for their contribution to a potential Downtown Historic District. The National Register Nomination of this Downtown Historic District is currently in process and includes these buildings as contributing structures within the district boundary. The site inventory forms updated for the study are included as documentation of each building's significance. Each building will be reviewed by the Historic Preservation Commission for its eligibility for local landmark designation in individual public hearings at the May 14, 2020 Commission meeting. For local landmark designation, the Commission should determine if each property meets criterion a. and b. and at least one of the criteria c., d., e., or f. for local designation listed below: 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. Dooley Block (west bay). 109 East College Street Iowa City Historic Preservation Commission City Hall, 410 E Washington Street, Iowa City. IA. 52240 The Dooley Block was a 4 -bay, 2 -story brick building built beginning in ca. 1874 with this bay. In 1929, the middle two bays were razed for the construction of the Sears, Roebuck & Co. building. The west bay at 109 College is one of the outer bays of the original building that remains and extends the full depth of the lot. This bay has functioned as an autonomous building since 1929. The building fagade includes a mixture of Late Victorian Romanesque and Italianate details. For instance, the paneled cornice and brackets are elements of an Italianate style and the semi -circular wood arches with their keystone detail are evident of the Romanesque. At the lower level, the transom was remodeled with the addition of prism glass prior to 1940, the sign band was removed or altered and the store front has been more recently updated. Since 1879 the building has housed numerous uses including stores, billiards, and saloons. While this building remains as only a portion of the original 4 -bay Dooley block, it has functioned individually since 1929 and with the exception of the storefront, has been relatively unaltered since 1940. In the 2017 downtown survey update the building was considered a key contributing resource in the potential downtown historic district eligible for listing in the National Register of Historic Places for its distinctive architectural character and for its contribution to the history of commerce in Iowa City. Based on the information provided in the Site Inventory Form, staff finds that the property meets criteria a, b, c and a and therefore qualifies as an Iowa City Historic Landmark. Recommended Motion: Move to approve the designation of the Dooley Block (west bay), 109 East College Street, as an Iowa City Historic Landmark based on the following criteria for local designation: criteria a, b, c and e. 2 r■, Q hh _\J i Wr a q! �X �m ICA Iowa City Historic Preservation Commission City Hall, 410 E Washington Street, Iowa City. IA. 52240 Sears, Roebuck, & Co. Building, 111-113 East College Street The Sears, Roebuck, & Company Building was built in 1929, from central two bays of the flanking Dooley Block. This building style is commonly known as the Commercial Brick Front and is a 3 -bay 2 - story building filling the entire lot. The upper level includes a Chicago style window in each bay with a continuous terra cotta sill. Terra cotta detailing is also found in the coping on the stepped parapet, as stylized pilasters between the windows and as decorative accents in the brickwork above. The storefront originally had an entrance in the central bay with display windows above and a prism -glass transom and sign band above. The storefront today has been remodeled with entrances in the outer bays flanking the central display window and detailed in stone with a Classical Revival influence that is considered sympathetic to the original building. This building is considered a well-preserved example of the 20th century Commercial Brick Front and while the storefront has been altered, the changes are considered historically sympathetic. In the 2017 downtown survey update the building was considered a key contributing resource in the potential downtown historic district eligible for listing in the National Register of Historic Places for its architectural character and for its contribution to the history of commerce in Iowa City. Based on the information provided in the Site Inventory Form, staff finds that the property meets criteria a, b, c and a and therefore qualifies as an Iowa City Historic Landmark. Recommended Motion: Move to approve the designation of the Sears, Roebuck, & Company Building, 111-113 East College Street, as an Iowa City Historic Landmark based on the following criteria for local designation: criteria a, b, c and e. 3 111-113 East College Street, Sears, Roebuck, & Co. Building Dooley Block (east bay), 115 East College Street Iowa City Historic Preservation Commission City Hall, 410 E Washington Street, Iowa City. IA. 52240 The Dooley Block was a 4 -bay, 2 -story brick building built beginning in ca. 1874 and concluding with the construction of this bay between 1892 and 1899. In 1929, the middle two bays were razed for the construction of the Sears, Roebuck & Co. building. The east bay at 115 College is one of the outer bays of the original building that remains and extends for much of the depth of the lot. This bay has also functioned as an autonomous building since 1929. Like the west bay, the building fagade includes a mixture of Late Victorian Romanesque and Italianate details. For instance, the paneled cornice and brackets are elements of an Italianate style and the semi -circular wood arches with their keystone detail are evident of the Romanesque. At the lower level, the storefront had been remodeled prior to 2001 to include a series of moldings separating the storefront from the upper story and an entrance to the east side of a modified shop window. Since 2001 the storefront has again been altered, replacing the shop window with four full -glass doors which fold back to open the entire front of the lower level. Since 1895 the building has housed numerous shops. While this building remains as only a portion of the original 4 -bay Dooley block, it has functioned individually since 1929 and with the exception of the storefront and sign band, has been relatively unaltered. In the 2017 downtown survey update the building was considered a key contributing resource in the potential downtown historic district eligible for listing in the National Register of Historic Places for its distinctive architectural character and for its contribution to the history of commerce in Iowa City. Based on the information provided in the Site Inventory Form, staff finds that the property meets criteria a, b, c and a and therefore qualifies as an Iowa City Historic Landmark. Recommended Motion: Move to approve the designation of the Dooley Block (east bay), 115 East College Street, as an Iowa City Historic Landmark based on the following criteria for local designation: criteria a, b, c and e. II Tr Crescent Block, 117-123 East College Street Iowa City Historic Preservation Commission City Hall, 410 E Washington Street, Iowa City. IA. 52240 The Crescent Block was built in 1894 as a 4 -bay 3 -story Commercial Brick Front building. Originally three larger bays housed storefronts and the smaller bay at 119 served as the entrance to the upper floors. This entry bay was remodeled in the 1930s with Carrara glass in an Art Deco styling to include a small storefront and the stairs to the upper level. The design includes a curved glass display window and the original wood and glass entrance door and tile floor. The west bay retains the original storefront treatment. The east half of the building was remodeled into a single modern storefront with new brick and an exposed aggregate facing above the individual windows and curved awnings. The first floor projects forward and includes a shallow standing seam roof that separates the storefront -level from the upper levels. At the third floor, the windows are tall, paired double -hung windows centered over each bay. Each pair has a thick stone lintel and two thinner sills. At the second floor, the east -most windows were replaced with large Chicago -style windows and the west include alternating pairs and individual windows of two different sizes. A tall, pressed metal cornice includes a rhythm of large and small brackets. In 1929, the building was occupied by Montgomery Ward who built a farm and home store addition at the back of the lot. This building is considered a moderately well-preserved example of a turn -of -the -century Commercial Brick Front building. The building is also associated with C. F. Lovelace who built the adjacent College Block building as well as other buildings in the downtown and is considered a locally significant individual in the commercial and financial history of downtown. In the 2017 downtown survey update the building was considered a key contributing resource in the potential downtown historic district eligible for listing in the National Register of Historic Places and potentially individually eligible for listing in the National Register of Historic places. Its unusual style reflects the influence of Chicago -style architecture in Iowa City. The building is also significant for its relationship to local fraternal groups that utilized the third floor. Despite significant modification of the two east storefront bays, the retention of the west storefront and the 1930s Art Deco storefront add to the building's significance. Overall, the building is significant for its architectural character, for its contribution to the history of commerce in Iowa City, and locally, for its association with C. F. Lovelace. Based on the information provided in the Site Inventory Form, staff finds that the property meets criteria a, b, c and a and therefore qualifies as an Iowa City Historic Landmark. Recommended Motion: Move to approve the designation of the Crescent Block, 117-123 East College Street, as an Iowa City Historic Landmark based on the following criteria for local designation: criteria a, b, c, d and e. IJ 117-123 East College Street, Crescent Block Site Inventory Form State Inventory No. 52-0409 New ® Supplemental State Historical Society of Iowa HPart of a district with known boundaries (enter inventory no.) (December 1, 1999) Relationship: ❑ Contributing ❑ Noncontributing ® Contributes to a potential district withet 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 Dooley Block (west bay) other names/site number 2. Location street & number 109 E. College Street city or town Iowa City ❑ vicinity, county Johnson Legal Description: (if Rural)Township Name Township No. Range No. Section Quarter of Quarter (If Urban) Subdivision Original Town Block(s) 82 Lot(s) see full legal 3. State/Federal Agency Certification [Skip this Section] 4. National Park Service Certification [Skip this Section] 5. Classification Catego of Property (Check only one box) Number of Resources within Property building(s) If Non -Eligible Property If Eligible Property, enter number of. - F1 district Enter number of: Contributing Noncontributing ❑ site buildings 1 buildings ❑ structure sites sites ❑ object structures structures objects objects Total 1 Total Name of related project report or multiple property study (Enter "N/A" if the property is not part of a multiple property examination). Title Historical Architectural Data Base Number Iowa City Central Business District Study - 2017 UPDATE 52-127 6. Function or Use Historic Functions (Enter categories from instructions) Current Functions (Enter categories from instructions) 02E COMMERCE/TRADE/specialty store 02G COMMERCE/TRADE/restaurant 7. Description Architectural Classification (Enter categories from instructions) Materials (Enter categories from instructions) 05B LATE VICTORIAN/Italianate foundation 04 STONE walls 03 BRICK roof other Narrative Description (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED) 8. Statement of Significance Applicable National Register Criteria (Mark "x" representing your opinion of eligibility after applying relevant National Register criteria) ® Yes ❑ No ❑ More Research Recommended A Property is associated with significant events. ❑ Yes ® No ❑ More Research Recommended B Property is associated with the lives of significant persons. ® Yes ❑ No ❑ More Research Recommended C Property has distinctive architectural characteristics. ❑ Yes ® No ❑ More Research Recommended D Property yields significant information in archaeology or history. County Johnson Address 109 E. College Street Site Number 52-0409 City Iowa City District Number Criteria Considerations ❑ 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) Significant Dates Construction date 02 ARCHITECTURE 1874 ® check if circa or estimated date Other dates 05 COMMERCE 1929 Significant Person Architect/Builder (Complete if National Register Criterion B is marked above) Architect N/A unknown Builder unknown Narrative Statement of Significance (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED) 9. Major Bibliographical References Bibliography ® See continuation sheet for citations of the books, articles, and other sources used in preparing this form 10. Geographic Data UTM References (OPTIONAL) Zone Easting Northing Zone Easting Northing 1 2 3 4 ❑ See continuation sheet for additional UTM references or comments 11. Form Prepared By name/title Alexa McDowell, Historian organization AKAY Consulting date 11/2017 street & number 4252 Oakland Avenue telephone 515-491-5432 city or town Minneapolis state MN zip code 55407 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: Roll/slide sheet # Frame/slot # Date Taken Roll/slide sheet # Frame/slot # Date Taken Roll/slide sheet # Frame/slot # Date Taken ❑ See continuation sheet or attached photo & slide catalog sheet for list of photo roll or slide entries. ❑ Photos/illustrations without negatives are also in this site inventory file. FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL 1. Farmstead & District: (List of structures and buildings, known or estimated year built, and contributing or non-contributing status) 2. Barn: a. A sketch of the frame/truss 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 (SHPO) Use Only Below This Line Concur with above survey opinion on National Register eligibility: U Yes H No U More Research Recommended ❑ This is a locally designated property or part of a locally designated district. Comments: Evaluated by (name/title): Date: Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet e1 Site Number 52-0409 Related District Number Dooley Block (west bay) Johnson Name of Property County 109 E. College Street Iowa City Address City 7. Property Description The Dooley Block (west bay) is a one -bay, 2 -story, 19- by 150 -ft., brick building that was constructed in ca. 1874. The building is a remnant of the original, which filled the full width of Lot 3 and part of Lot 4. From 1929, at which time the middle two bays of the Dooley Block were razed and replaced by the Sears Roebuck & Co. building, the west bay (109) has beeen — both functionally and visually - an autonomous property. The east bay of the Dooley Block (115) also remains, providing a bookend to the Sears building. As noted in the 2001 survey, this building is located along the 1977 downtown pedestrian mall that extends for several blocks along E. College Street and S. Dubuque Street. As originally platted, College Street had a 100 -ft. width with four 80 -ft. wide lots laid out perpendicular to the street. Twenty -foot wide, east -west alleys bisected the blocks and were presumed to extend along the rear of the buildings. College Street extended from the "Promenade" along the Iowa River east through the downtown, over Ralston Creek, and eventually along the south side of College Green park before it reached the city limits. Today, the "ped mall" is an intimate gathering place, its character resting on the historic buildings that line much of the street, brick landscaping, vegetative canopy, and vibrant retail base. The stylistic character of the Dooley Block reflects the Late Victorian era during which it was constructed. As noted by Svendsen in 2001, the building fagade presents a mixture of the Late Victorian Romanesque and Italianate styles. The paneled wood cornice has returning ends and four large brackets with small dentil-like brackets in between. The upper facade is clad in red brick with elaborate carved wood semi -circular or Romanesque arches over the single and paired 1/1 double -hung windows. Svendsen noted that the storefront had been remodeled "in recent years" with a side entrance and three fixed glass windows for a modified shop window. A series of moldings separates the storefront from the upper story. The 2001 survey also noted that the storefront has a prism -glass transom spanning the full width of the storefront with "new plate glass windows extending to grade." The transom treatment, though not original, predates 1940. No significant alterations of the fagade have been undertaken since the completion of the 2001 survey. The storefront is currently occupied by El Patron, a restaurant/bar. The upper elevation of the Dooley Block (west bay) remains unaltered from 2001, with character -defining features retained including the red brick cladding, ornate Italianate cornice, Roman arched window heads, prism glass transom, and storefront cornice details. As a result, the building retains a generally good level of historic integrity specific to 1929, which marks the year the building was disjoined from the larger Dooley Block and became an autonomous resource. Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet e2 Site Number 52-0409 Related District Number Dooley Block (west bay) Johnson Name of Property County 109 E. College Street Iowa City Address City Image 01. View of the fagade, looking south across E. College Street (the Ped Mall) (Image by AKAY Consulting, August 2017) Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet e3 Site Number 52-0409 Related District Number Dooley Block (west bay) Johnson Name of Property County 109 E. College Street Iowa City Address City Image 02. View of the facade, looking SW across E. College Street (the Ped Mall) (Image by AKAY Consulting, August 2017) Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet e4 Site Number 52-0409 Related District Number Dooley Block (west bay) Johnson Name of Property County 109 E. College Street Iowa City Address City 8. Statement of Significance As noted, the Dooley Block is a one -bay remnant of the original block building, which filled the full width of Lot 3 and part of Lot 4. The block building was constructed in phases, the westernmost bay (109) dates to ca. 1874, the bay at 111 was in use by 1879, and the east two bays (113 and 115) were constructed in ca.1895. From 1929, when the middle two bays of the Dooley Block were razed and replaced by the Sears Roebuck & Co. building, the remaining west bay has been — both functionally and visually - an autonomous property. The east bay of the Dooley Block (115) also remains, providing a bookend to the Sears building. The building is a moderately well-preserved example of a Late Victorian Italianate style commercial building. Because the building has been disjoined from the original block building for well more than 50 -years, the resource is significant in its post -1929 form as a single, autonomous building. Given this, the Dooley Block is eligible for the National Register under Criterion C. The building is also significant under Criterion A, contributing as it does to our understanding of the history of commerce in Iowa City. As a result, this building is eligible for the National Register as a contributing resource in a potential historic district. It should be noted that additional evaluation of interior integrity may support a case for individual eligibility as an increasingly rare representation of an early commercial building in the Iowa City downtown. Historical Backgroun As noted by Svendsen, Frank Dooley acquired all of Lot 3 in Block 82 in 1867. It is likely that Dooley constructed the westernmost bay of the building in ca. 1874 since the fire insurance map for that year lists the building as vacant. As late as 1918, city directories refer to the building as the "Dooley Block" confirming Dooley's long-standing connection to the building. Property Transfer Records do not show the property changing hands again until 1928 when a referee deed saw the lot sold to W.H. Wagner. The parcel was then divided and this building was transferred to Mary Connell and F.E. Hunzinger a short time later. The property continued to be held by Hunzinger until the 1960s. Figure 01. Fire Insurance Map — 1874 C 0 L 1, 3' E+ 1i - - -W11-1 i—i :N - it'=fir••-"- w r Fra ZI.n1L- J�� m 13 STEL I N G 11, 4) 1 (SOURCE: Sanborn Company Fire Insurance Map, 1883) J 13 STEL I N G 11, 4) 1 (SOURCE: Sanborn Company Fire Insurance Map, 1883) Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-0409 Iowa Site Inventory Form Related District Number Continuation Sheet e5 Dooley Block (west bay) Johnson Name of Property County 109 E. College Street Iowa City Address City Figure 02. Fire Insurance Map — 1879 F //L COLLEGE. 191 i q—Xl ,14 —=7 r/ •a.rwr BURL—INGTON (SOURCE: Sanborn Company Fire Insurance Map, 1883) Figure 03. Fire Insurance Map — 1883 (A COLLEGE � x °h• a ik r Z 0 �D Z s v ICEp j �nra�e,�aaccee.r _ � ■i 4 N r BURLINGTON (SOURCE: Sanborn Company Fire Insurance Map, 1883) Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet e6 Site Number 52-0409 Related District Number Dooley Block (west bay) Johnson Name of Property County 109 E. College Street Iowa City Address City Figure 04. Fire Insurance MaiD — 1899 1� rxt ejr dP tt rl� I�i + Ii�� � � I t 4' S.t �f t+...• ' � v� Y •� F ...z •�•ci + a , 117 a l { �'{resat... ti ,.� k.F:•±. •:+ti •_ y., n�— �• r +yJCla T.(SOURCE: Sanborn Company Fire Insurance Map, 1899) Figure 05. Fire Insurance Map — 1933 _ '� 3 r Sa,-o . 7'0 0 • as Kiri r �- s•- �� •�w i t s , jA' I� Z s C' o B2 c' 7777I111���� I --'-AF � E. BURLINGTON , tar (SOURCE: Sanborn Company Fire Insurance Map, 1933) Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet e7 Site Number 52-0409 Related District Number Dooley Block (west bay) Johnson Name of Property County 109 E. College Street Iowa City Address City Fire insurance maps show the building with a variety of uses through the years: hardware store (1879, 1883, 1888, and 1892); saloon (1899, 1906); pool hall (1912, 1920); store (1926, 1933, and 1970). City directories confirm the presence of the Hazard & Pratt Hardware Store at this location in 1878-79 and the Opera House Exchange, a saloon run by T.J. Kenny, here in 1904. By 1911, Thomas H. Kelley had a saloon here. When prohibition arrived, the business changed to a pool hall or billiards parlor with Henry Musack the proprietor from before World War I through the late 1920s. City directories show the building housed a series of grocers during the 1930s including the Piggly Wiggly Grocers in 1930 and the Self -Serve Grocery from the mid -1930s through World War II. Herbert Holmes and George Rebel also operated meat shops during this time period. After World War II, The Men's Shop clothing store was located here and continued operations until the mid-1960s (Svendsen, 2001). Image 03. Historic Image — North side of E. College Street, looking SW - ca. 1925 (Image courtesy of State Historical Society of Iowa, Iowa City.) In this view of E. College Street, we see the Dooley Block prior to the demolition of its center bays. Though difficult to read in this view, the building name is set on -center just above the upper story windows. The upper fagade at 109 remains much as seen in this view as does that at 115 (see "Dooley Block," 52-01088.) Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet e8 Site Number 52-0409 Related District Number Dooley Block (west bay) Johnson Name of Property County 109 E. College Street Iowa City Address City Image 04. Historic Image — North side of E. College Street, looking SW - 1929 (Image courtesy of State Historical Society of Iowa, Iowa City.) In this view of E. College Street, we see the east (115) and west (109) bays of the Dooley Block flanking the 1929 infill of the Sears, Roebuck and Co. building. Note that, by this date, the prism glass storefront transom was part of the fagade at 109 (right). Also, Piggly Wiggly occupied the building. Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet e9 Site Number 52-0409 Related District Number Dooley Block (west bay) Johnson Name of Property County 109 E. College Street Iowa City Address City 9. Major Bibliographic References (2001) Iowa City city directories. Property Transfer Records, Johnson County Auditor's Office. Tax Assessor's Records, City of Iowa City Assessor. Sanborn maps, 1874, 1879, 1888, 1892, 1899, 1906, 1912, 1920, 1926, 1933, and 1933 updated to 1970. 2017: References Iowa City Public Library. Digital Photograph collection. http://history.icpl.org. Iowa City Then & Now. Publisher unknown. Mansheim, Gerald. Iowa City: an illustrated history. Norfolk, VA: The Donning Company, 1989. State Historical Society of Iowa. Iowa City. Photograph Collection. Slonneger, Marybeth. Finials: A View of Downtown Iowa City. Iowa City: Hand Press, 2015. Svendsen, Marlys A. "Survey and Evaluation of the Central Business District." Prepared for the Iowa City Historic Preservation Commission, 2001. Svendsen, Marlys A. "Dooley's Block" 52-04093." Iowa Site Form, 2001. Timeline: 109 E. College Street 1874 Fire insurance map shows a building with a similar footprint on this site (address then being 13); the occupant is noted as "vacant." Lot to the east is vacant, though a staircase is located on the east elevation. 1879 Fire insurance map shows a 2 -section addition to the rear of the building (now addressed at 39), so that the building stretches south to the alley. The occupant is noted as "Hardware" with a warehouse in the rear sections. The adjoining bay (then numbered 40) is in place —the bay embracing the former exterior staircase. The length of the new bay matches the original of the first bay. The sites of the east bays (113 and 115) of the Dooley Block are occupied by small scale buildings. 1883 Fire Insurance Map: No change to 109 (then 110); the space remains occupied by a hardware store with warehouse at rear. A small addition has been made to the rear of 111 (then 112); the building is occupied by a dealer of agricultural implements. The sites of the east bays (113 and 115) of the Dooley Block are occupied by small scale buildings. Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet Paae 10 Site Number 52-0409 Related District Number Dooley Block (west bay) Johnson Name of Property County 109 E. College Street Iowa City Address City 1888 Fire Insurance Map: The west bay (now numbered 109) remains occupied by a hardware store with warehouse at rear. 1892 Fire Insurance Map: The west bay remains occupied by a hardware store with warehouse at rear. 1899 Fire Insurance Map: The 4 -bay Dooley Block is in place. 1901 City Directory: "Dooley's Block" at 113-115 E. College Street 1915 City Directory: "Dooley's Block" at 109-115 E. College Street 1925 Historic image documents the original, four -bay configuration of the Dooley Block. 1929 Historic image documents the Sears, Roebuck and Co. building with the Dooley Block bays at 109 and 115 retained. 1933 Fire insurance map confirms the bay at 109 as an autonomous structure due to the removal of the middle two bays. Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet e11 Site Number 52-0409 Related District Number Dooley Block (west bay) Johnson Name of Property County 109 E. College Street Iowa City Address City 11. Additional Documentation Full Legal Description: Original Town Plat, Block 82, West 19.3' of Lot 3. Assessor: PIN 1010380009 Lat/Long: 41.658860/-91.534107 Parcel Map - 2017 M� (SOURCE: http://iowacity.iowaassessors.com/parcel) Site Inventory Form State Inventory No. 52-04091 ❑ New ® Supplemental State Historical Society of Iowa ❑ Part of a district with known boundaries (enter inventory no.) (December 1, 1999) Relationship: ❑ Contributing ❑ Noncontributing ® Contributes to a potential district withet 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 Sears, Roebuck & Co. Building other names/site number The Field House 2. Location street & number 111-113 East College Street city or town Iowa City ❑ vicinity, county Johnson Legal Description: (if Rural)Township Name Township No. Range No. Section Quarter of Quarter (If Urban) Subdivision Original Town Block(s) 82 Lot(s) see full legal 3. State/Federal Agency Certification [Skip this Section] 4. National Park Service Certification [Skip this Section] 5. Classification Catego of Property (Check only one box) Number of Resources within Property building(s) If Non -Eligible Property If Eligible Property, enter number of. - F1 district Enter number of: Contributing Noncontributing ❑ site buildings 1 buildings ❑ structure sites sites ❑ object structures structures objects objects Total 1 Total Name of related project report or multiple property study (Enter "N/A" if the property is not part of a multiple property examination). Title Historical Architectural Data Base Number Iowa City Central Business District Study - 2017 UPDATE 52-127 6. Function or Use Historic Functions (Enter categories from instructions) Current Functions (Enter categories from instructions) 02F COMMERCE/TRADE/department store 70 VACANT/NOT IN USE 7. Description Architectural Classification (Enter categories from instructions) Materials (Enter categories from instructions) 09F05 COMMERCIAL/Brick Front foundation 04 STONE walls 03 BRICK roof other 07 TERRA COTTA Narrative Description (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED) 8. Statement of Significance Applicable National Register Criteria (Mark "x" representing your opinion of eligibility after applying relevant National Register criteria) ® Yes ❑ No ❑ More Research Recommended A Property is associated with significant events. ❑ Yes ® No ❑ More Research Recommended B Property is associated with the lives of significant persons. ® Yes ❑ No ❑ More Research Recommended C Property has distinctive architectural characteristics. ❑ Yes ® No ❑ More Research Recommended D Property yields significant information in archaeology or history. County Johnson Address 111-113 East College Street Site Number 52-04091 City Iowa City District Number Criteria Considerations ❑ 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) 01 ARCHITECTURE 05 COMMERCE Significant Dates Construction date 1929 ❑ check if circa or estimated date Other dates Significant Person Architect/Builder (Complete if National Register Criterion B is marked above) Architect N/A unknown Builder unknown Narrative Statement of Significance (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED) 9. Major Bibliographical References Bibliography ® See continuation sheet for citations of the books, articles, and other sources used in preparing this form 10. Geographic Data UTM References (OPTIONAL) Zone Easting Northing Zone Easting Northing 1 2 3 4 ❑ See continuation sheet for additional UTM references or comments 11. Form Prepared By name/title Alexa McDowell, Historian organization AKAY Consulting date 11/2017 street & number 4252 Oakland Avenue telephone 515-491-5432 city or town Minneapolis state MN zip code 55407 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: Roll/slide sheet # Frame/slot # Date Taken Roll/slide sheet # Frame/slot # Date Taken Roll/slide sheet # Frame/slot # Date Taken ❑ See continuation sheet or attached photo & slide catalog sheet for list of photo roll or slide entries. ❑ Photos/illustrations without negatives are also in this site inventory file. FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL 1. Farmstead & District: (List of structures and buildings, known or estimated year built, and contributing or non-contributing status) 2. Barn: a. A sketch of the frame/truss 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 (SHPO) Use Only Below This Line Concur with above survey opinion on National Register eligibility: ❑ Yes ❑ No ❑ More Research Recommended ❑ This is a locally designated property or part of a locally designated district. Comments: Evaluated by (name/title): Date: Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-04091 Iowa Site Inventory Form Related District Number Continuation Sheet e1 Sears, Roebuck & Co. Building Johnson Name of Property County 111-113 East College Street Iowa City Address City 7. Property Description The Sears, Roebuck & Co. building is situated on a portion of Lot 3 in Block 82. Located on the south side of E. College Street, the building's fagade faces north. As noted in the 2001 evaluation, the building is located along the 1977 downtown pedestrian mall that extends for several blocks along E. College Street and S. Dubuque Street. As originally platted, College Street had a 100 -ft. width with four 80 -ft. wide lots laid out perpendicular to the street. Twenty -foot wide east -west alleys bisected the blocks and were presumed to extend along the rear of the buildings. College Street extended from the "Promenade" along the Iowa River east through the downtown, over Ralston Creek, and eventually along the south side of College Green park before it reached the city limits. Today, the "ped mall" is an intimate gathering place, its character resting on the historic buildings that line much of the street, brick landscaping, vegetative canopy, and vibrant retail base. The building footprint fully occupies the site which, according to the Iowa City assessor, measures 38- by 150 -feet. Built in 1929, the building is a two-story, brick construction in the 20d' century form commonly described as a Commercial Brick Front. The building fagade is clad in pressed brick laid in a Flemish bond with a taupe colored mortar. Typical of commercial properties, the fagade is arranged in a storefront with the transition to the upper fagade marked by a storefront cornice (Image 01). The upper story is organized into three bays, each bay dominated by a Chicago -style window. Each window configuration (one large, fixed pane window flanked by narrower, double -hung windows) features a header of soldier bricks and a running sill of glazed terra cotta. Terra cotta is also used in the coping of the stepped parapet, stylized pilasters that frame the bays, and has relief tiles that provide decorative accents to the brickwork. The brickwork itself is visually interesting and well executed — a large area laid in a basketweave pattern is found over each of the 2nd floor windows (Image 02). Terra cotta tiles are also used in the outer piers of the storefront. Like the upper level, the storefront is divided into three bays. Whereas the original storefront had a center entrance with plate -glass display windows to either side and a multi -part transom with prism glass spanning the front, the storefront today has a central, multi -light display window flanked by recessed openings, each with solid metal double -doors with a single sidelight and transoms above. Although the historic outer storefront piers of brick with terra cotta details are retained, the remainder of the storefront structure is clad in cast stone panels. Constructed to house Sears Roebuck & Co., a national franchise department store, the storefront originally had signage installed in the space immediately beneath the second floor windows as well as a vertical neon blade sign that extended from the beltcourse to parapet level (Image 03). In 2017, the exterior of the Sears, Roebuck & Co. building retains a very good level of historic integrity, despite the alteration of the storefront. This is due in large part to the retention of the historic upper story fagade, which provides the basis of the building's visual character: Chicago -style windows, decorative brickwork, stepped parapet, and terracotta details (some deterioration noted) are all character -defining features which are retained. Further, the existing storefront (the construction date of which is undetermined) incorporates Classical Revival influenced details which are sympathetic to the historic character. Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-04091 Iowa Site Inventory Form Related District Number Continuation Sheet e2 Sears, Roebuck & Co. Building Johnson Name of Property County 111-113 East College Street Iowa City Address City Image 01. View of the facade (north elevation), looking SE (Image by AKAY Consulting, August 2017) Image 02. Detail view of upper facade details (Image by AKAY Consulting, August 2017) Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet e3 Site Number 52-04091 Related District Number Sears, Roebuck & Co. Building Johnson Name of Property County 111-113 East College Street Iowa City Address City 8. Statement of Significance As a well-preserved example of a 20"' century Commercial Brick Front building form frequently adopted by national franchise stores prior to World War II, the Sears, Roebuck & Co. building is significant under Criterion C. Though the storefront has sustained significant alterations, those alterations are historically sympathetic. Further, the upper elevation, with its historic character -defining features intact, is well preserved. The building is also significant under Criterion A, contributing as it does to our understanding of the history of commerce in Iowa City, specifically in association with its original occupant, the Sears & Roebuck Co. As a result, this building is eligible for the National Register as a contributing resource in a potential historic district. Historical Backgroun Prior to its construction, the site upon which the Sears Roebuck & Co. building is situated was occupied by the middle two bays of the Dooley Block (ca. 1879 and ca. 1895). Property transfer records show that Frank Dooley acquired all of Lot 3 in Block 82 in 1867 (Svendsen, "Dooley Block," 2001). In ca. 1874 Dooley constructed the westernmost bay (109) of the Dooley Block, with a second bay completed by 1879. In ca. 1895 the remaining bays (now 113 and 115) were added on the east, resulting in a 2 -story, 4 -bay commercial block building in the Late Victorian Italianate style. The east bay (115) and west bay (109) remain today. Figure 01. Fire Insurance Map — 1899 - �° .•.. � I io�rw�unrar� Co. s• 'I . I m•n (SOURCE: Sanborn Company Fire Insurance Maps, 1899.) The Dooley Block was constructed in phases. The completed block building (highlighted) first appears on fire insurance maps in 1899. Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-04091 Iowa Site Inventory Form Related District Number Continuation Sheet e4 Sears, Roebuck & Co. Building Johnson Name of Property County 111-113 East College Street Iowa City Address City Image 03. Historic Image — North side of E. College Street, looking SW - ca. 1925 (Image courtesy of State Historical Society of Iowa, Iowa City.) In this view of E. College Street, we see the Dooley Block prior to the demolition of its middle bays and subsequent construction of the Sears Roebuck building at their place. Though difficult to read in this view, the building name is set on - center just above the upper story windows (indicated). The upper fagades at 115 and 109 remain much as seen in this view (see Dooley Block site forms: 52-01088 and 52-04093). Figure 02. Fire Insurance Map — 1926 COLLEGE O.wr, f Z J f E. %,BURLINGTON (SOURCE: Sanborn Company Fire Insurance Maps, 1926.) The footprint of the Dooley Block remains relatively unchanged in the years just prior the construction of Sears Roebuck. Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet e5 Site Number 52-04091 Related District Number Sears, Roebuck & Co. Building Johnson Name of Property County 111-113 East College Street Iowa City Address City Property transfer records show the property changed hands in 1928 when a referee deed records a sale to W.H. Wagner. The parcel was then divided, with the Sears Roebuck & Co. building constructed on the west portion of the Lot 3 (111-113) and the east bay of the Dooley Block (115) transferred to the Koser Brothers. Lee and George Koser were realtors with Koser Brothers Real Estate (Svendsen, 2001). The west section of the Dooley Block (109, which is located in Block 4), was likewise sold. Sooner thereafter, the two center bays of the Dooley Block were razed and, in 1929, the present building was constructed to house the Sears, Roebuck & Co. department store. At the time Sears Roebuck appeared on E. College Street in Iowa City, the downtown was rich with department stores; the 100 block of E. College Street alone had (in addition to Sears Roebuck), Montgomery Ward & Co. (121-123) and White's Consolidated Stores (114-116). Yetter's was located one block to the north (115-117 E. Washington) and the Strub Co. was situated around the corner (118-122 S. Clinton Street). Figure 03. Fire Insurance Map — 1933 46 0 s s s;s I s s S SAS S � b 8� _ Srw • _ �� � .wAv. �.. _ E- BURLINGTON (SOURCE: Sanborn Company Fire Insurance Maps, 1933.) The 1933 fire insurance map documents the Sears Roebuck building (highlighted), noting it as a two-story, double -wide building, which stretched from E. College on the north to the alley at mid -block on the south. The map also notes that the building structure utilized iron columns. Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-04091 Iowa Site Inventory Form Related District Number Continuation Sheet e6 Sears, Roebuck & Co. Building Johnson Name of Property County 111-113 East College Street Iowa City Address City Image 03. Historic Image: View looking SE along S. Clinton Street —1929 (Image courtesy of State Historical Society of Iowa, Iowa City.) The remnants of the Dooley Block (115) remain at left and (109) at right, with the 20th century Sears Roebuck building complete with Chicago -style windows, providing an interesting visual foil to the Late Victorian architecture that remains intact on the bays of the original block. Figure 04. Advertisement — 1943 Sears, Roebuck and Co. 111-18 E. COLLEGE Retail Phone 4163 Mail Order Phone 9752 Quality, Service and Value 19wa City's Largest Department Store Invites ]Cour Patronage Complete $locks of Finest Merchandise to Please Everyone Ready -to -Wear Domestics Furniture Millinery Lingerie Radios Shoes Hosiery Hardware Men's Department Gloves Refrigerators Washing Machines Linens Stoves Silks Sporting Goods Auto Accessories (SOURCE: City Directory, 1943) Sears Roebuck remained in the building until the 1960s, at which time it relocated to Sycamore Mall in southeast Iowa City. The building was vacant for several years before the Goodwill Budget Store located here in the early 1970s. By 1978 through 2001, it housed The Field House, a restaurant and disco. (Svendsen, 2001). At the time of the present evaluation (October 2017) the building is vacant. Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-04091 Iowa Site Inventory Form Related District Number Continuation Sheet e7 Sears, Roebuck & Co. Building Johnson Name of Property County 111-113 East College Street Iowa City Address City 9. Major Bibliographic References (2001) Iowa City city directories. Property Transfer Records, Johnson County Auditor's Office. Tax Assessor's Records, City of Iowa City Assessor. Sanborn maps, 1874, 1879, 1888, 1892, 1899, 1906, 1912, 1920, 1926, 1933, and 1933 updated to 1970. 2017: References Iowa City Public Library. Digital Photograph collection. http://history.icpl.org. Iowa City Then & Now. Publisher unknown. Mansheim, Gerald. Iowa City: an illustrated history. Norfolk, VA: The Donning Company, 1989. McDowell, Alexa. "Dooley Block (109): 52-04093." Iowa Site Form, 2017. McDowell, Alexa. "Dooley Block (115): 52-01088." Iowa Site Form, 2017. State Historical Society of Iowa. Iowa City. Photograph Collection. Slonneger, Marybeth. Finials: A View of Downtown Iowa City. Iowa City: Hand Press, 2015. Svendsen, Marlys A. "Survey and Evaluation of the Central Business District." Prepared for the Iowa City Historic Preservation Commission, 2001. Svendsen, Marlys A. "Sears, Roebuck & Co. Building: 52-04091." Iowa Site Form, 2001. McDowell, Alexa. "Dooley Block (109): 52-04093." Iowa Site Form, 2017. Timeline: Sears Roebuck & Co. 1926 City Directory (reverse listings) 111 Edward J. Watkins 111-1 /2 Edward L. Murphy 113 No occupant noted 1928 City Directory (reverse listings) 111 Edward J. Watkins 111-1 /2 Radio Doctors 113 Randalls Hardware 1930 City Directory Sears Roebuck & Co. 111-113 E. College Street Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-04091 Iowa Site Inventory Form Related District Number Continuation Sheet e8 Sears, Roebuck & Co. Building Johnson Name of Property County 111-113 East College Street Iowa City Address City 11. Additional Documentation Full Legal Description: Original Town Plat, Block 82, East 38.75' of West 58.05' of Lot 3. Assessor: PIN 1010380008 Lat/Long: 41.658660/-91.534022 Parcel Map - 2017 i1 14 I �� , �R��,.� 50' So 6S 1W' � �� N�' •' moon I sI (SOURCE: http://iowacity.iowaassessors.com/parcel.php?gid=344414) Site Inventory Form State Inventory No. 52-01088 ❑ New ® Supplemental State Historical Society of Iowa ❑ Part of a district with known boundaries (enter inventory no.) (December 1, 1999) Relationship: ❑ Contributing ❑ Noncontributing ® Contributes to a potential district withet 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 Dooley Block (east bay) other names/site number Gringo's Mexican Bar & Grill 2. Location street & number 115 E. College Street city or town Iowa City ❑ vicinity, county Johnson Legal Description: (if Rural)Township Name Township No. Range No. Section Quarter of Quarter (If Urban) Subdivision Original Town Block(s) 82 Lot(s) E 22' of 3 3. State/Federal Agency Certification [Skip this Section] 4. National Park Service Certification [Skip this Section] 5. Classification Catego of Property (Check only one box) Number of Resources within Property building(s) If Non -Eligible Property If Eligible Property, enter number of. - F1 district Enter number of: Contributing Noncontributing ❑ site buildings 1 buildings ❑ structure sites sites ❑ object structures structures objects objects Total 1 Total Name of related project report or multiple property study (Enter "N/A" if the property is not part of a multiple property examination). Title Historical Architectural Data Base Number Iowa City Central Business District Study - 2017 UPDATE 52-127 6. Function or Use Historic Functions (Enter categories from instructions) Current Functions (Enter categories from instructions) 02E COMMERCE/TRADE/specialty store 02G COMMERCE/TRADE/restaurant 7. Description Architectural Classification (Enter categories from instructions) Materials (Enter categories from instructions) 05B LATE VICTORIAN/Italianate foundation 04 STONE walls 03 BRICK roof other Narrative Description (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED) 8. Statement of Significance Applicable National Register Criteria (Mark "x" representing your opinion of eligibility after applying relevant National Register criteria) ® Yes ❑ No ❑ More Research Recommended A Property is associated with significant events. ❑ Yes ® No ❑ More Research Recommended B Property is associated with the lives of significant persons. ® Yes ❑ No ❑ More Research Recommended C Property has distinctive architectural characteristics. ❑ Yes ® No ❑ More Research Recommended D Property yields significant information in archaeology or history. County Johnson Address 115 E. College Street Site Number 52-01088 City Iowa City District Number Criteria Considerations ❑ 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) 02 ARCHITECTURE 05 COMMERCE Significant Dates Construction date 1895 ® check if circa or estimated date Other dates 1929 Significant Person Architect/Builder (Complete if National Register Criterion B is marked above) Architect unknown Builder unknown Narrative Statement of Significance (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED) 9. Major Bibliographical References Bibliography ® See continuation sheet for citations of the books, articles, and other sources used in preparing this form 10. Geographic Data UTM References (OPTIONAL) Zone Easting Northing Zone Easting Northing 1 2 3 4 ❑ See continuation sheet for additional UTM references or comments 11. Form Prepared By name/title Alexa McDowell, Historian organization AKAY Consulting date 10/2017 street & number 4252 Oakland Avenue telephone 515-491-5432 city or town Minneapolis state MN zip code 55407 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: Roll/slide sheet # Frame/slot # Date Taken Roll/slide sheet # Frame/slot # Date Taken Roll/slide sheet # Frame/slot # Date Taken ❑ See continuation sheet or attached photo & slide catalog sheet for list of photo roll or slide entries. ❑ Photos/illustrations without negatives are also in this site inventory file. FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL 1. Farmstead & District: (List of structures and buildings, known or estimated year built, and contributing or non-contributing status) 2. Barn: a. A sketch of the frame/truss 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 (SHPO) Use Only Below This Line Concur with above survey opinion on National Register eligibility: ❑ Yes ❑ No ❑ More Research Recommended ❑ This is a locally designated property or part of a locally designated district. Comments: Evaluated by (name/title): Date: Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-01088 Iowa Site Inventory Form Related District Number Continuation Sheet e1 Dooley Block (east bay) Johnson Name of Property County 115 E. College Street Iowa City Address City 7. Property Description The Dooley Block (east bay) is a one -bay, 2 -story, 22- by 150 -ft., brick building that was constructed sometime between 1892 and 1899. The building is a remnant of the original, which filled the full width of Lot 3 and part of Lot 4. From 1929, at which time the middle two bays of the Dooley Block were razed and replaced by the Sears Roebuck & Co. building, the east bay (115) has beeen — both functionally and visually - an autonomous property. The west bay of the Dooley Block (109) also remains, providing a bookend to the Sears building. As noted in the 2001 survey, this building is located along the 1977 downtown pedestrian mall that extends for several blocks along E. College Street and S. Dubuque Street. As originally platted, College Street had a 100 -ft. width with four 80 -ft. wide lots laid out perpendicular to the street. Twenty -foot wide, east -west alleys bisected the blocks and were presumed to extend along the rear of the buildings. College Street extended from the "Promenade" along the Iowa River east through the downtown, over Ralston Creek, and eventually along the south side of College Green park before it reached the city limits. Today, the "ped mall" is an intimate gathering place, its character resting on the historic buildings that line much of the street, brick landscaping, vegetative canopy, and vibrant retail base. The stylistic character of the Dooley Block reflects the Late Victorian era during which it was constructed. As noted by Svendsen in 2001, the building fagade presents a mixture of the Late Victorian Romanesque and Italianate styles. The paneled wood cornice has returning ends and four large brackets with small dentil-like brackets in between. The upper is clad in red brick with elaborate carved wood semi -circular or Romanesque arches over the single and paired 1/1 double -hung windows. Svendsen noted that the storefront had been remodeled "in recent years" with a side entrance and three fixed glass windows for a modified shop window. A series of moldings separates the storefront from the upper story. The storefront has a plastered cladding with the door recessed beneath a fixed curved awning. At an undetermined time since the 2001 survey, the storefront of the Dooley Block has been altered. The main entrance still remains on the left of the building, the fixed -glass windows have been replaced with four doors that fold back to open the entire front of the store. There is also a side entrance on the right side of the storefront labled as "13.5 College Ave." that leads to the second story. The first story is currently occupied by Graze: Food Guru Dining, and the occupant of the second story is unknown. The upper elevation of the Dooley Block remains unaltered from 2001, with character -defining features retained including the red brick cladding, ornate Italianate cornice, Roman arched window heads, and storefront cornice details. As a result, the building retains a generally good level of historic integrity specific to 1929, which marks the year the building was disjoined from the larger Dooley Block and became an autonomous resource. Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-01088 Iowa Site Inventory Form Related District Number Continuation Sheet e2 Dooley Block (east bay) Johnson Name of Property County 115 E. College Street Iowa City Address City Image 01. View of the facade, looking south across E. College Street (the Ped Mall) (Image by AKAY Consulting, August 2017) Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-01088 Iowa Site Inventory Form Related District Number Continuation Sheet e3 Dooley Block (east bay) Johnson Name of Property County 115 E. College Street Iowa City Address City Image 02. View of the facade, looking SW across E. College Street (the Ped Mall) (Image by AKAY Consulting, August 2017) Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-01088 Iowa Site Inventory Form Related District Number Continuation Sheet e4 Dooley Block (east bay) Johnson Name of Property County 115 E. College Street Iowa City Address City 8. Statement of Significance As noted, the Dooley Block is a one -bay remnant of the original block building, which filled the full width of Lot 3 and part of Lot 4. The block building was constructed in phases, the west two bays likely pre -date 1874 with the east two bays constructed in ca. 1895. From 1929, when the middle two bays of the Dooley Block were razed and replaced by the Sears Roebuck & Co. building, the remaining east bay has been — both functionally and visually - an autonomous property. The west bay of the Dooley Block (109) also remains, providing a bookend to the Sears building. The building is a moderately well-preserved example of a Late Victorian Italianate style commercial building. Because the building has been disjoined from the original block building for well more than 50 -years, the resource is significant in its post -1929 form as a single, autonomous building. Given this, the Dooley Block is significant under Criterion C. The building is also significant under Criterion A, contributing as it does to our understanding of the history of commerce in Iowa City. As a result, this building is eligible for the National Register as a contributing resource in a potential historic district. It should be noted that additional evaluation of interior integrity may support a case for individual eligibility as an increasingly rare representation of an early commercial building in the Iowa City downtown. Historical Backeround Prior to its construction, the site upon which this bay of the Dooley Block is situated was occupied by a small, one-story "marble shop" with a shed at the rear. Property transfer records show that Frank Dooley acquired all of Lot 3 in Block 82 in 1867 (Svendsen, 2001). Dooley proceeded to construct the west two -bays of the block building (109 and 111), which the 1883 fire insurance map records along with a small, 1 -story "marble shop" with a shed at the rear in on the site of what would become the block's easternmost bay (115). The same footprint appears on subsequent fire insurance maps through 1892; the map in 1899 marks the first time a 2 -story building appears on the site. At that time, a grocer is noted as the occupant. Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet e5 Site Number 52-01088 Related District Number Dooley Block (east bay) Johnson Name of Property County 115 E. College Street Iowa City Address City Figure 01. Fire Insurance Map — 1883 LEGE N�ry . if �� I� � ~� � ! a i e ! �+ pe - C- 7 Ac�cr' C S LED 1 I �T�•s�aoGreiY - ; ■I i N e � IY BURLINGTON (D � (SOURCE: Sanborn Company Fire Insurance Map, 1883) The 1883 fire insurance map notes the presence of the west 2 -bays of the Dooley Block (now 109 and 111) with 113 and 115 still occupied by small-scale buildings. The location of 115 is highlighted in blue with the remaining bays of what would, by ca. 1895 form the entire Dooley Block, highlighted in light blue. Figure 02. Fire Insurance Map — 1892 9 _ .S rr _ .. P_ -VOL -LEGE s,� Y J za- JT• •I� ) i .� F-OuFtLINGTO K ' S (SOURCE: Sanborn Company Fire Insurance Map, 1892) In 1892 the site upon which the easternmost bay of the Dooley Block (dark blue) was later constructed was occupied by a 1 - story building that was set back from the street. The lighter shading shows the location of the full extent of the site that would, by ca. 1895 be fully occupied by the Dooley Block. Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet e6 Site Number 52-01088 Related District Number Dooley Block (east bay) Johnson Name of Property County 115 E. College Street Iowa City Address City Figure 03. Fire Insurance Man — 1899 t -4 n dV W 7 al3 R i1. s i LyH f._ _y t { �s k ' y 1 � r (SOURCE: Sanborn Company Fire Insurance Map, 1899) By 1899, the remaining bays of the Dooley Block had been completed. The east bay (115) is highlighted in blue with the remaining bays also indicated. Image 03. Historic Image — North side of E. College Street, looking SW - ca. 1925 (Image courtesy of State Historical Society of Iowa, Iowa City.) In this view of E. College Street, we see the Dooley Block prior to the demolition of its center bays. Though difficult to read in this view, the building name is set on -center just above the upper story windows. The upper fagade at 115 remains much as seen in this view as does that at 109 (see "Dooley Block," 52-04093.) 11� a1� lcaac,'r�r'x {h�. ---max`__ x � }i i NI L N dV W 7 al3 R i1. s i LyH f._ _y t { �s k ' y 1 � r (SOURCE: Sanborn Company Fire Insurance Map, 1899) By 1899, the remaining bays of the Dooley Block had been completed. The east bay (115) is highlighted in blue with the remaining bays also indicated. Image 03. Historic Image — North side of E. College Street, looking SW - ca. 1925 (Image courtesy of State Historical Society of Iowa, Iowa City.) In this view of E. College Street, we see the Dooley Block prior to the demolition of its center bays. Though difficult to read in this view, the building name is set on -center just above the upper story windows. The upper fagade at 115 remains much as seen in this view as does that at 109 (see "Dooley Block," 52-04093.) Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-01088 Iowa Site Inventory Form Related District Number Continuation Sheet e7 Dooley Block (east bay) Johnson Name of Property County 115 E. College Street Iowa City Address City Image 04. Historic Image North side of E. College Street, looking SW - 1929 (Image courtesy of State Historical Society of Iowa, Iowa City.) In this view of E. College Street, we see the east (115) and west (109) bays of the Dooley Block flanking the 1929 infill of the Sears, Roebuck and Co. building. Property transfer records do not show the property changing hands again until 1928 when a referee deed saw the lot sold to W.H. Wagner. The parcel was then divided, with the Sears Roebuck & Co. building constructed on the west portion of the lot (111-113) and this building (115) transferred to the Koser Brothers. Lee and George Koser were realtors with Koser Brothers Real Estate (Svendsen, 2001). City directories indicate that the Barth Brothers, grocers occupied the building in 1901. By 1911, Samuel Kelberg operated a shoemaking business from this address. He and his wife Dora lived on the second floor. In 1918 the business space was vacant and by 1926 Dr. John Mullen had offices here. City directories show the storefront changed frequently beginning in the 1930s: Smith & Hiatt Hardware Store (1930); Oakland Bakery (1934, 1940); Western Auto (1946-1962); Thrift Plan of Iowa City (1967); and Sherwin-Williams Co. Paints (1972). By the late 1970s, Gringo's Mexican Restaurant located here (Svendsen, 2001). At the time of the present evaluation the building was occupied by Graze, a restaurant (2017). Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet m Site Number 52-01088 Related District Number Dooley Block (east bay) Johnson Name of Property County 115 E. College Street Iowa City Address City 9. Major Bibliographic References (2001) Iowa City city directories. Property Transfer Records, Johnson County Auditor's Office. Tax Assessor's Records, City of Iowa City Assessor. Sanborn maps, 1874, 1879, 1888, 1892, 1899, 1906, 1912, 1920, 1926, 1933, and 1933 updated to 1970. 2017: References Iowa City Public Library. Digital Photograph collection. http://history.icpl.org. Iowa City Then & Now. Publisher unknown. Mansheim, Gerald. Iowa City: an illustrated history. Norfolk, VA: The Donning Company, 1989. State Historical Society of Iowa. Iowa City. Photograph Collection. Slonneger, Marybeth. Finials: A View of Downtown Iowa City. Iowa City: Hand Press, 2015. Svendsen, Marlys A. "Survey and Evaluation of the Central Business District." Prepared for the Iowa City Historic Preservation Commission, 2001. Svendsen, Marlys A. "115 E. College Street," 52-01088." Iowa Site Form, 2001. Timeline: 115 E. College Street 1883 Fire insurance map shows small, 1 -story with deep setback and rear shed occupied by a "marble shop" and the west two bays of the Dooley Block (2 -story, interconnected structures with an interior staircase). 1888 Fire insurance map shows small, 1 -story with deep setback and rear shed occupied by a "marble shop" 1892 Fire insurance map shows small, 1 -story with deep setback and 2 rear sheds, occupied by a "marble shop" 1899 Fire insurance map shows a 2 -story, contiguous building sited flush with the neighboring buildings (4 -bay Dooley Block intact) and extending to the south approximately 50 -ft. Occupant: Grocer 1901 City Directory: "Dooley's Block" at 113-115 E. College Street Barth Brothers, grocers 1915 City Directory: "Dooley's Block" at 109-115 E. College Street Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-01088 Iowa Site Inventory Form Related District Number Continuation Sheet e9 Dooley Block (east bay) Johnson Name of Property County 115 E. College Street Iowa City Address City 1920 Fire insurance maps notes no changes to the footprint, but the addition of an interior staircase at the front of the building, along the west wall. Occupant: millinery. 1925 Historic image documents the original, four -bay configuration of the Dooley Block. 1926 Fire insurance maps notes no changes to the footprint, and the interior staircase is retained at the front of the building, along the west wall. A 1 -story, freestanding auto garage is situated south of the building. Occupant: not specified. 11. Additional Documentation Full Legal Description: Original Town Plat, Block 82, Lot 3 east 22 -ft. Assessor: PIN 1010380007 Lat/Long: 41.658883/-91.533901 Parcel Map - 2017 (SOURCE: http://iowacity.iowaassessors.com/parcel.php?gid=344413) Site Inventory Form State Inventory No. 52-04090 ® New ❑ Supplemental State Historical Society of Iowa ❑ Part of a district with known boundaries (enter inventory no.) (December 1, 1999) Relationship: ❑ Contributing ❑ Noncontributing ® Contributes to a potential district withet 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 Crescent Block other names/site number Lovelace -Moon Block 2. Location street & number 117-123 E. College Street city or town Iowa City ❑ vicinity, county Johnson Legal Description: (if Rural)Township Name Township No. Range No. Section Quarter of Quarter (If Urban) Subdivision Original Town Block(s) 82 Lot(s) Lot 2 3. State/Federal Agency Certification [Skip this Section] 4. National Park Service Certification [Skip this Section] 5. Classification Catego of Property (Check only one box) Number of Resources within Property building(s) If Non -Eligible Property If Eligible Property, enter number of. - F1 district Enter number of: Contributing Noncontributing ❑ site buildings 1 buildings ❑ structure sites sites ❑ object structures structures objects objects Total 1 Total Name of related project report or multiple property study (Enter "N/A" if the property is not part of a multiple property examination). Title Historical Architectural Data Base Number Iowa City Central Business District Study - 2017 UPDATE 52-127 6. Function or Use Historic Functions (Enter categories from instructions) Current Functions (Enter categories from instructions) 02E COMMERCE/TRADE/specialty store 02G COMMERCE/TRADE/restaurant 02B COMMERCE/TRADE/professional offices 02E COMMERCE/TRADE/specialty store 03A04 SOCIAL/fraternal hall 7. Description Architectural Classification (Enter categories from instructions) Materials (Enter categories from instructions) 09F05 COMMERCIAL/Brick Front foundation 02B COMMERCE/TRADE/professional offices walls 03 BRICK roof other 07 TERRA COTTA Narrative Description (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED) 8. Statement of Significance Applicable National Register Criteria (Mark "x" representing your opinion of eligibility after applying relevant National Register criteria) ® Yes ❑ No ❑ More Research Recommended A Property is associated with significant events. ❑ Yes ® No ❑ More Research Recommended B Property is associated with the lives of significant persons. ® Yes ❑ No ❑ More Research Recommended C Property has distinctive architectural characteristics. ❑ Yes ® No ❑ More Research Recommended D Property yields significant information in archaeology or history. County Johnson Address 117-123 E. College Street Site Number 52-04090 City Iowa City District Number Criteria Considerations ❑ 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) 02 ARCHITECTURE 05 COMMERCE Significant Person (Complete if National Register Criterion B is marked above) Significant Dates Construction date 1894 ❑ check if circa or estimated date Other dates Architect/Builder Architect Builder Narrative Statement of Significance (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED) 9. Major Bibliographical References Bibliography ® See continuation sheet for citations of the books, articles, and other sources used in preparing this form 10. Geographic Data UTM References (OPTIONAL) Zone Easting Northing Zone Easting Northing 1 2 3 4 ❑ See continuation sheet for additional UTM references or comments 11. Form Prepared By name/title Alexa McDowell, Architectural Historian organization AKAY Consulting date 10/2017 street & number 4252 Oakland Avenue telephone 515-491-5432 city or town Minneapolis state MN zip code 55407 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: Roll/slide sheet # Frame/slot # Date Taken Roll/slide sheet # Frame/slot # Date Taken Roll/slide sheet # Frame/slot # Date Taken ❑ See continuation sheet or attached photo & slide catalog sheet for list of photo roll or slide entries. ❑ Photos/illustrations without negatives are also in this site inventory file. FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL 1. Farmstead & District: (List of structures and buildings, known or estimated year built, and contributing or non-contributing status) 2. Barn: a. A sketch of the frame/truss 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 (SHPO) Use Only Below This Line Concur with above survey opinion on National Register eligibility: ❑ Yes ❑ No ❑ More Research Recommended ❑ This is a locally designated property or part of a locally designated district. Comments: Evaluated by (name/title): Date: Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-04090 Iowa Site Inventory Form Related District Number Continuation Sheet e1 Crescent Block Johnson Name of Property County 117-123 E. College Street Iowa City Address City 7. Property Description The Crescent Block is a three-story brick building constructed in 1894. The building is an example of a late 19th century Commercial Brick Front building form. Its four bays originally contained three shop spaces with an entrance to the upper floors in the narrow bay (119) to the right of center. This bay now also contains a narrow shop space in addition to the stairs access. The building is clad in a dark brown brick set with reddish tinted mortar. A twin band of corbeled brick extends across the front between the second and third levels. The original pressed metal cornice has widely spaced brackets with smaller brackets evenly spaced in between. The original storefront treatment is retained in the west bay (117). This bay has a recessed entrance set between plate glass display windows and a multi -part transom above. The first floor projects forward from the front fagade and has a shallow, standing -seam metal shed roof separating the first and second floors. An embossed metal cornice spans the transoms connecting to the hipped roof entrance hood above the entrance to the upper levels (119). This space was remodeled in the 1930s with carrara glass elements with Art Deco styling. The design is well-suited for the small size of this bay. The design includes a curved glass display window on the right with bands of black and white glass in the bulkhead and signboard areas. The original wood and glass entrance door and tile floor in the entrance are retained in this space. The east half of the building is now part of a single storefront. The modern design incorporated new brick with a gray exposed aggregate in the section separating the windows from the second floor. The windows have single fixed glass lights and are topped by separate curved, fixed awnings. The entrance is at the far east end. The upper levels of the building have an unusual arrangement of window openings. The third floor windows appear in pairs, are tall and narrow with stone sills, and have a single flat stone lintel above each pair. A pair of windows is centered in each of the original four bays. The windows consist of 1/1 double -hung sash with a transom of equal size above. Windows on the west half of the second level are shorter with a pair of 1/1 sash above the hipped roof entrance bay. The west bay has a pair of 1/1 sash plus transom centered in the bay with shorter 1/1 sash plus transoms on both sides. Fenestration of the east half of the second floor originally mirrored that on the west (Image 05), but in 1929 (likely with Montgomery Ward's move into the building) two large Chicago -style windows were introduced in place of those in the east half of the building (2017). The Chicago - style windows have since been replaced with new sash (the opening is retained). The building is approximately 80 -ft. wide and has an irregular depth. The third floor originally contained a hall space (Svendsen, 2001). In 2017, the building appears as previously described. The building is largely vacant, with only the storefronts at 117 and 119 occupied by Revival, a vintage clothing store. 8. Statement of Significance This building is a moderately well-preserved example of a turn -of -the -century Commercial Brick Front building. Constructed in 1894 under the auspices of C.F. Lovelace, that connection provides an additional avenue for considering significance; Lovelace being associated with the adjacent College Block as well as the construction of other downtown buildings. He also has deep and significant ties to commercial and financial institutions in the city. Although it is unlikely that a case under Criterion B in association with Lovelace should be made for the Crescent Block, certainly that association elevates the general significance of the building. Further, the building is an unusual example of commercial design, with stylistic influences reflecting the influence of Chicago architecture on Iowa City design - an association worth additional consideration. Lovelace's role in the design should also be examined. Finally, as a mixed-use building the Crescent Block has long associations with the history of commerce in downtown Iowa City (including as a professional office space), and to the history of local fraternal groups that utilized the third floor hall. Though portions of the storefront have sustained significant alterations, the retention of a 1930s era Art Deco Style storefront (119) as well as one of the original storefronts Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-04090 Iowa Site Inventory Form Related District Number Continuation Sheet e2 Crescent Block Johnson Name of Property County 117-123 E. College Street Iowa City Address City (117) gives the Crescent Block added importance. As a result, this building is considered individually eligible for the National Register under Criterion C and likely under Criterion A as well. Retention of a good level of historic integrity on the interior would be important to a successful nomination. The building is counted as a contributing structure in a potential historic district. Image 01. View of the fagade (north) elevation, looking SW across the Ped Mall (E. College Street) (Image by AKAY Consulting, August 2017) Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-04090 Iowa Site Inventory Form Related District Number Continuation Sheet e3 Crescent Block Johnson Name of Property County 117-123 E. College Street Iowa City Address City Image 02. View of the facade (north) elevation, looking SE across the Ped Mall (E. College Street) (Image by AKAY Consulting, August 2017) Image 03. View of the 1930s Art Deco storefront faced in black Carrara glass (Image by AKAY Consulting, August 2017) Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-04090 Iowa Site Inventory Form Related District Number Continuation Sheet e4 Crescent Block Johnson Name of Property County 117-123 E. College Street Iowa City Address City Historical Backeround As noted, the Crescent Block is located on the urban renewal era pedestrian mall that extends for several blocks along E. College Street and S. Dubuque Street. As originally platted, College Street had a 100 -ft. width with four 80 -ft. wide lots laid out perpendicular to the street. 20 -ft. wide east -west alleys bisected the blocks and were presumed to extend along the rear of the buildings. College Street extended from the "Promenade" along the Iowa River east through the downtown, over Ralston Creek, and eventually along the south side of College Green park before it reached the city limits (Svendsen, 2001). Property transfer records show this property changing hands in 1890 and 1895 when Manley Moon and Milton Moon each acquired half of Lot 2 in Block 82 from Robert Finkbine and Chancy Lovelace, architects in the partnership of Finkbine and Lovelace (Svendsen, 2001). Lovelace and Moon are responsible for the building's construction in 1894 (2017). When the pending construction was announced in April of that year, the news account noted that work would commence in early May. The 80- by 80 -ft., three-story building would have three "three fine store rooms with modern fronts" on the first floor; offices on the second floor; and the third floor would be fitted for a large hall. Demolition of a brick building on the site was underway the first week in May (2017). At the time the building was under construction, news accounts referred to the property as the Lovelace and Moon Block, but in late December the property owners announced the building would thereafter be known as the Crescent Block; no explanation for the name was given. Lovelace and Moon held the property until 1923 when M.G. Koser, a local real estate agent, acquired the building (2017). City directories and fire insurance maps show the building with a number of retail tenants through the years. In 1899 fire insurance maps show the building with a pharmacy, china and notions store, and hardware store. The 1904 city directory shows the Crescent Pharmacy run by W.W. Morrison (117) and Bruce Moore's hardware store (123). By 1906 a clothing store was in place at 121 joining the drug store and hardware stores already in place. The Elks Club occupied the third floor meeting hall. Five years later, the Crescent Pharmacy continued but A.A. Pickering's Store replaced the clothing store selling "china, glass, queensware, fancy goods and toys" and the Knights of Columbus rented the third floor hall space after the Elks moved to their newly completed building on the southwest corner of Gilbert and Washington streets. The second floor had 10 office suites occupied by lawyers, insurance agents, and abstractors. After World War I and during the 1920s, William Smith and Richard Hiatt operated a hardware store from(121 and a grocery store opened in 123. The pharmacy continued from 117 but with a new name, Morrison's Pharmacy (Svendsen, 2001). In 1929 a major shift came when the Montgomery Ward and Co. department store located in 121-123. Montgomery Ward had their farm store and implement sales in a building located directly to the south fronting onto Burlington Street. They remained the anchor retail tenant in the building until the late 1960s when Goodwill Industries occupied 121-123. By 1940, the Koser Brothers Real Estate Office was located at 119. M.G. Koser owned the building at the time. The drug store space was taken over about the same time by Western Auto and continued through the early 1960s. By the late 1970s the first of several restaurants and/or bars opened in the building - Maxwell's Cocktail Lounge occupied 121-123. In 2000, the Union Bar occupied 121-123 and the Soap Opera specialty soap shop was in 119. Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet e5 Site Number 52-04090 Related District Number Crescent Block Johnson Name of Property County 117-123 E. College Street Iowa City Address City Image 04. Historic Image — ca. 1910 7 (Source: State Historical Society of Iowa) In this view of the south side of E. College Street, looking east from Clinton we see the Crescent Block at left. At that time, the Dooley Block remained fully intact at center, and the Coldren Opera House/Iowa City State Bank was located on the corner (now the Savings and Loan Building). Image 05. Historic Image — ca. 1925 (Source: State Historical Society of Iowa) Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-04090 Iowa Site Inventory Form Related District Number Continuation Sheet e6 Crescent Block Johnson Name of Property County 117-123 E. College Street Iowa City Address City Image 06. Historic Image — ca. 1965 N (Source: Iowa City Public Library) By this time, the 2'6 floor windows of the east two bays had been altered. This likely occurred concurrent with Montgomery Ward's move into the building in 1929. Iowa Department of Cultural Affairs State Historical Society of Iowa Site Number 52-04090 Iowa Site Inventory Form Related District Number Continuation Sheet Paae 7 Crescent Block Johnson Name of Property County 117-123 E. College Street Iowa City Address City 9. Major Bibliographic References (2001) Iowa City city directories. Property Transfer Records, Johnson County Auditor's Office. Tax Assessor's Records, City of Iowa City Assessor. Sanborn maps, 1874, 1879, 1888, 1892, 1899, 1906, 1912, 1920, 1926, 1933, and 1933 updated to 1970. 2017: References Iowa City Public Library. Digital Photograph collection. http://history.icpl.org. Iowa City Then & Now. Publisher unknown. Mansheim, Gerald. Iowa City: an illustrated history. Norfolk, VA: The Donning Company, 1989. State Historical Society of Iowa. Iowa City. Photograph Collection. Slonneger, Marybeth. Finials: A View of Downtown Iowa City. Iowa City: Hand Press, 2015. Svendsen, Marlys A. "Survey and Evaluation of the Central Business District." Prepared for the Iowa City Historic Preservation Commission, 2001. Svendsen, Marlys A. "Crescent Block: 52-04090." Iowa Site Form, 2001. Newspapers Iowa City Herald. "Iowa City Improves." April 18, 18 94. Iowa City Herald. "Local News." May 02, 1894. Iowa City Herald. "Iowa City Alive and Moving." May 02, 1894. Iowa City Herald. "Local News." September 22, 1894. Iowa City Herald. "Over the City." November 24, 1894. Iowa City Herald. "The Crescent Block." December 21, 1894. Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet Page 8 Site Number 52-04090 Related District Number Crescent Block Johnson Name of Property County 117-123 E. College Street Iowa City Address City 11. Additional Documentation Legal Description: Original Town Plat, Block 82, Lot 2 Assessor: PIN 002+1010380005-006 (2 parcels, currently one property owner) Lat/Long: 41.658824/-91.533763 Parcel Map - 2017 COLLEGE 0 Z W N O O0 220 Z J U 212 224 W 228 N N it N � m 102 :D N ABURLINGTON Planning and Zoning Commission May 21, 2020 Page 3 of 13 Hensch closed the public hearing. Parsons moved to approve SUB20-04, an application submitted by Pleasant Valley LP for a preliminary plat of the Pleasant Valley Preserve subdivision, a 7 -lot, 7.6 acre residential subdivision in unincorporated Johnson County. Townsend seconded the motion. Parsons sees no reason not to approve this application. Hensch agrees with Parsons, this is in compliance with the Fringe Area Agreement and he doesn't have any concerns at all about this. Signs agreed, it is pretty straightforward. A vote was taken and the motion passed 7-0. CASE NO. REZ20-02: Applicant: Tailwind College St. IC, LLC Location: 109, 111, 115, and 117-121 E. College Street An application submitted by Tailwind College St. IC, LLC for a rezoning from Central Business (CB -10) zone to CB -10 with a Historic District Overlay (CB-10/OHD) for the properties located at 109, 111, 115, and 117-121 E. College Street. Russett reiterated this is a rezoning application for a historic district overlay for several properties within the Ped Mall on East College Street. She reminded the Commission that these local landmark rezonings ensure the preservation of historic resources in the community and require upon approval that exterior changes to these buildings undergo historic review, which could be a review by the City Preservation Planner or the Historic Preservation Commission (HPC). The HPC did review this application at their meeting last week and recommended approval of the landmark designation. Russett added although this item isn't related to the development project, the applicant is seeking to preserve the existing buildings that front East College Street and build a new building behind those historic structures and that review of the development, the new buildings, would be subject to historic review upon approval of this rezoning. Russett next showed an aerial of the site and then the zoning map. All of the area is zoned CB 10, which is the downtown zoning designation. She pointed out property which is currently Martinis is currently a local historic landmark. Russett next went through the properties and showed some current photographs and some historic photographs. First is 109 East College Street, which is the west bay which was constructed in 1874. Next are the central bays of the Dooley Block at 111 through 113 East College Street and the east bay of the Dooley block at 115 East College Street. Next is a historic photograph that shows the Dooley block prior to the demolition of the central bays. The central bays were demolished, and the Sears company built there as a three -bay Planning and Zoning Commission May 21, 2020 Page 4 of 13 building in 1929. Moving on to the Crescent block, 117 and 123 East College Street, which is currently Revival and Union Bar, Russett showed a historic photograph of the Crescent block at the left side of the screen and the Dooley block in the center. Russett pointed out Martinis, which is currently a local historic landmark. Russett noted the storefront at 121 E. College Street was remodeled, so it is not the original facade of the building. It was remodeled in 1930 to reflect an art deco styling, so even though it's not the original facade, it was remodeled during the period of significant, so the art deco storefront is an important feature of this building. Russett noted the next steps after the Planning Commission makes a recommendation, City Council will have a public hearing and if approved, exterior modifications will be subject to the historic review process. Staff does recommend approval of REZ20-02 for a rezoning from Central Business (CB -10) zone to CB -10 with a Historic District Overlay (CB-10/OHD) for the properties located at 109, 111-113, 115, and 117-121 E. College Street. Martin asked how this historic overlay will affect the restaurants there, the current restaurant signage, and patio seating. Is there anything that can negatively impact the current business. Russett replied if they wanted to make any changes to the size or the signs that would be subject to historic review. Martin noted the original Sears sign shown she thinks is far too large for current sign standards, so could someone then decide to put a sign like that up since that was original. Russett replied yes and noted they had a project similar to that on the Historic Preservation Commission agenda last week where a historic sign was larger than the current signage standards and HPC recommended approval of it, but it needs to also get a special exception from the Board of Adjustment to approve the signage size requirements. Martin wanted confirmation they wouldn't see a negative impact on the current businesses because it's just a facade and signage restraints and there could potentially be benefits. Russett replied there's definitely benefits if the buildings become local historic landmarks, there's a grant program that the projects could potentially be eligible for so there are financial resources as well, but only for the exterior of the buildings. Signs noted in the report comments the developer is planning to build a new structure behind the historical structure. From the overview it looks like some of those buildings go all the way back to the alley and so is it okay if they demolish parts of those buildings in the rear. Russett noted that the demolitions would have to be reviewed by the HPC prior to the demolition. Hekteon noted the whole property will be zoned historic, not just the facades. Hensch asked if this historic designation then allows these properties to become eligible for the State Historic property tax credits. Russett noted that was correct. Baker asked about the redevelopment behind the fagade and what regulations kick in controlling the height of the redevelopment and can something go above the current facade behind it higher. Russett said that would have to be reviewed by the Historic Preservation Commission and staff has reviewed some preliminary designs, and the applicant has already submitted a historic review application. The City Historic Preservation Planner did a sightline study and provided some recommendations on what might work in terms of height but the HPC will make those final decisions. The only reason City Council would be involved in this is if the applicant is seeking TIF funding otherwise Council would not have a say in the project. Planning and Zoning Commission May 21, 2020 Page 5 of 13 Hensch opened the public hearing. Kevin Monson (Neumann Monson Architects) is representing Tailwind and noted this project has been in the works for probably a year and a half and they've had multiple opportunities to review the project with City staff and with the City administration. He noted it's a very complex project and some of these storefronts have been vacant for a very long time and one of the issues with the current size is that local businesses cannot utilize that large of a footprint. With this project for instance the Sears and Roebuck building it is going to be reduced in size to the original footprint of the adjoining Dooley block buildings and thereby making it much more advantageous for local businesses to be able to use that footprint. The Union Bar will be reduced in this project, again, downsizing the size of the building. Additionally the Union Bar has been selling its equipment so there'll be another use for that facility. Monson stated this it is a good project for the Ped Mall to get it alive again and get appropriate businesses back in that block. It's an exciting project but they have a lot of steps to go before they make it happen. Signs asked what they are envisioning, will there be residential in the rear. Monson confirmed that is correct, they are looking at a residential facility. They've been guided by City to the height restriction and their building will be no taller than the Graduate Hotel. He added the beautiful thing about this is there actually will be a garden space between the existing buildings and the new building, so they will be separated and that separation actually helps differentiate the older historic buildings from what is a contemporary building to be placed at the rear of the site. Hensch asked if these buildings facades have all been remodeled, although very long ago, so will the facades have stay as they are now, or any improvements would have to be as close to the original construction prior to remodels. Monson noted the fagades have been greatly altered over the years and stated they are going to be kept as they are now except for the Union Block where the Union Bar is as they would like to restore that section closer to the Montgomery Ward era of the building, rather than the Union Bar era of the building. He noted the upper elevations above the first floor are fairly intact and very similar to the conditions when they were first built, so those will be maintained and restored to continue on that heritage. They will also be following the Secretary of Interior's guidelines for Historic Preservation with the new construction and not match the existing building with the new structure because that would be historically incorrect. The Secretary of Interior guidelines states it is not appropriate and can be confusing for the public as what was there and what wasn't there. Baker asked if they are envisioning the development behind the facade to be as high as the Graduate Hotel. Monson confirmed the guidelines that they've received says they can go no higher than the Graduate Hotel. He noted it's interesting when looking at the sight lines, because of the distance of that building setting back from the Ped Mall, there are very few views of a new building. Because the existing buildings are so close when one is in the Ped Mall there isn't much of a glimpse of anything behind it. Monson also stated they promise not to put any plaid on their building either like the Graduate Hotel did. Townsend asked if Monson has any idea what other businesses would be interested in residing in these buildings. Monson is not sure but they do have a not-for-profit that they've been talking to for over a year about occupying the Crescent Block building, the top floors of it, and that is looking promising. Planning and Zoning Commission May 21, 2020 Page 6 of 13 Signs noted by taking off the back parts of some of those larger buildings they are going to end up with more reasonably sized units as far as potential rentals go. Monson replied that's right and they think it is the right way of preserving downtown but also making it viable. They to restore these buildings and get them back into service and building the buildings behind the current structures is the answer. Dyer asked if the new building have windows on all sides. Monson confirmed it will. Hensch asked if some of the upper floors of the structures are unoccupied presently or have been for some time. Monson confirmed that's correct. Hensch closed the public hearing. Parsons moved to approve REZ20-02, an application submitted by Tailwind College St. IC, LLC for a rezoning from Central Business (CB -10) zone to CB -10 with a Historic District Overlay (CB-10/OHD) for the properties located at 109, 111-113, 115, and 117-121 E. College Street. Baker seconded the motion. Townsend noted her surprise that those buildings weren't on the historic society already. She does wonder what will happen to the ones on the other side of the street and if they are going to try to put those on historic society. Russett mentioned they are working on a nomination to the National Register right now for the entire Downtown District to hopefully be listed in the National Register of Historic Places. Townsend added she would hate to see some funky high rise right across the street. Signs stated it is already there, the one on the corner is a relatively new structure from the 70s or 80s, so part of the blocks already been redone by the Plaza Center One. Signs stated it sounds like an interesting project and a way to maintain the street character in the Ped Mall and take better advantage of the rest of that space. He agrees there's a positive to reducing the size of some of those massive buildings with it'll probably help limit some of the massive uses of those buildings. He is intrigued and thinks there could be some real good things happening there. Hensch supports this application now even more than when he was reading it because he thinks it's very important to maintain the character and history of Iowa City and now learning that a lot of those spaces are unoccupied anyway, that is not the best use to get more people downtown. They need places to live, they need more businesses and more variety of businesses. Plus, this will allow the property to be eligible for tax credits. A vote was taken and the motion passed 7-0. CASE NO. SUB20-05: Applicant: Allen Homes, Inc. Location: East of Scott Blvd and north of American Legion Road --tt- 10, /z -- Wile Fruehling From: Geoff Fruin Sent: Monday, November 30, 2020 2:28 PM To: Kellie Fruehling; Eleanor M. Dilkes; Anne Russett; Danielle Sitzman; Tracy Hightshoe; Wendy Ford; Sara Greenwood Hektoen Subject: FW: Local Historical Landmark Rezoning Kellie - Please see below for the request to defer the College Street preservation final reading until 1/5. Geoff Late Handouts Distributed From: Brandon Smith[ma ilto:bsmith@thetailwindgroup.com] Sent: Monday, November 30, 2020 2:23 PM To: Geoff Fruin <Geoff-Fruin@iowa-city.org> H-50 -2-0 Cc: Michael Sather <msather@thetailwindgroup.com> (Date) Subject: Local Historical Landmark Rezoning Ai RIPSI Geoff - per our Zoom conversation this afternoon, we'd like to defer the third reading of the local historic landmark rezoning regarding the College St project from 12/1 to 1/5. Thank you. Brandon Smith Vice President of Operations & Development 530 S. Front St. Suite 100 Mankato, MN 56001 (0) 507.322.1200 x962 (C) 507.995.6431 www.thetailwindgroup.com TAILWIND ... DEFERRED TO 1/5/2021 Prepared by: Anne Russett, Senior Planner, 410 E. Washington Street, Iowa City, IA 52240; (REZ20-02) Ordinance No. Ordinance rezoning approximately 0.55 acres of property from Central Business (CB -10) zone to CB -10 with a Historic District Overlay (CB- 10/OHD) for property located at 109, 111, 115, 117, and 121 E. College Street (REZ20-02) Whereas, the applicant, Tailwinds College St. IC, LLC, has requested a rezoning of property located at 109, 111, 115, 117, and 121 East College Street from Central Business (CB -10) to CB - 10 with a Historic District Overlay (CB-10/OHD); and Whereas, the Comprehensive Plan encourages the preservation of historic buildings; and Whereas, Goal 1 of the Historic Preservation component of the Comprehensive Plan calls for identification of resources significant to Iowa City's past with the objective of designating individual buildings as landmarks; and Whereas, Goal 10 of the Historic Preservation component of the Comprehensive Plan calls for the adoption of strategies to preserve historic neighborhoods; and Whereas, the Historic Preservation Commission has reviewed the proposed Historic Landmark Designation and has found that it meets the criteria for landmark designation in that it is significant to American and/or Iowa City's history, architecture, archeology and/or culture; possesses integrity of location, design, setting, materials, and workmanship; associated with events that have made a significant contribution to the broad patterns of our history; and 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; and Whereas, the Planning and Zoning Commission has reviewed the proposed rezoning and has recommended approval of the Historic Landmark designation rezoning and has found that it is consistent with the Comprehensive Plan goals of preserving historic resources; and Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa: Section I Approval. Property described below is hereby reclassified from its current zoning designation of Central Business (CB -10) to CB -10 with a Historic District Overlay (CB-10/OHD) Lots 2 and 3, Block 82, Original Town of Iowa City, Iowa, Johnson County, Iowa. Section II. Zoning Map. The Building Inspector is hereby authorized and directed to change the zoning map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and publication of this ordinance by law. Section III. Certification and Recording. Upon passage and approval of the Ordinance, the City Clerk is hereby authorized and directed to certify a copy of this ordinance and to record the same, at the office of the County Recorder of Johnson County, Iowa, at the owner's expense, all as provided by law. Section IV. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. )o,k Ordinance No. Page 2 Section V. Severability. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section VI. Effective Date. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this day of 20—. Mayor Ap y d by: AW City Clerk Ci Attomey's Office (Sara Greenwood Hektoen — 10/27/2020) Ordinance No. Page It was moved by and seconded by _ Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: ABSENT: Bergus Mims Salih Taylor Teague Thomas Weiner First Consideration 11/02/2020 that the Vote for passage: AYES: Taylor, Teague, Thomas, Weiner, Bergus, Mims, Salih. NAYS: None. ABSENT: None. Second Consideration 11/17/2020 Vote for passage: AYES: Teague, Thomas, Weiner, Bergus, Mims, Salih, Taylor. NAYS: None. ABSENT: None. Date published Item Number: 11. CITY OF IOWA CITY COUNCIL ACTION REPORT December 1, 2020 Ordinance amending Title 16, entitled "Public Works", Chapter 3, "City Utilities", Article D, "Wastewater Treatment Works Users", Section 6, "Building Sewers and Connections". (Second Consideration) Prepared By: Ron Knoche, Public Works Director Reviewed By: Eleanor Dilkes, City Attorney Geoff Fruin, City Manager Fiscal Impact: None Recommendations: Staff: Approval Commission: N/A Attachments: Ordinance Executive Summary: The ordinance will amend the City Code to clarify the responsibility for the removal of illegal connections to the Sanitary Sewer System which allow infiltration of surface water runoff or groundwater. Background /Analysis: Infiltration of surface water runoff and groundwater into the sanitary sewer system creates higher operating costs for the Wastewater Treatment Plant. The additional flow in the sanitary sewer system can also locally surcharge the system causing basement flooding. The City Code does not allow any connections to the sanitary sewer system which allows surface water or groundwater to enter the system directly or indirectly. This ordinance change clarifies that the property owner is responsible for removal of the illegal connection when they are discovered. Staff recommends approval of the ordinance updating the City Code. ATTACHMENTS: Description Ordinance Prepared by: Ronald Knoche, Public Works Director, 410 E. Washington St., Iowa City, IA 52240 (319) 356-5138 ORDINANCE NO. 20-4838 Ordinance amending Title 16, entitled "Public Works', Chapter 3, "City Utilities", Article D, "Wastewater Treatment Works Users', Section 6, "Building Sewers and Connections' Whereas, the City desires to amend the Wastewater Treatment Works User article to clarify the responsibility of the removal of illegal connections to the sanitary sewer system. Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa: Section I. Amendment. Title 16, Chapter 3, Article D, Section 6 entitled 'Building Sewers and Connections", Subsection E is amended by adding the underlined text as follows: E: Surface Water Runoff: No person shall make connection of roof downspouts, interior and exterior foundation drains, areaway drains or other sources of surface water or groundwater directly or indirectly to a public sanitary sewer. Section II. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section III. Severability. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section IV. Effective Date. This Ordinance shall be in effect upon publication. Passed and approved this tst day of December 2020. M r Attest: " Ito JL City Clerk Ap o ed by Ciq Attomey's Office —11/1 /2 Ordinance No. 20-4838 Page 2 It was moved by Mims and seconded by Weiner that the Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: F-1:1.3 UA Bergus Mims Saleh Taylor Teague Thomas Weiner First Consideration 11/17/2020 Vote for passage: AYES: Taylor, Teague, Thomas, Weiner, Bergus, Mims, Salih. NAYS: None. ABSENT: None. Second Consideration _ Vote for passage: Date published 12/10/2020 Moved by Mims, seconded by Taylor, that the rule requiring ordinances to be considered and voted on for passage at two Council meetings prior to the meeting at which it is to be finally passed be suspended, the second consideration and vote be waived and the ordinance be voted upon for final passage ath this time. AYES: Mims, Salih, Taylor, Teague, Thomas, Weiner, Bergus. NAYS: None. ABSENT: None. Item Number: 12. CITY OF IOWA CITY COUNCIL ACTION REPORT December 1, 2020 Unbiased Policing Ordinance. (Second Consideration) Prepared By: Geoff Fruin, City Manager Reviewed By: Eleanor Dilkes, City Attorney Fiscal Impact: No Impact Recommendations: Staff: Approval Commission: N/A Attachments: Ordinance Executive Summary: Iowa City policy has long prohibited biased based policing and the Iowa City Police Department is committed to the equitable treatment of all individuals. This ordinance was developed collaboratively with the NAACP and takes the important step to codify the City's commitment to unbiased policing and details the complaint process for the public. Background /Analysis: In June of 2020, the City Council made a strong commitment to address systemic racism. While the Iowa City Police Department has had longstanding policies prohibiting racial profiling and biased based policing, there is no explicit prohibition in the City Code. After conversations with the NAACP, staff recognizes that codifying that commitment is an important step forward for the community and one that few cities in Iowa have taken. The NAACP provided the template for this ordinance and staff has made changes to reflect local considerations such as the role played by our Human Rights Commission and staff, as well as the Community Police Review Board. The ordinance defines important terms including Biased Policing, Fair and Impartial Treatment and Racial Profiling. It explicitly prohibits biased policing and racial profiling including discriminatory pretextual stops. The ordinance requires employees to articulate reasonable suspicion and probable cause and prohibits uses of language that is derogatory, tends to belittle, show contempt for or defame any individual demographic. The ordinance requires employees to report and intervene when observing biased policing or racial profiling. It further outlines the complaint procedures for anyone claiming to be aggrieved or a witness to such police actions. Further, the ordinance requires all sworn officers to receive, at minimum, annual training on topics such as cultural competency, implicit bias and de-escalation. Staff fully supports this action and will further support the NAACP and other stakeholder groups that aim to introduce similar language in statewide legislation in 2021. ATTACHMENTS: Description Ordinance Ordinance No. Unbiased Policing Ordinance Whereas, in 2001 the Iowa City Council passed Resolution No. 01-41 adopting a City of Iowa City Law Enforcement Non -Discrimination Policy which required the Iowa City Police Department to "continually conduct an examination of traffic enforcement strategies, and if appropriate, refine mission and value statements, training programs, field supervision, and the evaluation and documentation of citizen complaints and related responses to citizens, to ensure that racial profile traffic and pedestrian stops are not being employed by individuals within the Police Department and that citizens are treated equally and fairly pursuant to the Iowa and United States Constitutions."; and, Whereas, the City Council reaffirmed the City's law enforcement non-discrimination policy in 2017 by resolution No. 17-183; and, Whereas, since 2001 the Iowa City Police Department has had a General Order that prohibits biased based policing; and, Whereas, the Iowa City Police Department has collected demographic data on traffic stops since 1999, has had that data analyzed to determine the level of disproportionality, and has refined employee training programs, updated policies and operational standards, and conducted outreach programs aimed at eliminating racial profiling, heighten awareness of implicit bias, and build trust and respect between law enforcement and all communities and persons in Iowa City; and, Whereas, Iowa City has had a Community Police Review Board since 1997; and, Whereas, on June 16, 2020 the City Council passed a Resolution of Initial Council Commitments addressing the Black Lives Matter Movement and Systemic Racism in the wake of the murder of George Floyd by the Minneapolis police and calls for action from protesters and residents (Resolution No. 20-159), in which it committed to a plan to restructure the Iowa City Police Department towards community policing and review of various police policies and procedures; and, Whereas, the NAACP has been instrumental in encouraging cities in Iowa to address unbiased policing and measures to address the same by ordinance and has proposed measures at the state level to address unbiased policing, including an amendment to the Iowa Civil Rights Act (ICRA) to specifically prohibit discriminatory pretextual stops; and, Whereas, currently the Iowa Civil Rights Commission (ICRC) has jurisdiction over racial profiling complaints against law enforcement because such complaints allege discrimination in public accommodations by a local government unit that offers services to the public based on the individual demographics prohibited by the Iowa Civil Rights Act, Iowa Code Sec. 216.7. While the Iowa City Human Rights Commission may not address complaints against Iowa City police officers, the commission staff may educate the public about the complaint process at the state level regarding bias -based policing and may offer to assist, and shall assist individuals in filing a biased policing or racial profiling complaint with the ICRC and complaints regarding discriminatory Page 2 Ordinance pretextual stops in the event the ICRA is amended to include the proposed prohibition on discriminatory pretextual stops; and, Whereas, considering the Council's recent commitments to address systemic racism in Resolution No. 20-159, the City Council of the City of Iowa City believes it is in the best interests of the residents of the city to codify its policies prohibiting bias -based policing by ordinance. Now therefore, be it ordained by the City Council of the City of Iowa City: Section I. Amendment: The City Code of the City of Iowa City is hereby amended to add the following new Chapter 9 to Title 8 entitled "Police Regulations" CHAPTER 9 UNBIASED POLICING 8-9-1 Policy Statement. 8-9-2 Definitions. 8-9-3 Prohibitions and Procedures. 8-9-4 Complaints and Compliance. 8-9-5 Data 8-9-6 Training. 8-9-7 Penalty CHAPTER III. UNBIASED POLICING Sec. 8-9-1. Policy Statement. The City of Iowa City and the Iowa City Police Department shall be committed to the unbiased, equitable treatment of all. Department employees ("employees") shall treat all in a fair, impartial and objective manner, in accordance with law, and without consideration of their individual demographics as defined in this Chapter. Sec. 8-9-2 Definitions. The following words, terms and phrases, when used in this Chapter, shall have the meanings ascribed to them below, except where the context clearly indicates a different meaning: Biased Policing means differential treatment in the performance of law enforcement duties or delivery of police services towards a person or classes of persons when one or more individual demographics was a motivating factor in the action taken. If a person's individual demographics played a part in the employee's decision, then that personal characteristic was a motivating factor of the action taken. Fair and Impartial Treatment means persons, irrespective of individual demographics, are treated in the same manner under the same or similar circumstances. Reasonable concessions and accommodations may be made, when dealing with individuals with physical, developmental or mental Page 3 Ordinance disabilities, injury, illness, deafness, blindness, substance abuse disorders or similar conditions, individuals whose primary language is a language other than English, individuals of various cultural backgrounds, and individuals of youthful age, or when information about a person legally necessitates different treatment. Individual Demographics means personal characteristics to include, but not limited to: race, creed, color, ethnicity, national origin, ancestry, religion, age, gender, sex, gender identity/ expression, sexual orientation, socioeconomic status, disability, immigration status, familial status, marital status, housing status, occupation, language fluency, cultural group, political status, or source of income, or any other identifiable characteristics. Police Services means actions and activities that contribute to the overall well-being and safety of the public. These tasks include but are not limited to: crime prevention and investigation, preventive patrol, traffic control, traffic accidents, medical emergencies and lifesaving services, assistance at fire scenes, public information and education. Racial Profiling means that form of biased policing where a motivating factor of the action taken is based on an individual's race, color, ethnicity, religion or national origin rather than on the individual's behavior or on information of the type and kind customarily and reasonably relied upon in identifying the individual as having engaged in prohibited activity. Racial profiling includes but is not limited to vehicle, pedestrian, and bicycle stops where race, color, ethnicity, religion or national origin was a motivating factor for the stop or enforcement action taken during the stop. Specific subject description -based identification means a reasonably detailed physical description of the personal identifying characteristics of a potential suspect or victim, including but not limited to age, sex, ethnicity, race, or English language proficiency. Sec. 8-9-3. Prohibitions and Procedures. (a) Fair & Impartial Treatment. (1) Biased policing is prohibited both in enforcement of the law and the delivery of police services by any employee. (2) Racial Profiling is prohibited both in enforcement of the law and the delivery of police services by any employee. Discriminatory pretextual stops are prohibited under state and federal law and are also prohibited by this ordinance. (3) Employees shall exercise their authority and act to accord fair and impartial treatment to all persons. (4) Employees shall not consider individual demographics when performing law enforcement duties or delivering police services except when such characteristics are part of a specific subject description -based identification. (5) Employees shall not use any terms, language or remarks that are derogatory, tend to belittle, show contempt for or defame any individual demographic, except when necessary to include such terms, language or remarks used by another for the preparation of official reports or testimony. (6) Employees must be able to articulate reasonable suspicion or probable cause supporting any police action. 3 Page 4 Ordinance (7) Employees shall not take any law-enforcement action based on information from members of the public or other employees that they know, or reasonably should know, under all circumstances present is the product of, or motivated by, bias based on individual demographics unless the circumstances indicate that harm is imminent or a crime has been committed. (b) Department Policies and Procedures Accessible to the Public. The Department's General Orders shall be made available to the public through publication on the City's website and hard copies shall be available upon request in accordance with Iowa Code Chapter 22. Sec. 8-9-4. Complaints and Compliance. (a) Employees who witness or who are aware of instances of biased policing or racial profiling shall report the incident to a supervisor and shall provide all information known to them before the end of the shift during which they make the observation or become aware of the incident or as soon thereafter as practicable under the circumstances. Where appropriate, employees are encouraged to intervene at the time the biased policing or racial profiling incident occurs and, in any event, shall report such biased policing or racial profiling to a supervisor as soon as practicable under the circumstances. Where unreasonable use of force occurs, officers have a duty to immediately physically intervene, when in a position to do so, to prevent the use of unreasonable force. (b) Any employee who opposes any practice occurring in violation of this Chapter shall not be discriminated against in any manner for opposing such practice, testifying, assisting or participating in any investigation, proceeding or hearing arising out of this Chapter. (c) Supervisors shall ensure the working environment is free of bias and free of racial profiling. This oversight responsibility may include periodic inspections of body and in -car audio/video systems, traffic stop data, reports and field inspections during police interactions with members of the public. Supervisors shall: (1) Take the appropriate action when a violation of this Chapter occurs. (2) Ensure that there is no retaliation for individuals reporting such violations. (d) Any person claiming to be aggrieved or to have witnessed biased policing or racial profiling may file a complaint. No person shall be discouraged, intimidated, or coerced from filing such a complaint, nor shall any person be discriminated or retaliated against because he or she has filed a complaint of this nature. (1) While the Iowa City Human Rights Commission will not have jurisdiction to investigate or adjudicate alleged violations of this ordinance, the commission staff shall educate the public about the complaint process and shall assist individuals in filing a biased policing or racial profiling complaint with the Iowa Civil Rights Commission (ICRC). The ICRC has jurisdiction over racial profiling complaints against law enforcement as such complaints allege discrimination in public accommodations by a local government unit that offers services to the public based on the individual demographics prohibited by the Iowa Civil Rights Act. Iowa Code Sec. 216.7; see also, Iowa Code Sec. 216.2(13) as now adopted or hereinafter amended. The remedies afforded by the Iowa Civil Rights Act are not exclusive and do not foreclose a person from asserting any remedies he or she may have based on the Federal or Iowa Constitutions, Federal or Iowa Codes, or common law. Page 5 Ordinance (2) All complaints of biased policing or racial profiling brought to the City shall be filed directly with the Police Department or the Iowa City Community Police Review Board. Sec. 8-9-5 Data The Iowa City Police Department shall collect, analyze and publicly report data related to policing activity. Such data shall include information on calls for service, related contacts with members of the public, and outcomes of such contacts. Race, ethnicity, gender, age and other available demographic or personal characteristic information should be analyzed in aggregate in order to ascertain trends in disproportionality. Sec. 8-9-6 Training. At least annually all sworn officers shall receive and participate in training and guidance in regard to unbiased policing and prohibited racial profiling while conducting law enforcement activities and police services, which training shall include de-escalation, cultural diversity, cultural competency, and implicit bias and may include, but is not limited to: training on subjects related to police ethics, police interactions with members of the public, active by-stander intervention, standards of conduct, conducting motor vehicle stops, and related topics suitable for preventing incidents of biased policing and racial profiling. Sec. 8-9-6 Penalties. Racial profiling and biased policing are violations of this Chapter. Any penalty for violation of this Chapter related to any employee not acting in conformity therewith shall be limited to that provided under state or federal law, which violation may include serving as cause for discipline up to and including termination from employment as consistent with federal and state law requirements including Iowa Code Chapters 400, 80F and 20 as applicable. The limitation related to violations of this Chapter related to employee violations is not intended to expand or limit any other remedy or cause of action available under state or federal law, nor to expand or restrict the time for seeking such remedy or cause of action and shall not be construed as doing so, nor as conferring jurisdiction on the Iowa City Human Rights Commission but, pursuant to Section 8-9-4 hereof, Commission staff shall assist individuals who desire to file any complaint with the Iowa Civil Rights Commission for investigation and resolution. The declaration of the prohibitions set forth in this Chapter shall not create any new or separate legal rights or claims by or on behalf of any third party and shall not be construed as a waiver, modification, or alteration of any available defense or governmental immunity of the city under federal or state law. Section II. Repealer. All ordinances and parts of ordinances in conflict with the provision of this Ordinance are hereby repealed. Section III. Severability. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section IV. Effective Date. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Page 6 Ordinance Passed and approved this day of 2020. Mayor Attest: 4ity Clerk 1 o ed by City Attorney's Office —/11/16/2020 Ordinance No. Page It was moved by and seconded by _ Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: ABSENT: Bergus Mims Salih Taylor Teague Thomas Weiner that the First Consideration 11/17/2020 Vote for passage: AYES: Salih, Taylor, Teague, Thomas, Weiner, Bergus, Mims. NAYS: None. ABSENT: None. Second Consideration 12/01/2020 Vote for passage: AYES: Taylor, Teague, Thomas, Weiner, Bergus, Mims, Salih. NAYS: None. ABSENT: None. Date published