Loading...
HomeMy WebLinkAbout12.09.2020 Agenda PacketIOWA CITY BOARD OF ADJUSTMENT Wednesday, December 9, 2020 Electronic Meeting – 5:15 PM Zoom Meeting Platform Agenda: 1. Call to Order 2. Roll Call 3. Special Exception Item a. A request submitted by Southside Developers, LC to extend the expiration date from 6 months to 12 months for EXC20-05, a special exception approved to allow a Community Service - Long Term Housing use in an Intensive Commercial (CI-1) zone that is adjacent to a single-family residential zone. b. EXC20-0004, EXC20-0005, and EXC20-0006: An application submitted by J+M Civil Design, LLC requesting three special exceptions to allow a drive-through facility, to allow a multi-family use, and to permit flexibility through the Commercial Reuse Exception in a Community Commercial (CC-2) zone for the purpose of reusing a vacant building with a coffeeshop and apartment at 1120 N. Dodge Street. c. EXC20-0007: An application submitted by Neumann Monson Architects requesting a special exception to allow a 60 percent parking reduction for a mixed-use renovation of existing structures and a new multi-family construction at 109, 111, 113-115, 117-119, 121, and 127 East College Street. 4. Consideration of Meeting Minutes: November 18, 2020 5. Adjournment Electronic Meeting (Pursuant to Iowa Code section 21.8) An electronic meeting is being 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. You can participate in the meeting and can comment on an agenda item by joining the Zoom meeting via the internet by going to https://zoom.us/meeting/register/tJUoce-srzstHtxkQTmNTfXm7NTj3kunT1vZ. If you have no computer or smartphone, or a computer without a microphone, you can call in by phone by dialing (312) 626-6799 and entering the meeting ID 915- 6641-0748 when prompted. Providing comment in person is not an option. December 9, 2020 Board of Adjustment Meeting If you will need disability-related accommodations in order to participate in this meeting, please contact Kirk Lehmann, Urban Planning at 319-356-5230 or at kirk-lehmann@iowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Board of Adjustment Meetings Formal: January 13 / February 10 / March 10 Informal: Scheduled as needed. 1 Kirk Lehmann From:Kirsten Frey <KHF@ShuttleworthLaw.com> Sent:Monday, November 16, 2020 4:02 PM To:Kirk Lehmann Cc:Cady Gerlach; 'Crissy Canganelli'; 'Andy Hodge'; 'Mike Hodge' Subject:EXC20-05 Board Of Adjustment Special Exception Extension Request    Iowa City Board of Adjustment:     At the June 10, 2020 meeting, filed of legal record with the City Clerk on June 22, 2020 the Iowa City Board of Adjustment approved a Special Exception request by Southside Developers to allow the Community Service - Long Term Housing use as outlined in 14-4B-4-D-6-c for the property located at 501 Southgate Avenue, Parcel No. 1022133012. This Special Exception included a time limitation, stating the Special Exception would expire six months from the date which it was filed with the City Clerk, unless the Applicant shall have taken action within such time period to establish the use or construct the improvement. We respectfully request a six month extension of the previously approved Special Exception.     The reason for this extension request is the sources used to fund the development were contingent on and required all land use questions to be resolved prior to any application and award of funds, which was determined by this Board in June 2020. A large portion of this development will be financed through the Iowa Finance Authority National Housing Trust Fund, which was awarded in the middle of August. The initial release of these funds to allow the developer to enter into agreements with engineers and architects requires significant environmental review processes per HUD guidelines and were started in September and October 2020. It is anticipated these reviews and approvals will be completed by December, and following those reviews and approval processes by the Iowa Finance Authority, the team will begin the building permit application and review. We anticipate that the building permit and related applications will be ready to go in early 2021 with groundbreaking in March or April 2021, which will be a few months after the 6 month requirement.     Please let me know if you have any questions or need anything else.                    Thank you so much for your courtesies in connection with this matter.    Kirsten            Kirsten H. Frey Shuttleworth & Ingersoll, P.L.C. 327 2nd Street, Suite 300 2 Coralville, IA 52241 Phone: (319) 365-9461 Fax: (319) 365-8443 E-mail khf@shuttleworthlaw.com  Website www.shuttleworthlaw.com    This message is covered by the Electronic Communication Privacy Act, 18 USC Section 2510-2515, is intended only for the use of the person to whom it is addressed and may contain information that is confidential and subject to the attorney-client privilege. It should also not be forwarded to anyone else. If you received this message and are not the addressee, you have received this message in error. Please notify the person sending the message and destroy your copy and all attachments.    Since email messages sent between you and Shuttleworth & Ingersoll P.L.C. and its employees are transmitted over the Internet, Shuttleworth & Ingersoll P.L.C. cannot assure that such messages are secure. You should be careful in transmitting information to Shuttleworth & Ingersoll P.L.C. that you consider confidential. If you are uncomfortable with such risks, you may decide not to use email to communicate with Shuttleworth & Ingersoll P.L.C.     1 STAFF REPORT To: Board of Adjustment Item: EXC20-0004, 5, & 6 Parcel Number: 1002334001 Prepared by: Kirk Lehmann, Associate Planner Date: December 9, 2020 GENERAL INFORMATION: Applicant: J+M Civil Design, LLC 2550 Middle Road, STE 602 Bettendorf, IA 52722 Contact Person: Calisse McPherson 2550 Middle Road, STE 602 Bettendorf, IA 52722 (563)345-3470 calisse@jmcivildesign.com Property Owner(s): David and Nancy Thompson 827 Brown Street Iowa City, IA 52245 Requested Action: To allow a drive-through facility, Multi-Family Use, and flexibility for reuse of an existing building in a Community Commercial (CC-2) zone Purpose: To renovate and reuse a vacant building as a mixed- use coffeeshop and apartment Location: 1120 North Dodge Street Location Map: Size: 0.3 Acres 2 Existing Land Use and Zoning: Vacant; Community Commercial (CC-2) Surrounding Land Use and Zoning North: Commercial; Community Commercial with a Planned Development Overlay (OPD-CC-2) East: Institutional; Low Density Multi-Family Residential (RM-12) South: Institutional; Low Density Multi-Family Residential (RM-12) West: Residential; Community Commercial (CC-2) Applicable Code Sections: 14-4C-2K-3: Drive-Through Specific Criteria 14-4B-4A-7: Multi-Family Specific Criteria 14-2C-11D-4: Commercial Reuse Exception 14-4B-3A: General Approval Criteria File Date: November 9, 2020 BACKGROUND: The applicant, J+M Civil Design, submitted the following three special exception applications for the subject property at 1120 North Dodge Street to renovate the building and redevelop the site: 1. To allow a drive-through facility associated with a new coffeeshop (EXC20-0004); 2. To allow a multi-family use in a Community Commercial (CC-2) zone (EXC20-0005); and 3. To allow waivers from zoning standards for the reuse of an existing building in a commercial zone (EXC20-0006). Waivers from zoning standards through the commercial reuse exception are required to approve the drive-through facility and multi-family use. The subject property currently contains an existing vacant building constructed in 1895 and substantially added to in 2003, both of which pre-date the City’s current zoning code. The east portion of the building was partially within the public right-of-way for St. Mathias Alley. Access to the property is divided between two unfinished gravel parking lots, one accessible from North Dodge Street and the other from St. Mathias Alley. A drive was never constructed through the site due to changes in grade. The building has been vacant for several years. Prior to these special exception applications, the proposed project required two other applications. First, an application for a vacation for approximately 10 feet on the west side of St. Mathias Alley was passed by City Council on December 1, 2020 (VAC20-0002). Second, staff initiated a zoning code text amendment to provide flexibility for commercial infill project that reuse existing buildings, such as for this project at 1120 N. Dodge Street (REZ20-0006). The text amendment was passed by Council on November 17, 2020. The proposed coffeeshop with the accessory drive-through use will be located on the first floor of the existing building, while the proposed multi-family use consisting of one two-bedroom unit is on the second floor. The site plan (Attachment 3) proposes a one-way internal access drive with parking from North Dodge Street through to St. Mathias Alley. The drive-through lane begins on the south end of the site, curving north by the pick-up window and exiting east onto St. Mathias Alley. The proposed separation between the drive-through lane and alley is minimal but pavement markings and signage are used to help direct traffic. No order board is proposed because it is a pick-up only drive-through. Pedestrian access is provided from the sidewalk on North Dodge Street, by the coffeeshop entrance, and on to the separate multi-family use entrance on the south building face. 3 ANALYSIS: The purpose of the Zoning Ordinance is to promote the public health, safety and general welfare; to conserve and protect the value of property throughout the city; and to encourage the most appropriate use of land. It is the intent of the Ordinance to permit the full use and enjoyment of property in a manner that does not intrude upon adjacent property. The Board may grant the requested special exception if the requested action is found to be in accordance with the specific criteria included in Section 14-4C-2K-3, pertaining to the specific criteria for drive-through facilities, Section 14-4B-4A-7, pertaining to the specific criteria for multi-family uses in CC-2 zones, Section 14-2C-11D-4, pertaining to the specific criteria for commercial reuse exceptions, as well as the general approval criteria in Section 14-4B-3A. For the Board of Adjustment to grant this special exception request, each of the following criterion below must be met. The burden of proof is on the applicant, and their comments regarding each criterion may be found in the attached application materials. Staff comments regarding each criterion are set below. Specific Standards: Drive-Through Use in a CC-2 Zone 14-4C-2K-3 Special Exception Approval Criteria a. Access and Circulation: The transportation system should be capable of safely supporting the proposed drive-through use in addition to the existing uses in the area. Evaluation factors include street capacity and level of service, effects on traffic circulation, access requirements, separation of curb cuts, and pedestrian safety in addition to the following criteria: (1) Wherever possible and practical, drive-through lanes shall be accessed from secondary streets, alleys, or shared cross access drives. If the applicant can demonstrate that access from a secondary street, alley, or shared cross access drive is not possible, the board may grant access to a primary street, but may impose conditions such as limiting the width of the curb cut and drive, limiting the number of lanes, requiring the drive-through bays and stacking lanes to be enclosed within the building envelope, and similar conditions. FINDINGS: • The site plan shows a one-way internal access drive entering from an existing curb cut on North Dodge Street and exiting to St. Mathias Alley to the south. Staff recommends a condition for substantial compliance to the submitted site plan in Attachment 3 to ensure adequate circulation. • The one-way drive-through lane is entered from the internal access drive and exits onto S. Mathias Alley on the east. (2) To provide for safe pedestrian movement, the number and width of curb cuts serving the use may be limited. A proposal for a new curb cut on any street is subject to the standards and restrictions in chapter 5, article C, "Access Management Standards", of this title. FINDINGS: • The proposed use utilizes existing curb cuts on North Dodge Street. 4 • Staff recommends a condition that St. Mathias Alley be improved to City standards as part of this project to accommodate increased traffic and allow adequate flow to and from the site. • Two new access points are proposed to St. Mathias Alley, one to the south and one to the east. (3) An adequate number of stacking spaces must be provided to ensure traffic safety is not compromised. A minimum of six (6) stacking spaces is recommended for drive-through facilities associated with eating establishments and a minimum of four (4) stacking spaces for banking, pharmacies, and similar nonfood related drive-through facilities. "Stacking spaces" shall be defined as being twenty feet (20') in length and the width of a one lane, one-way drive. The board may reduce the recommended number of stacking spaces if the applicant can demonstrate that the specific business has unique characteristics such that the recommended number of parking spaces is excessive (i.e., a drive- through that is to be used for pick up only and not ordering). FINDINGS: • The site plan shows stacking space for 6 vehicles, which meets the minimum number required. • The entrance to the drive-through lane is more than 100 feet from North Dodge Street, which provides room for spillover traffic. • The proposed use is for pick-up only and not for ordering. Staff recommends that this be a condition for approval. • Research indicates that coffee shop uses can produce long maximum queues, in excess of 10 cars in high traffic areas.1 • Staff finds that the nature of the business and room for spillover traffic provides enough stacking spaces for the proposed use. (4) Sufficient on site signage and pavement markings shall be provided to indicate direction of vehicular travel, pedestrian crossings, stop signs, no entrance areas, and other controls to ensure safe vehicular and pedestrian movement. FINDINGS: • The site plan shows directional arrows at the entrances and throughout the site, in addition to “do not enter” signs at all exits. Staff recommends a condition for substantial compliance to the submitted site plan in Attachment 3 to ensure adequate signage and pavement markings. • Pedestrian paths are clearly demarcated. b. Location: (1) In the CB-2 zone and in all subdistricts of the riverfront crossings district located east of the Iowa River, drive-through lanes and service windows must be located on a nonstreet-facing facade. In all other locations where drive-throughs are allowed, this location standard must be met, unless the applicant can demonstrate that a street-facing location is preferable for the overall safety and 1 Spack, M., Moreland, M., de Leeuw, L., Hood, N. (2012, February). Drive-Through Queue Generation. Retrieved from http://countingcars.com 5 efficiency of the site, does not conflict with adjacent uses or pedestrian access, and does not compromise the character of the streetscape or neighborhood in which it is located. FINDINGS: • The drive-through lanes and service windows are not on a street-facing façade. (2) Drive-through lanes must be set back at least ten feet (10') from adjacent lot lines and public rights of way and screened from view according to the design standards below. FINDINGS: • The site plan shows the proposed drive-through lane on the east side of the property with no setback from St. Mathias Alley. • Because this project reuses an existing building in a CC-2 zone that is not historic, the applicant has requested this criterion be waived through the Commercial Reuse Exception provision, as discussed below. • Should the Commercial Reuse exception be approved, staff recommends a condition that adequate separation and/or screening be required between the drive-through lane and the property to the east, as determined by the City Engineer and Director of Neighborhood and Development Services. c. Design Standards: The number of drive-through lanes, stacking spaces, and paved area necessary for the drive-through facility will not be detrimental to adjacent residential properties or detract from or unduly interrupt pedestrian circulation or the commercial character of the area in which the use is located. The board of adjustment may increase or reduce these standards according to the circumstances affecting the site. (1) To promote compatibility with surrounding development, the number of drive- through lanes should be limited such that the amount of paving and stacking space does not diminish the design quality of the streetscape or the safety of the pedestrian environment. FINDINGS: • The site is surrounded by Community Commercial (CC-2) zones to the north and west, and by Low-Density Multi-Family Residential (RM-12) zones to the east and south. Surrounding uses include commercial (Hy-Vee), institutional (St. Joseph Cemetery), and a single-family residence. Generally, these uses are compatible with the proposed use. • The site plan shows a single 9- to 9.5-foot wide drive-through lane which is located at the south and east sides of the property, limiting impacts on the streetscape and on the single-family use to the west. • The sidewalk along North Dodge Street and the continuous pedestrian route through the site do not cross the drive-through lane. (2) Drive-through lanes, bays, and stacking spaces shall be screened from views from the street and adjacent properties to the S2 standard. If the drive-through is located adjacent to a residential use or property zoned residential, it must be screened from view of these properties to at least the S3 standard. To preserve 6 the pedestrian oriented character of streets in the CB-2 zone and the riverfront crossings district, the board may require the drive-through to be incorporated within the building or be screened with masonry street walls and landscaping. Street walls shall be a minimum of five feet (5') in height and shall be designed to complement the principal building on the site. FINDINGS: • The drive-through lane is adjacent to property zoned RM-12 to the east and south, which would require screening to the S3 standard. However, these properties contain a cemetery use rather than a residential use. • Because this project reuses an existing, non-historic building in a CC-2 zone, the applicant has requested this criterion be waived through the Commercial Reuse Exception provision, as discussed below. • Should the Commercial Reuse exception be approved, staff recommends a condition providing for separation and/or screening between the drive-through lane and the property to the east, as determined by the City Engineer and Director of Neighborhood and Development Services prior to issuance of a building permit. (3) Multiple windows servicing a single stacking lane (e.g., order board, payment window, pick up window) should be considered to reduce the amount of idling on the site. FINDINGS: • The site plan shows a single pick-up window because the proposed use is pick- up only. This will reduce the amount of idling on the site. (4) Stacking spaces, driveways, and drive-through windows shall be located to minimize potential for vehicular and pedestrian conflicts and shall be integrated into the surrounding landscape and streetscape design of the neighborhood in which it is located. FINDINGS: • Automobile traffic is directed through one-way drives on the site, while pedestrian access is provided on sidewalks, which minimizes onsite conflicts. • Where the drive-through lane exits onto St. Mathias Alley, drivers must cross potential inbound traffic. However, St. Mathias Alley experiences limited use because it is not currently connected to the west. In addition, the exit is curved to limit head-on conflicts and St. Joseph’s Cemetery has additional access points. • Stacking spaces, driveways, and drive-through windows are generally hidden from the streetscape. (5) Lighting for the drive-through facility must comply with the outdoor lighting standards set forth in chapter 5, article G of this title and must be designed to prevent light trespass and glare onto neighboring residential properties. FINDINGS: • Staff shall review any new lighting for the site in compliance with current code standards as part of the site plan review process. 7 6) (Repealed by Ordinance No. 16-4685 on 11-15-2016) 7) Loudspeakers or intercom systems, if allowed, should be located and directed to minimize disturbance to adjacent uses. Special consideration should be given to locations adjacent to residential uses to ensure such systems do not diminish the residential character of the neighborhood. FINDINGS: • There are no loudspeakers or intercom systems. Staff recommends that this be a condition of approval, and that the drive-through remains pick-up only. Specific Standards: Multi-Family Uses In CO-1, CN-1, CC-2, CB-2, CB-5, And CB-10 Zones 14-4B-4A-7 Special Exception Approval Criteria a. Location: The proposed dwelling units must be located above the street level floor of a building, except as provided in subsections A7e and A7f of this section. FINDINGS: • The dwelling unit is proposed to be above the street level floor of the building. b. Maximum Density: The residential density standards for multi- family uses in commercial zones are stated in section 14-2C-4, "Dimensional Requirements", table 2C-2(c) of this title. FINDINGS: • The maximum minimum lot area per unit is 2,725 square feet for efficiency, one- bedroom, and two-bedroom units and is 1,315 for three-bedroom units. • The property is 12,320 square feet and will contain one dwelling unit, which complies with the residential density standards in Table 2C-2(c). c. Residential Entrances: (1) To provide safe access for residents within a mixed use building, any building containing a residential use must have at least one door on the exterior of the building that provides pedestrian access to the dwelling units within the building. Said entrance must be located on a building wall that faces a street, public sidewalk, or pedestrian plaza and is visible from and easily accessed from said street, sidewalk, or plaza. Access to dwelling units must not be solely through a parking garage or from an alley. FINDINGS: • The building has an exterior door that faces the street, but it does not provide access to the dwelling unit. • The entrance to the dwelling unit does not face a street, public sidewalk, or pedestrian plaza, but it is easily accessed from the street by a private sidewalk on the property that provides safe access for residents. • Because this project reuses an existing building in a CC-2 zone that is not historic, the applicant has requested this criterion be waived through the Commercial Reuse Exception provision, as discussed below. 8 (2) Access to entrance doors of any individual dwelling units located above the ground level floor of a building must be provided from an enclosed lobby or corridor and stairway. Unenclosed or partially enclosed exterior stairways are prohibited. However, the city may allow exterior fire egress structures on existing buildings that cannot otherwise reasonably meet code requirements, provided the fire egress structure is not located on a wall of a building that faces a street. FINDINGS: • Access to the entrance of the dwelling unit is enclosed. (3) To facilitate commercial uses at the street level, the ground level floor height should be no more than one foot (1') above the level of the abutting sidewalk or pedestrian plaza. On sloping building sites and for existing buildings, the city may adjust this requirement. However, on sloping sites at least a portion of the ground level floor height of any new building must be located no more than one foot (1') above the level of the abutting sidewalk or pedestrian plaza; and the floor height of the ground level floor of the building must be no more than three feet (3') above the level of the abutting public sidewalk or pedestrian plaza at any point along a street-facing building facade. FINDINGS: • The ground level floor height is approximately 1 foot above the level of the abutting sidewalk, though this requirement may be adjusted due to it being an existing building and the slope of the site. • No portion of the ground level is proposed to be more than 3 feet above the level of the abutting public sidewalk. d. Standards For Ground Level Floor Of Building: (1) On the ground level floor, the floor to ceiling height must be at least fourteen feet (14'). FINDINGS: • The ground level floor-to-ceiling height is 8.5’ in this building. • Because this project reuses an existing, non-historic building in a CC-2 zone, the applicant has requested this criterion be waived through the Commercial Reuse Exception provision, as discussed below. (2) For the ground level floor of the building, construction must meet the building code specifications for commercial uses. FINDINGS: • The building is an existing structure. • Staff will ensure that any improvements that require a building permit meet the building code specifications for commercial uses. • Sprinklers will be required as part of the building permit process. 9 (3) In the CB-10 zone, for the first two (2) floors of a building, construction must meet the building code specifications for commercial uses. FINDINGS: • The property is not zoned CB-10, so this criterion is not applicable. e. CB-5 And CB-10 Exception: In the CB-5 and CB-10 zones, except as provided in subsection A7e(4) of this section and except as allowed by subsection A7f of this section, the board of adjustment may grant a special exception for multi- family dwellings to be located on or below the street level floor of a building, provided that the following criteria are met… FINDINGS: • The property is not zoned CB-5 or CB-10, so these criteria are not applicable. f. CB-5 Form Based Code Exception: For properties zoned CB-5 located within the area bounded by Gilbert Street, Van Buren Street, Burlington Street and the midblock alley south of Jefferson Street, residential uses are allowed on the ground level floor of buildings, provided the following conditions are met… FINDINGS: • The property is not zoned CB-5, so these criteria are not applicable. Specific Standards: Commercial Reuse Exception 14-2C-11D-4 Special Exception Approval Criteria Summary of Requested Exceptions The applicant has requested exceptions through the Commercial Reuse provisions for the following requirements: 1. General setbacks and screening requirements for the drive-through lane on the east property line (14-2C-6D-3 & 14-2C-6G) 2. 10’ setbacks for drive-through lanes on the east and south property line (14-4C-2K-3b(2)); 3. S3 screening for drive-through lanes on the east property line (14-4C-2K-3c(2)); 4. A residential entrance on the front multi-family buildings in CC-2 zones (14-4B-4A-7c(1)); and 5. A ground level floor-to-ceiling height of 14’ for multi-family uses in CC-2 zones (14-4B-4A- 7d(1)). a. The exception is necessary due to existing building or site constraints that make it difficult to meet that standard. FINDINGS: • The existing structure was initially built in 1895 with a major addition constructed in 2003, both of which were completed prior to the City’s current zoning code. • The east portion of the building was partially within the St. Mathias Alley public right-of-way. This was corrected when the City vacated a portion of the alley (VAC20-0002), approved by City Council on December 1, 2020. • The location of the building on the site makes it difficult to meet setback and screening standards for the drive-through because there is not enough space between the drive-through lane and the alley to accommodate them. 10 • To mitigate this, staff recommends a condition that separation and/or screening be provided to the east as determined by the City. • Because the building was laid out prior to the current zoning code, it is difficult to meet standards related to the ground level floor-to-ceiling height and the location of entrances required for multi-family uses. b. The exception will be compatible with and/or complementary to adjacent development in terms of building mass and scale, relative amount of open space, traffic circulation, general layout, and lighting. FINDINGS: • The building mass and scale, and the site layout, will not change due to the proposed project. • Open space will be reduced on the south side of the property, but it will comply with open space standards for multi-family uses. • The proposed project will improve traffic circulation because it will create a route through the site, and staff-recommended alley improvements will carry anticipated traffic. • Staff recommends a condition that the owner obtain a temporary use of right-of- way permit with the City for St. Mathias Alley to provide space to separate and/or screen the drive-through lane from the alley, as approved by the City. • Staff will review lighting during site plan review to ensure it is compatible with adjacent development. • The exceptions related to the multi-family and drive-through uses are compatible to adjacent development with the conditions recommended by staff. c. The exception will not adversely affect access, views, noise, stormwater runoff, light and air, and privacy of neighboring properties any more than would a development that satisfies the applicable standard. FINDINGS: • The proposed exceptions will not affect views, noise, stormwater runoff, or light and air any more than would a development that satisfies the standards. • Access may be affected by the proposed setback exception for the drive- through lane, specifically where it exits onto St. Mathias Alley. However, it will not do so any more than a property that would satisfy the requirement. • Privacy may be affected by the proposed waiver for drive-through screening to the east. However, cemetery buildings and existing trees buffer the drive- through lane from the cemetery, meaning that the exceptions will not adversely affect privacy any more than would a development that satisfies this standard. • To further ensure privacy, staff recommends a condition that separation and/or screening be provided to the east as determined by the City. d. The exception is not contrary to the intent of the standard being waived or modified. FINDINGS: • Proposed waivers for standards related to multi-family uses in commercial zones are intended to provide safe access for residents within a mixed-use 11 building (front entrance location) and to facilitate commercial uses at the street level (ceiling height). • Waiving the front entrance door location maintains the intent of providing safe access from the dwelling to the right-of-way. • Waiving the ceiling height maintains the intent of facilitating commercial uses at the street level because the applicant has a commercial tenant willing to occupy the building, and improvements to the site facilitate future commercial uses. • Setbacks are intended to maintain light, air, separation for fire protection, and access for firefighting; provide opportunities for privacy between dwellings; reflect the general building scale and placement of structures in the city's neighborhoods and commercial areas; promote a reasonable physical relationship between buildings and between residences; and provide flexibility to site a building so that it is compatible with buildings in the vicinity. • Approximately 20 feet will still be provided between the drive-through lane and adjacent property to the east and south, which meets these intentions. • Screening is intended to improve the appearance of Iowa City streetscapes for the benefit of its residents; to create aesthetically pleasing and functional living environments; to protect and enhance property values; and to provide for transitions between dissimilar uses. • Existing trees and buildings effectively screen the drive -through from adjacent cemetery uses, and the drive-through is beside the proposed building, which maintains the appearance of the streetscape. Staff recommends a condition that adequate separation and/or screening be provided to the east as determined by the City to further ensure these intentions are met. e. The exception will be in the public interest. FINDINGS: • The property has remained vacant for several years, and the parking lot and alley are constructed of gravel. • Occupying the property with neighborhood commercial and residential uses, and improving the site’s circulation, parking lot, and alley are in the public interest. General Standards: Commercial Reuse, Drive-Through Facility, and Multi-Family Use 14-4B-3: Special Exception Review Requirements: 1. The specific proposed exception will not be detrimental to or endanger the public health, safety, comfort or general welfare. FINDINGS: • The proposed multi-family use and related waivers from zoning standards will have no effect on health, safety, comfort, or general welfare. • The proposed drive-through and related exceptions will increase vehicular traffic to the site, but access to, through, and around the site will be enhanced due to site and alley improvements. • Conflicts may be created where the drive-through lane exits onto St. Mathias Alley, but these are mitigated through careful design, signage, and pavement markings. • It may be difficult in the morning for vehicles leaving St. Mathias Alley to turn left towards Iowa City due to in-bound traffic, but no more so than it would be for other potentially allowed uses in a CC-2 zone. 12 • Effects of decreased screening and setbacks on the east side of the site are partially mitigated by existing landscaping and buildings at St. Joseph’s, and they will be further mitigated by staff’s recommended conditions for approval. • The site plan shows the removal of two trees. The City declared a state of climate crisis and established carbon emission reduction goals on August 6, 2019. Trees are important to climate mitigation and adaptation, so staff recommends a condition that any trees removed be replaced onsite as approved by the City Forrester. • Overall, the exceptions will not be detrimental to or endanger the public health, safety, comfort, or general welfare. 2. The specific proposed exception will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not substantially diminish or impair property values in the neighborhood. FINDINGS: • The proposed uses are compatible with those of nearby properties. • The proposed site developments and occupancy of the proposed site will not diminish or impair property values in the neighborhood. • Screening and/or separation on the east property line, as determined by the City, will mitigate impacts to the cemetery. • The proposed exceptions will not injure the use or enjoyment of nearby properties. 3. Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district in which such property is located. FINDINGS: • The surrounding area is already fully developed with a mix of institutional, commercial, and residential uses in commercial and multi-family zones, and only the property to the east currently utilizes the alley. A mixed-use coffeeshop with a multi-family unit is compatible with these uses and zoning districts • Offsite improvements to St. Mathias Alley will benefit property owners that utilize the alley through improved circulation. • Abutting properties will be separated by adequate setbacks so as not to affect any future work on their property, and requested exceptions for uses and waivers will not impede normal and orderly redevelopment of surrounding properties. 4. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. FINDINGS: • Sufficient utilities, primary streets, and necessary facilities are established for this neighborhood and can meet the proposed site requirements. • Proposed internal circulation will be sufficient for vehicular and pedestrian access to the renovated building, with improvements to St. Mathias Alley. • Stormwater must be mitigated per City Code to avoid downslope impacts to the south. 5. Adequate measures have been or will be taken to provide ingress or egress designed to minimize traffic congestion on public streets. 13 FINDINGS: • The one-way drive through the site and exits onto St. Mathias Alley consolidate potential conflicts on North Dodge and provide for adequate ingress and egress. • St. Mathias Alley will carry two-way traffic, so clear signage and pavement markings as shown on the site plan are necessary to control traffic. • The development will increase traffic to the site. However, the design minimizes impacts on North Dodge Street by concentrating outbound traffic to a single point at St. Mathias Alley. 6. Except for the specific regulations and standards applicable to the exception being considered, the specific proposed exception, in all other respects, conforms to the applicable regulations or standards of the zone in which it is to be located. FINDINGS: • Staff will ensure the site design conforms with all other applicable zoning standards and regulations during the site plan review, and additional reviews by the City Engineer and Director of Neighborhood and Development Services. 7. The proposed exception will be consistent with the Comprehensive Plan of the City, as amended. FINDINGS: • The Future Land Use Map of the Comprehensive Plan designates this area for General Commercial. The Future Land Use Map of the North District Plan designates this area for Retail/Community Commercial. • The Comprehensive Plan supports commercial development in “defined commercial nodes, including small-scale neighborhood commercial centers” and encourages retaining and expanding local businesses. • The North District Plan supports locating medium-density housing “in areas with good access to arterial streets” that are “close to neighborhood commercial areas”. It also encourages focusing “commercial activity in existing nodes along major arterial streets” and cites the nearby mixed-use Hilltop Tavern as a desirable prototype. • The proposed land use allowed by these special exceptions is consistent with the Comprehensive and North District Plans. STAFF RECOMMENDATION: Staff recommends approval of EXC20-0004, EXC20-0005, & EXC20-0006, to allow a drive- through facility (EXC20-0004) and a multi-family use (EXC20-0005) in a CC-2 zone, and to approve requested waivers from zoning standards for the reuse of an existing building in a CC -2 zone (EXC20-0006) for the property at 1120 N. Dodge Street subject to the following conditions: 1. Substantially comply with attached site plan dated November 3, 2020; 2. Prior to site plan approval, obtain a temporary use of right-of-way permit with the City along the west side of St. Mathias Alley for the length of the drive-through lane, as specified by the City Engineer and approved by the City Attorney’s Office; 3. Plant at least one new tree onsite for every tree removed, the location and species of which must be approved by the City Forester prior to site plan approval; 4. Improve St. Mathias Alley abutting the property to the east and south, and any sidewalk crossings, as determined by the City Engineer prior to site plan approval. Improvements must be accepted by the City Engineer prior to issuance of a Certificate of Occupancy; 14 5. Provide for screening to the east and/or separation between the drive-through lane and St. Mathias Alley, as determined by the City Engineer and approved by the Director of Neighborhood and Development Services prior to site plan approval. These must be accepted by the City Engineer prior to issuance of a Certificate of Occupancy; 6. No loudspeaker or order board for the drive-through use may be installed; and 7. The drive-through must remain pick-up only. ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Application Materials Approved by: _________________________________________________ Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services N DOD G E S T ST MATHIAS ALYST CLEMENT STEXC20-0004, EXC20-0005, & EXC20-00061120 N. Dodge St.µ 0 0.01 0.020.005 Miles Prepared By: Joshua EngelbrechtDate Prepared: Novemberr 2020 An application submitted by J+M Civil Design, LLC for three special exceptions to request a drive-though facility, multi-family use, and flexibility for reuse of a commercial building for approximately 0.3 acres of property in a Community Commercial (CC-2) zone located at1120 N. Dodge St. N DOD G E S T ST MATHIAS ALYST CLEMENT STRM12CC2 CC2 EXC20-0004, EXC20-0005, & EXC20-00061120 N. Dodge St.µ 0 0.01 0.020.005 Miles Prepared By: Joshua EngelbrechtDate Prepared: Novemberr 2020 An application submitted by J+M Civil Design, LLC for three special exceptions to request a drive-though facility, multi-family use, and flexibility for reuse of a commercial building for approximately 0.3 acres of property in a Community Commercial (CC-2) zone located at1120 N. Dodge St. 789 789 788 787 786 785 784 783 782 7817 8 3 788788S 00°47'37" E 150.25'N 64°13'55" E 99.81'S 00°47'37" E 139.05'S 64°12'30" W 88.84'780 788N 31°42'26.41" E18.61785 784 786 7877807757702550 middle road, ste. 602bettendorf, ia 52722www.jmcivildesign.comdate revisionno.jmcd project no.drawn by:checked by:date:designed by:REV.MINORSITEPLANC-1Proposed Coffee Shop 1120 North Dodge Street Iowa City, Iowa Wade Investments11.03.2020nhmcam20-039cam Exist. 2-Story BuildingFF 790.00±NORTH DODGE STREET20'5'18' 20'18.48'9.5'18.5' 20' 9 '9' Typ.31.6'18'9'R30'R5' R 3 'R10'R1 2 '18.5'20'29.1'15'±12'n0 5 1020Scale: 1" = 10'OWNERWADE INVESTMENTS2201 FERSON AVE.IOWA CITY, IA 52246APPLICANTDAVID & NANCY THOMAS827 BROWN STREETIOWA CITY, IA 52245RYAN J. PRAHM425 E. OAKDALE BLVD, SUITE 201CORALVILLE, IA 52241APPLICANT'S ATTORNEY16.82'1' Buffer Space (Striped)9.5 ' R10. 5 ' R5'22.72 ' 10'GENERAL NOTES1. ALL IMPROVEMENTS SHALL BE INSTALLED IN ACCORDANCE WITH ALL CURRENT CODES ANDORDINANCES OF THE CITY OF IOWA CITY, IOWA.2. ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY IN IOWA CITY SHALL BE COMPLETED PER THE SUDASSTANDARD SPECIFICATIONS, 2020 EDITION, INCLUDING ALL SUPPLEMENTAL SPECIFICATIONS ADOPTEDBY THE CITY.3. ALL DIMENSIONS SHOWN ARE IN FEET AND DECIMAL PARTS THEREOF. ALL PAVEMENT DIMENSIONS ARETO BACK OF CURB OR EDGE OF SLAB. ALL ELEVATIONS ARE TO TOP OF PAVEMENT UNLESS OTHERWISENOTED.4. ALL PAVEMENT AND SIDEWALKS ARE TO BE PORTLAND CEMENT CONCRETE..SITE DATAZONING: CC-2PARKING SETBACKS REQUIRED: FRONT 10'SIDE 5'REAR 5'BUILDING USE:FIRST FLOOR (± 1,200 SF): COFFEE SHOPSECOND FLOOR (±1,200 SF): MULTI-FAMILY, 2-BR SINGLE UNITPARKING SPACES: REQ'D PROVIDED COFFEE SHOP ( 1 / 150 SF) 8 13 MULTI-FAMILY, 2 BR UNIT 2 2SITE AREA:13,519 SF ( 0.31 AC)Match Existing WidthEdge of ExistingGravel Alley20' Public R.O.W.Face of Block FoundationInstall Opaque 6' High FencingSouth of Existing Trees andShrubs to RemainFormer Alley R.O.W. (Being Vacated)4'4.73 '5.09 'Install ADA Ramp (Both Sides)Protect Existing Tree to RemainTree to be Removed16.87'Ex. PCC to be Raised or Removed and Replacedto Meet Finished Floor for ADA AccessS3 Screening Per City Ordinance (14-5F-6C)6" Step DownTurf Reinforcement MatBarrier Erosion Control(Silt Fence or Wattles)Barrier Erosion Control(Silt Fence or Wattles)Existing Tree andBushes to Be RemovedBush to Be RemovedExisting Sign Base to BeRemoved. New Signageto Be Placed on BuildingRelocate Ex. SignAdjust Ex. Utility Boxes (Typ.)8 . 5 ' 9 ' 9 ' T y p .Compact Parking SpacesTrash | Recycling Enclosurewith Opaque Screen/FencingBikeParkingExtend Patio Area to Property LineONE WAY20' Pub l ic R .O .W .Traffic Delineators inBuffer Space (Typ.)PICK-UPLANEONLYProposed Pick-UpOnly Window5'S2 Screening Per City Ordinance (14-5F-6B)15.09 '13.43 '20.04 '7.54 ' 5.3'±± 800 SF OPEN AREA"DO NOT ENTER" Sign1 2 . 7 7 '9.63'"Do Not Enter"SignsDrive ThruDirectional Sign 2550 Middle Road, Suite 602 Bettendorf, IA 52722 Ph. 563.345.3470 www.jmcivildesign.com November 1, 2020 City of Iowa City Urban Planning 410 E. Washington Street Iowa City, IA 52240 RE: Specific Approval Criteria for a special exemption application at 1120 N. Dodge Street (Items requesting flexibility through the new zoning code amendment are noted in italics.) Code Section 14-4C-2K-3 a. Access and Circulation: (1) Drive-through lane will be accessed from a private access drive. (2) Existing curb cuts will be used for the development. (3) The drive-through will be used for pick-up only (not ordering) and stacking space for a minimum of 6 cars is provided. (4) Directional signage and striping will be provided to indicate direction of vehicular travel, pedestrian crossings, stop signs, no entrance areas, etc. b. Location: (1) The proposed drive-through will be located on a non-street-facing façade. (2) Drive-through lane will be located adjacent to the existing alley between the subject property and the adjoining property (St. Joseph Cemetery). Due to the limited space between the existing building and the alley, screening will not be possible. The drive-through lane will be located approximately 20’ from the cemetery property. c. Design Standards: (1) The drive-through lane will not diminish the design quality of the streetscape or the safety of the pedestrian environment. Drive-through stacking area will not have pedestrian crossings or interfere with access to the building. (2) Drive-through lane and stacking spaces will not be screened from views on the adjacent property to the east – St. Joseph Cemetery due to the existing alley abutting both properties. (3) Drive-through will be for pick-up only; therefore, a second window is not necessary. (4) Stacking spaces and drive-through lane will not interfere with pedestrian access points. (5) Lighting for the drive-through facility will comply with the outdoor lighting standards set forth in chapter 5, article G of this title. The cemetery is zoned as RM-12; however, there are no other residential properties near the drive-through or stacking spaces. (7) Due to the location of the property and the lack of truly residential uses, if speakers are used they are unlikely to have impact on the adjacent properties. Respectfully submitted, Calisse McPherson Project Manager 2550 Middle Road, Suite 602 Bettendorf, IA 52722 Ph. 563.345.3470 www.jmcivildesign.com November 1, 2020 City of Iowa City Urban Planning 410 E. Washington Street Iowa City, IA 52240 RE: Specific Approval Criteria for a special exemption application at 1120 N. Dodge Street (Items requesting flexibility through the new zoning code amendment are noted in italics.) Code Section 14-48-4A-7 a. Location: The proposed dwelling unit will be located above the street level floor of the building. b. Maximum Density: The residential density standards for multi -family uses in a commercial zone and stated in section 14-2C-4 will be met. c. Residential Entrances: (1) Entrance to residential unit will not be located on the street -facing side of the building but will have access to the public right-of-way via the private driveway. A sidewalk connection will be provided from the dwelling unit entrance to the driveway and proposed parking spaces. (2) Access to dwelling units will be from an enclosed lobby or corridor and stairway. (3) A maximum elevation difference of one foot (1’) above the level of the sidewalk will be adhered to as close as possible for improvements around this existing building on a sloped site. d. Standards for Ground Level Floor of Building: (1) Building is an existing structure with ground floor to ceiling height of 8’-6”. (2) Ground level floor construction will meet the building code specifications for commercial uses. Respectfully Submitted, Calisse McPherson Project Manager 2550 Middle Road, Suite 602 Bettendorf, IA 52722 Ph. 563.345.3470 www.jmcivildesign.com November 1, 2020 City of Iowa City Urban Planning 410 E. Washington Street Iowa City, IA 52240 RE: Specific Approval Criteria for a special exemption application at 1120 N. Dodge Street (Items requesting flexibility through the new zoning code amendment are noted in italics.) Code Section 14-2C-6D & G D. Surface Parking Lot Setback Requirements: 1. Front Setback Requirements: Parking will be setback at least ten feet (10’) from the front lot line. 2. Side and Rear Setback Requirements: Parking area will be located a minimum of five feet (5’) from the property lines. 3. Drives: a. Drives internal to the parking area, will be setback a minimum of three feet (3’) from all abutting properties. b. The drive-through lane will not be located a minimum of three feet (3’) from the east property line (alley) due to the proximity of the building to the existing lot (alley) line. G. Landscaping and Screening: 1. All areas on the site not used for building, parking, vehicular and pedestrian use areas, sidewalk cafes and plazas will be landscaped with trees and/or plant materials. A landsc aping plan will be submitted for site plan review. 2. Screening of the proposed drive-through lane from the public right-of-way (alley) is not possible due to the proximity of the existing building to the right -of-way and improved alley. The public alley wraps around both the east and south sides of the property. 3. Screening of the proposed drive-through lane from the residential zoned area of RM-12 (St. Joseph Cemetery) is not possible due to the proximity of the existing building to the right -of-way and improved alley. The RM-12 zoning includes the property east and south of the adjoining alley. 4. Screening of the proposed drive-through lane from open space area (St. Joseph Cemetery) is not possible due to the proximity of the existing building to the right-of-way and improved alley. The open space area includes the property east and south of the adjoining alley. 5. Not applicable. Respectfully submitted, Calisse McPherson Project Manager 2550 Middle Road, Suite 602 Bettendorf, IA 52722 Ph. 563.345.3470 www.jmcivildesign.com November 9, 2020 City of Iowa City Urban Planning 410 E. Washington Street Iowa City, IA 52240 RE: Specific Approval Criteria for commercial reuse exception at 1120 N. Dodge Street Proposed Code Section 14-2C-11D-4 (Currently under consideration by City Council) a. Requested exceptions are necessary due to an existing building on site making it difficult to meet the standards. b. The requested exceptions will still allow the proposed development to be compatible with and complementary to adjacent developments and the intent of the zoning for the area. The site will be developed to meet all other requirements for building and site layout including open space, traffic circulation and lighting. c. The existing building on site is being modified for the proposed use and no additional entrances to the site are being added. The requested exceptions will also not adversely affect the noise, stormwater runoff, light and air, and privacy any more than would a development that satisfies the applicable standard. d. The development will be compatible to the uses allowed in the designated zoning classification and is not contrary to the intent of the standards being waived or modified. e. The exceptions will allow redevelopment and improvements to a vacant building and uncompleted parking lot, which will be in the public’s interest. Respectfully Submitted, Calisse McPherson Project Manager 2550 Middle Road, Suite 602 Bettendorf, IA 52722 Ph. 563.345.3470 www.jmcivildesign.com November 1, 2020 City of Iowa City Urban Planning 410 E. Washington Street Iowa City, IA 52240 RE: 14-4C-2K-3 - General Approval Criteria for a special exemption application at 1120 N. Dodge Street Code Section 14-4B-3A: 1. The proposed site development will not be detrimental to or endanger the public health, safety, comfort or general welfare. The proposed drive-through lane and stacking spaces will not interfere with pedestrian pathways. 2. The proposed exception will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not substantially diminish or impair property values in the neighborhood. The surrounding properties are either zoned commercial or RM-12 (cemetery) and will not diminish the value of those properties. 3. Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for use permitted in the district. All properties surrounding the site are already developed. 4. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. The site will be utilizing an existing building, which already has utilities in place and is accessed from Dodge Street. 5. Ingress and egress will be via and existing entrance off of Dodge Street with and egress utilizing the improved alley located along the south and east sides of the property and connecting to Dodge Street. 6. Except for the specific exceptions being considered, the site design will conform to the applicable zoning standards and regulations. 7. The use for the site is allowed within the current CC-2 Zoning. This zoning and use are consistent with the Comprehensive Plan of the City, as amended. Respectfully submitted, Calisse McPherson Project Manager 2550 Middle Road, Suite 602 Bettendorf, IA 52722 Ph. 563.345.3470 www.jmcivildesign.com November 1, 2020 City of Iowa City Urban Planning 410 E. Washington Street Iowa City, IA 52240 RE: 14-4B-4A-7 - General Approval Criteria for a special exemption application at 1120 N. Dodge Street Code Section 14-4B-3A: 1. The proposed site development will not be detrimental to or endanger the public health, safety, comfort or general welfare. The dwelling unit will have a sidewalk access that will not interfere with the proposed drive-through or stacking area. This entrance will be located separately from the one for the ground floor use. 2. The proposed exception will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not substantially diminish or impair property values in the neighborhood. The surrounding properties are either zoned commercial or RM-12 (cemetery) and will not diminish the value of those properties. The building is a former single-family residential building. 3. Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for use permitted in the district. All properties surrounding the site are already developed. 4. Adequate utilities, access roads, drainage and/or necess ary facilities have been or are being provided. The site will be utilizing an existing building, which already has utilities in place and is accessed from Dodge Street. 5. Ingress and egress will be via and existing entrance off of Dodge Street with and egress utilizing the improved alley located along the south and east sides of the property and connecting to Dodge Street. 6. Except for the specific exceptions being considered, the site design will conform to the applicable zoning standards and regulations. 7. The use for the site is allowed within the current CC-2 Zoning. This zoning and use are consistent wit h the Comprehensive Plan of the City, as amended. Respectfully submitted, Calisse McPherson Project Manager 2550 Middle Road, Suite 602 Bettendorf, IA 52722 Ph. 563.345.3470 www.jmcivildesign.com November 1, 2020 City of Iowa City Urban Planning 410 E. Washington Street Iowa City, IA 52240 RE: 14-2C-6D & G - General Approval Criteria for a special exemption application at 1120 N. Dodge Street Code Section 14-4B-3A: 1. The proposed site development will not be detrimental to or endanger the public health, safety, comfort or general welfare. Although the drive-through lane will not meet the minimum of three feet (3’), there is an alley between the drive-through and the adjoining property and the two areas will be clearly defined with striping or other visible delineators. 2. The proposed exception will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not substantially diminish or impair property values in the neighborhood. The surrounding properties are either zoned commercial or RM-12 (cemetery) and will not diminish the value of those properties. The property to the east where the setback and screening is not possible is already adjoining an existing alley. 3. Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for use permitted in the district. All properties surrounding the site are already developed. 4. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. The site will be utilizing an existing building, which already has utilities in place and is accessed from Dodge Street. 5. Ingress and egress will be via and existing entrance off of Dodge Street with and egress utilizing the improved alley located along the south and east sides of the property and connecting to Dodge Street. 6. Except for the specific exceptions being considered, the site design will conform to the applicable zoning standards and regulations. 7. The use for the site is allowed within the current CC-2 Zoning. This zoning and use are consistent with the Comprehensive Plan of the City, as amended. Respectfully submitted, Calisse McPherson Project Manager Mailing NameMailing Address2Mailing Address3 Mailing Zip CodeDAVID C & NANCY J THOMPSON 827 BROWN STIOWA CITY, IA52245JIMMIE F MCFALL951 MILLER AVEIOWA CITY, IA52246BRADLEY J & DELILAH CAHOON 24 QUINCENT CTIOWA CITY, IA52245SARAH J SALAZAR & ANTONIO M SA1026 ST CLEMENT STIOWA CITY, IA52245ST JOSEPH CEMETERY1122 N DODGE STIOWA CITY, IA522401114 N DODGE STREET LLCPO BOX 464NORTH LIBERTY, IA52317TRUYEN N NGUYEN1112 N DODGE STIOWA CITY, IA52245HY‐VEE FOOD STORES INC5820 WESTOWN PARKWAY WEST DES MOINES, IA50266NATHAN S ALLEN5820 WESTOWN PARKWAY WEST DES MOINES, IA50266NEIGHBOR1116 N DODGE ST  IOWA CITY, IA52245NEIGHBOR1108 N DODGE ST  IOWA CITY, IA52245NEIGHBOR1114 N DODGE ST  IOWA CITY, IA52245NEIGHBOR1201 N DODGE ST  IOWA CITY, IA52245NEIGHBOR1125 N DODGE ST  IOWA CITY, IA52245 LEGAL DESCRIPTION LOT 8 IN BLOCK 4 OF ST. MATTHIAS ADDITION AND THAT PART OF VACATED ALLEY RIGHT OF WAY BEGINNING AT THE NORTHEAST CORNER OF SAID 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 SOUTHWESTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 8, SOUTH 64°12’30” WEST, A DISTANCE OF 88.84 FEET TO THE SOUTHWEST CORNER OF SAID LOT 8 THENCE NORTHERLY ALONG THE WEST LINE OF SAID LOT 8, NORTH 00°47’37” WEST, A DISTANCE OF 150.25 FEET TO THE NORTHWEST CORNER OF SAID LOT 8; THENCE NORTHEASTERLY ALONG THE NORTH LINE OF SAID LOT 8 AND THE SOUTHERLY LINE OF SAID NORTH DODGE STREET, N 64°13’55 EAST, A DISTANCE OF 88.78 TO THE NORTHEAST CORNER OF SAID LOT 8 AND THE POINT OF BEGINNING; THE DESCRIBED REAL ESTATE CONTAINS 13,519 SQUARE FEET, MORE OR LESS. 1 STAFF REPORT To: Board of Adjustment Item: EXC20-0007 Parcel Number: 1010380009, 1010380008, 1010380007, 1010380006, 1010380005, 1010380004 Prepared by: Kirk Lehmann, Associate Planner Date: December 9, 2020 GENERAL INFORMATION: Applicant: Neumann Monson Architects 221 E. College Street, Suite 303 Iowa City, IA 52240 Contact Person: Nathan Griffith Neumann Monson Architects 221 E. College Street, Suite 303 Iowa City, IA 52240 ngriffith@neumannmonson.com Property Owner(s): Tailwind Group 530 S. Front Street Mankato, MN 56001 ksmith@thetailwindgroup.com Requested Action: 60% reduction of minimum parking requirement Purpose: To allow the renovation of existing historic properties, demolition of some additions, and new construction of a residential tower Location: 109, 111, 113-115, 117-119, 121, 127 E. College St Location Map: 2 Size: 0.7 acres Existing Land Use and Zoning: Mixed Uses; Central Business (CB-10) and Historic Overlay (OHD) Surrounding Land Use and Zoning North: Mixed Uses; Central Business (CB-10) East: Mixed Uses; Central Business (CB-10) South: Mixed Uses; Central Business (CB-10); Riverfront Crossing-South Downtown (RFC- SD) West: Mixed Uses; Central Business/Institutional Public (CB-10/P2) and Neighborhood Public (P1) Applicable Code Sections: 14-4B-3A: General Approval Criteria 14-5A-4-F6: Parking Reduction for Other Unique Circumstances File Date: Nov 12, 2020 BACKGROUND: Neumann Monson Architects submitted a special exception application to request a 60 percent reduction in the required minimum number of parking spaces for the subject properties at 109, 111, 113-115, 117-119, 121, 127 E. College Street. This would allow the renovation of existing historic properties on the pedestrian mall and the construction of a new multi-family building behind them. This proposal is part of a larger effort to protect the existing historic storefronts along the south side of College Street which began last year in collaboration with City staff and City Council’s Economic Development Committee. These buildings are key contributors to the historic fabric of downtown Iowa City but currently have no protection from demolition. They are currently zoned Central Business (CB-10) zones and contain a mix of commercial and residential uses. Designation as a local historic landmark is a zoning overlay process which requires review by the Historic Preservation Commission and Planning and Zoning Commission, with final approval by City Council. The application for a Historic District Overlay for the subject properties (REZ20-02) was recommended for approval by the Historic Preservation Commission on May 14, 2020 and the Planning and Zoning Commission on May 21, 2020. City Council is currently in the process of reviewing the local historic landmark rezoning application. The proposed project consists of two components, as shown in the site plan (Attachment 4): 1. Renovation of existing structures along the pedestrian mall, which will include 10 one- bedroom apartments and the demolition of the rear additions of some buildings; and 2. A new 11-story multi-family building to the south of the existing structures, which will include parking and 26 one-bedroom, 68 two-bedroom, and 8 three-bedroom apartments. Access to the two levels of parking is proposed from the public alley to the south, which exits east at the terminus of S. Dubuque Street or west onto S. Clinton Street at a midblock location. S. Dubuque Street intersects E. Burlington Street at a signal-controlled intersection. Staff has some concerns with egress at S. Clinton Street and may explore converting this alley to a full or partial eastbound one-way alley. Pedestrian access is provided from the pedestrian mall and between the buildings. The proposed exception would allow the redevelopment to occur by reducing the required minimum number of parking spaces. 3 Minimum parking standards are intended to provide off street parking which accommodates most of the demand for parking generated by the use, particularly where sufficient on-street parking is not available. It also seeks to prevent parking for nonresidential uses from encroaching into adjacent residential neighborhoods. The CB-10 zone is also subject to maximum parking requirements which foster compact, pedestrian-oriented areas close to downtown and the university. Generally, off- street parking in the central business district is provided in municipal-owned parking facilities, rather than in private surface lots or structures. Only household living and hospitality-oriented uses are required to have onsite parking in the CB-10 zone, with the opportunity to reduce it through provisions which allow alternatives to minimum parking requirements. The proposed project requires 106 parking spaces for the proposed 102 dwelling units, as shown on the parking worksheet provided (Attachment 4). However, buildings designated as historic may request a parking reduction of up to 100 percent, while other potentially historic buildings may request a reduction of up to 50 percent. The 60 percent requested parking reduction would require only 42 spaces to be provided onsite, though the site plan shows 50 onsite parking spaces. ANALYSIS: The purpose of the Zoning Ordinance is to promote the public health, safety and general welfare; to conserve and protect the value of property throughout the city; and to encourage the most appropriate use of land. It is the intent of the Ordinance to permit the full use and enjoyment of property in a manner that does not intrude upon adjacent property. The Board may grant the requested special exception if the requested action is found to be in accordance with the specific criteria included in Section 14-5A-4-F6, pertaining to Parking Reductions Requirements requiring special exceptions, as well as the general approval criteria in Section 14-4B-3A. For the Board of Adjustment to grant this special exception request, each of the following criterion below must be met. The burden of proof is on the applicant, and their comments regarding each criterion may be found on the attached application materials. Staff comments regarding each criterion are set below. Specific Standards: 14-5A-4-F: Parking Reductions for Other Unique Circumstances: 6. Where it can be demonstrated that a specific use has unique characteristics such that the number of parking or stacking spaces required is excessive or will reduce the ability to use or occupy a historic property in a manner that will preserve or protect its historic, aesthetic, or cultural attributes, the Board of Adjustment may grant a special exception to reduce the number of required parking or stacking spaces by up to fifty percent (50%) (up to 100 percent for properties designated as a local historic landmark, listed on the National Register of Historic Places, or listed as key or contributing structures in a Historic District or Conservation District Overlay Zone). FINDINGS: • The applicant has requested the exception to preserve the historic, aesthetic, or cultural attributes of a local historic landmark. City Council is currently considering a local historic landmark designation for the property, which would allow a parking reduction of up to 100 percent of the required minimum number of parking spaces. • The local historic landmark designation must be approved for the requested parking reduction to be requested. Therefore, staff recommends a condition that the special exception be contingent upon the adoption of the local historic landmark rezoning. 4 • The proposed redevelopment includes renovation of historic structures on the pedestrian mall and a new multi-family building behind them on the alley. • The historic properties are being preserved as part of this project whereas they could otherwise be demolished under the current zone. Without approval of the project, and the related historic rezoning, the developer would not be required to preserve the buildings in the future. • The gap analysis submitted for Tax Increment Financing (TIF) shows that additional costs, such as increased parking requirements, would increase the financing gap. • The renovation will invest in the historic properties to preserve their important historic and aesthetic attributes. General Standards: 14-4B-3: Special Exception Review Requirements: 1. The specific proposed exception will not be detrimental to or endanger the public health, safety, comfort or general welfare. FINDINGS: • The applicant has proposed 0.49 parking spaces per dwelling unit, which is similar to other recent downtown projects including Augusta Place (0.45) and Market House (0.5). 7 South Linn, which has offsite parking spaces, had approximately 35-40 percent of residents request parking last year, according to the applicant. • A reduction in parking spaces generally decreases the number of vehicular trips to the site and increases trips by other modes of transportation, such as walking and biking. • Residences close to a wide variety of employment opportunities and services, such as in downtown Iowa City, generally have a decreased demand for parking. • Three public parking ramps totaling 2,100 spaces are within a 3-minute walk of the proposed building. Some vehicular trips will likely be diverted to these parking ramps, which are intended to accommodate high trip volumes. • Before the pandemic, these three parking facilities were near capacity from 10 a.m. to 2 p.m., and monthly parking permits in these ramps have long wait lists. Available parking permits are typically first offered to businesses rather than residents. • Tenants will consider reduced onsite parking in their decision-making. It is likely the proposed project will attract tenants who do not require as much onsite parking. • Overall, the parking reduction will not be detrimental to or endanger the public health, safety, comfort, or general welfare. 2. The specific proposed exception will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not substantially diminish or impair property values in the neighborhood. FINDINGS: • Generally, downtown parking is provided in public parking facilities, rather than private surface lots or structures, to foster compact, pedestrian-oriented areas. • If there is excess demand for residential parking, it will likely not impact neighbors as there is generally enough existing parking infrastructure throughout the city to accommodate it. However, downtown parking availability may tighten as a result. • Increased pedestrian traffic around the proposed use will likely improve the commercial viability of nearby businesses. • Overall, the parking reduction will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not impair nearby property values. 5 3. Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district in which such property is located. FINDINGS: • The downtown is already largely developed, and recent redevelopment projects have only increased the demand for additional improvements downtown. • The proposed development will likely cause temporary closures of the alley or portions of the pedestrian mall as part of construction but will otherwise not impact development or improvement of surrounding properties in the long-term. • Reducing parking specifically will not impede normal development. 4. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. FINDINGS: • The existing alley provides adequate vehicular access to the proposed use, while the pedestrian mall provides adequate pedestrian access. • Staff will ensure adequate utilities, drainage, and other necessary facilities are being provided through the site plan review and building permitting processes. • The project is seeking tax increment financing (TIF), which will allow the project to move forward as proposed by filling the project’s financing gap. TIF dollars will be rebated over 15 years but will not be limited to infrastructure improvements. 5. Adequate measures have been or will be taken to provide ingress or egress designed to minimize traffic congestion on public streets. FINDINGS: • Access to public streets is provided through a public alley which exits either east at the terminus of S. Dubuque Street or west onto S. Clinton Street at a midblock location. S. Dubuque Street intersects E. Burlington Street at a signal-controlled intersection. • Approximately 6 cars can queue on S. Dubuque Street at the signal, with additional spaces on the alley. • Depending on final trip generation characteristics, traffic signal timing at the S. Dubuque Street and E. Burlington Street intersection may need to be adjusted. • Both proposed parking level entrances are located on the alley at grade. • Adequate measures are being taken to minimize traffic congestion. 6. Except for the specific regulations and standards applicable to the exception being considered, the specific proposed exception, in all other respects, conforms to the applicable regulations or standards of the zone in which it is to be located. FINDINGS: • As the project progresses, staff will ensure that all applicable standards a nd regulations are met through the site plan review and building permitting processes. • If TIF dollars are used as proposed, additional requirements will need to be met including: affordable housing (at least 15% percent of units must be affordable or a fee in lieu of units must be paid); sustainability (must meet at least LEED Silver standards); minimum improvements (such as for historic properties); and other public benefits. 6 7. The proposed exception will be consistent with the Comprehensive Plan of the City, as amended. FINDINGS: • The Future Land Use map of the Comprehensive Plan designates this area for General Commercial, and includes a goal to “preserve the historic, mainstreet character of the Downtown, while encouraging appropriate infill development to enhance the economic viability and residential diversity of the area”. • The Downtown and Riverfront Crossings Master Plan includes objectives for the downtown district such as “protect historic character and key historic buildings ” and “promote quality infill and redevelopment”. The development program for the area includes “residential options – new construction and rehab”. • While the Master Plan does not specifically highlight this block for redevelopment, projects with limited onsite parking are generally supported downtown because “the City currently addresses parking demand through a parking district approach…Instead of addressing parking on a project-by-project or site-by-site basis.” • Reducing parking to promote historic preservation and provide contextual infill development is consistent with the Comprehensive Plan. CORRESPONDENCE: The City received one piece of correspondence opposed to the proposed exception (Attachment 3). The correspondent owns 3,400 square feet of empty office space for lease nearby, and several potential tenants have declined to lease the space due to a lack of parking and long waitlists for parking permits in nearby public ramps. They note that the City needs to provide parking to keep downtown office tenants, and that exemptions can harm existing owners. STAFF RECOMMENDATION: Staff recommends approval of EXC20-0007, to reduce the minimum parking requirement by 60 percent for the properties located at 109, 111, 113-115, 117-119, 121, 127 E. College St subject to the following condition: 1. City Council adoption of a Historic District Overlay (REZ20-02) to designate the properties as a local historic landmark. ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Correspondence 4. Application Materials Approved by: _________________________________________________ Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services S DUBUQUE STS CLINTON STS DUBUQUE STE BURLINGTON ST E COLLEGE ST EXC20-0007109,111,113-115,117-119,121 & 127 E. College StreetTailwindsµ 0 0.02 0.040.01 Miles Prepared By: Joshua EngelbrechtDate Prepared: November 2020 An application submitted by Tailwinds Group, for a special exception reducing the parking requirement for 0.7 acres ofproperty located at 109, 111, 113-115, 117-119, 121 & 127 E. College Street. S DUBUQUE STS CLINTON STS DUBUQUE STE BURLINGTON ST E COLLEGE ST P1 RFC-SD P2 CB10 P2/CB10 EXC20-0007109,111,113-115,117-119,121 & 127 E. College StreetTailwindsµ 0 0.02 0.040.01 Miles Prepared By: Joshua EngelbrechtDate Prepared: November 2020 An application submitted by Tailwinds Group, for a special exception reducing the parking requirement for 0.7 acres ofproperty located at 109, 111, 113-115, 117-119, 121 & 127 E. College Street. NEUMANN MONSON ARCHITECTS PARKING WORKSHEET REQUIRED PARKING SPACES 68 Tower 2-Beds x 1 space/unit = 68 spaces 8 Tower 3-Beds x 2.5 spaces/unit = 20 spaces 26 Tower 1-Beds x .5 spaces/unit = 13 spaces 10 Renovation 1-Beds x .5 spaces/unit= 5 spaces 68+20+13+5 = 106 TOTAL SPACES REQUIRED PROVIDED PARKING SPACES 25+25 = 50 TOTAL SPACES 102 - 50 = 52 bike spaces remaining 52 / 2 = 26 spaces at .5 of remaining 50 + 26 = 76 TOTAL BIKE SPACES REQUIRED Per Table 5A-1 CB-10 Zone buildings built on or after January 1, 2009 Efficiency and 1 bedroom units: 0.5 space per dwelling unit 2 bedroom unit: 1 space 3 bedroom unit: 2.5 spaces Elder Apt’s: 1 space per 2 dwelling units 14-5A-4-F6 Parking Reduction for Other Unique Circumstances: Where it can be demonstrated that a specific use has unique characteristics such that the number of parking or stacking spaces required is excessive or will reduce the ability to use or occupy a historic property in a manner that will preserve or protect its histor- ic, aesthetic, or cultural attributes, the board of adjustment may grant a special excep- tion to reduce the number of required parking or stacking spaces by up to 100 percent for properties designated as a local historic landmark, listed on the national register of historic places, or listed as key or contributing structures in a historic district or conser- vation district overlay zone. PARKING CALCULATIONS Level 2 | Parking Level 1 | Parking Levels 3-4 | Primarily 1-Bed Units Levels 5-10 | Primarily 2-Bed Level 11 | 2-Bed Penthouses UPDNUP 18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80) AecDbSpace (AecArchBase80 )AecDbSpace (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchB a s e 8 0 ) AecDbWall (AecArchBase80) AecDbStair (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase8 0 ) AecDbWall (AecArchBase80) AecDbWall (AecArchBase8 0 ) AecDbWall (AecArchBase8 0 ) AecDbWall (AecArchBase80) AecDbWall (AecArchBase8 0 ) AecDbWall (AecArchBase80) AecDbMvBlockRe f ( A e c B a s e 8 0 )AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRe f ( A e c B a s e 8 0 ) AecDbMvBlockRef (AecBase80 )AecDbWall (AecArchBase80)AecDbWall (AecArchBas e 8 0 ) AecDbMvBlockRef (AecB a s e 8 0 ) AecDbMvBlockRef (AecBase8 0 ) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (Aec B a s e 8 0 )AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecB a s e 8 0 ) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80)AecDbWall (AecArchBase80) AecDbWall (AecArchBa s e 8 0 ) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbMvBlockRef (Aec B a s e 8 0 ) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBa s e 8 0 )AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80) AecDbCeilingGrid (AecA r c h B a s e 8 0 ) AecDbCeilingGrid (AecA r c h B a s e 8 0 ) AecDbCeilingGrid (Aec A r c h B a s e 8 0 ) AecDbWall (AecArchBase80) AecDbCeilingGrid (AecArchBase 8 0 ) AecDbMvBlockRef (AecBase80 ) AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)COND.UNITCOND.UNIT9'-1"18'-3"19'-2"1 2 3 4 5 6 7 8 9 10 11 12 13 (ADA) 14 15 16 17 18 19 20 21 22 23 24 25 UP UP Level 01 UPDNUP 18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecAr c h B a s e 8 0 ) AecDbSpace (AecAr c h B a s e 8 0 ) AecDbSpace (AecArc h B a s e 8 0 ) AecDbSpace (AecArchBase80) AecDbSpace (AecArchBase 8 0 ) AecDbWall (AecArch B a s e 8 0 ) AecDbWall (AecArchBase8 0 ) AecDbWall (AecArchB a s e 8 0 ) AecDbStair (AecArchBa s e 8 0 ) AecDbWall (AecArchB a s e 8 0 ) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80)AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchB a s e 8 0 ) AecDbMvBlockRef (AecBa s e 8 0 ) AecDbMvBlockRef (AecBase80) AecDbWall (AecArchB a s e 8 0 ) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBa s e 8 0 ) AecDbMvBlockRef (AecBase80) AecDbWall (AecArchB a s e 8 0 ) AecDbWall (AecArchBase80) AecDbMvBlockRef (AecBase80 ) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecB a s e 8 0 ) AecDbMvBlockRef (AecBase 8 0 )AecDbMvBlockRef (AecB a s e 8 0 )AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80) AecDbWall (AecArchBa s e 8 0 ) AecDbWall (AecArchBa s e 8 0 ) AecDbWall (AecArchBa s e 8 0 ) AecDbWall (AecArchBase80) AecDbWall (AecArchBa s e 8 0 ) AecDbWall (AecArchB a s e 8 0 ) AecDbMvBlockRef (AecBase 8 0 )AecDbWall (AecArchBase80)AecDbWall (AecArchBa s e 8 0 ) AecDbWall (AecArchBase80) AecDbMvBlockRef (AecB a s e 8 0 ) AecDbMvBlockRef (AecBase80 ) AecDbMvBlockRef (AecB a s e 8 0 ) AecDbMvBlockRef (Ae c B a s e 8 0 ) AecDbCeilingGrid (AecArchBa s e 8 0 ) AecDbCeilingGrid (AecArchBa s e 8 0 ) AecDbCeilingGrid (AecArch B a s e 8 0 ) AecDbWall (AecArchB a s e 8 0 ) AecDbCeilingGrid (A e c A r c h B a s e 8 0 )AecDbMvBlockRef (AecBase80)AecDbWall (AecArchB a s e 8 0 ) AecDbWall (AecArchB a s e 8 0 )COND.UNITCOND.UNIT9'-1"18'-3"19'-2"1 2 3 4 5 6 7 8 9 10 11 12 13 (ADA) 14 15 16 17 18 19 20 21 22 23 24 25 DN DN Level 01 1 3-Beds x 2 = 2 Units 3 2-Beds x 2 = 6 Units 10 1-Beds x 2 = 20 Units subtotal 28 Units 25 Parking Spaces 25 Parking Spaces TOTAL UNITS = 102 UNITS TOTAL SPACES PROVIDED: 25x2= 50 SPACES (MAX) 1 3-Beds x 6 = 6 Units 9 2-Beds x 6 = 54 Units 1 1-Beds x 6 = 6 Units subtotal 66 Units 8 2-Bed Penthouses x 1 = 8 Units subtotal 8 Units 7'-6"8'-0"89'-0"1'-3 1/4"8"2'-0"9'-3 1/4"8'-0" 8'-0" 8'-0" 8'-0" 1 2 3 4 5 6 684'-4" 680'-10"16'-2"25'-4"16'-2"57'-8"62'-0"7'-6"8'-0"89'-0"1'-3 1/4"8"2'-0"9'-3 1/4"8'-0" 8'-0" 8'-0" 8'-0" 1 2 3 4 5 6 684'-4" 680'-10"16'-2"25'-4"16'-2"57'-8"62'-0"UPDNUP 18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80) AecDbSpace (AecArchBase80) AecDbSpace (AecArchBase80) AecDbSpace (AecArchBase80) AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80) AecDbStair (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBase80) AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80)AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbMvBlockRef (AecBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80) AecDbCeilingGrid (AecArchBase80) AecDbWall (AecArchBase80) AecDbCeilingGrid (AecArchBase80) AecDbMvBlockRef (AecBase80) AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)COND.UNITCOND.UNIT9'-1"18'-3"19'-2"1 2 3 4 5 6 7 8 9 10 11 12 13 (ADA) 14 15 16 17 18 19 20 21 22 23 24 25 UP UP Level 01 UPDNUP 18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80) AecDbSpace (AecArchBase80) AecDbSpace (AecArchBase80) AecDbSpace (AecArchBase80) AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80) AecDbStair (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBase80) AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbMvBlockRef (AecBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbWall (AecArchBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBase80) AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80) AecDbCeilingGrid (AecArchBase80) AecDbWall (AecArchBase80) AecDbCeilingGrid (AecArchBase80) AecDbMvBlockRef (AecBase80) AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)COND.UNITCOND.UNIT9'-1"18'-3"19'-2"1 2 3 4 5 6 7 8 9 10 11 12 13 (ADA) 14 15 16 17 18 19 20 21 22 23 24 25 UP UP Level 017'-6"8'-0"89'-0"1'-3 1/4"8"2'-0"9'-3 1/4"8'-0" 8'-0" 8'-0" 8'-0" 123456 684'-4"680'-10"16'-2"25'-4"16'-2"57'-8"62'-0"UPDNUP 18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbStair (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbWall (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)COND.UNITCOND.UNIT9'-1"18'-3"19'-2"1 2 3 4 5 6 7 8 9 10 11 12 13 (ADA) 14 15 16 17 18 19 20 21 22 23 24 25 UP UP Level 01 Note: Project requests a reduction of 60%. This would remove 64 spaces, leaving 42 required and providing a reasonable margin to account for potential unforeseen conditions or requirements. 1 1 1 1 1 1 1 2 2 2 1 2 2 2 2 2 2 2 2 1 1 1 2 2 2 2 2 2 2 3 3 2 2 NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT NOVEMBER, 2020 18.114 DNUP18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbDoor (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)ELECTRICAL PANELDNSTAIR UPCOND.UNITUPUPUP9'-1"18'-3"19'-2"DNUP18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbDoor (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)ELECTRICAL PANELDNSTAIR UPCOND.UNITUPUPUP9'-1"18'-3"19'-2"DNUP18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbDoor (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)ELECTRICAL PANELDNSTAIR UPCOND.UNITUPUPUP9'-1"18'-3"19'-2"DNUP18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbDoor (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)ELECTRICAL PANELDNSTAIR UPCOND.UNITUPUPUP9'-1"18'-3"19'-2"UP UP DN A-203A4 A-201 A-203 A-202 A3 A2 A1 A A1 A-211 A1 A-211 1 5 6 7 D B 432 C CLDN6"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"19'-3"6" 12 34 56 78 9 14 15 16 17 18 19 20 5% SLOPE 10 21 8 9 25242322 13121110 A2 A-212 A2 A-212 2 A-302 STAIRX201 WATER HEAT ROOM206 1 A-302 682'-6"18'-0"22'-11"18'-0"GENERATOR 6"7'-3 1/8"9'-6 7/8"9'-9"5'-10"6'-6"3'-3"16'-10"9"DUMPSTER 199 SF FIRE COMMAND ROOM202 ELEC204 MECH201 DUMPSTER A-312 A2 SPRINKLER203 ELEV LOBBY205 691'-8"1'-0"4'-4 1/8"0" 12'-5 7/8"7'-9 7/8" 9'-8 1/8" 7'-9 7/8"16'-10"8"60'-8"685'-0" 691'-4"60'-3"180'-3" X3.12 X4.8 C1.12 C1.16 C1.12 M1.8M1.8 X3.12 X3.12 X3.12X3.12 M1.6 M1.8 X4.8 X4.8 DNDN DN DN DN DN DN DN DN 685'-0" PARKING LEVEL 2200 STAIRX202 204 X202 203 205 207 206 200C 208A 202 LOBBY207 212 200A X201 CORRIDOR208 208B SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 111 E Grand Ave Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION MODUS ENGINEERING MEP DESIGN ASSIST 118 E COLLEGE ST IOWA CITY, IOWA 52240 319.248.4600 M2B STRUCTURAL ENGINEERS STRUCTURAL ENGINERING 422 2ND AVE SE SUITE B CEDAR RAPIDS, IOWA 52401 319.364.0666 MMS CONSULTANTS CIVIL ENGINEERING 1917 S GILBERT ST IOWA CITY, IOWA 52240 319.351.8282TB Version 16.4A-102 LEVEL 2 FLOOR PLAN 18.114 TAILWIND GROUP 530 S Front St #100 E. COLLEGE ST. DEVELOPMENT NEW BUILDING Mankato, MN 56001 507.322.1200 DD PROGRESS PRINT08.07.2020 1/8" = 1'-0"A1 UPPER PARKING (L2) A 1 5 6 7 D B 432 C CL 1089 NAILABLE INSULATION , AIR BARRIER AND MTL PANEL TYPE 3 ON CONCRETE ABOVE SACT CONCRETE FLOOR LIGHT FIXTURE SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 111 E Grand Ave Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION MODUS ENGINEERING MEP DESIGN ASSIST 118 E COLLEGE ST IOWA CITY, IOWA 52240 319.248.4600 M2B STRUCTURAL ENGINEERS STRUCTURAL ENGINERING 422 2ND AVE SE SUITE B CEDAR RAPIDS, IOWA 52401 319.364.0666 MMS CONSULTANTS CIVIL ENGINEERING 1917 S GILBERT ST IOWA CITY, IOWA 52240 319.351.8282TB Version 16.4A-102 LEVEL 2 FLOOR PLAN 18.114 TAILWIND GROUP 530 S Front St #100 E. COLLEGE ST. DEVELOPMENT NEW BUILDING Mankato, MN 56001 507.322.1200 DESIGN DEVELOPMENT09.04.2020 1/8" = 1'-0"A1 UPPER PARKING (L2) 1/8" = 1'-0"C1 LEVEL 2 UPPER A-203A4 A-201 A-202 A3 A1 A1 A-211 A1 A-211 A2 A-212 A2 A-212 2 A-302 1 A-302 681'-6" STAIRX102 LOBBY105 18'-0"22'-0"18'-0"MECH101 WATERROOM102 MECH104 681'-2" 674'-10" 674'-10" TRASH106 ELEC/ DATA108 STAIRX101 681'-6" X4.8 M1.8M1.8 C1.12 C1.12 C1.16 M1.6M1.6 PARKING LEVEL 1100 DNSLOPE DN DUMPSTER DUMPSTER DN UP CANE DETECTION RAIL FLOOR DRAIN AND SAND TRAP CANE DETECTION RAIL 18 19 2017161514 12 34 56 7 910 13811 21 22 23 24 25 DATA107 101 102 X101 104 100A 107 105B 108 X102 106 105A 100B 12 674'-10" 674'-10" SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 111 E Grand Ave Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION MODUS ENGINEERING MEP DESIGN ASSIST 118 E COLLEGE ST IOWA CITY, IOWA 52240 319.248.4600 M2B STRUCTURAL ENGINEERS STRUCTURAL ENGINERING 422 2ND AVE SE SUITE B CEDAR RAPIDS, IOWA 52401 319.364.0666 MMS CONSULTANTS CIVIL ENGINEERING 1917 S GILBERT ST IOWA CITY, IOWA 52240 319.351.8282TB Version 16.4A-101 LEVEL 1 FLOOR PLAN 18.114 TAILWIND GROUP 530 S Front St #100 E. COLLEGE ST. DEVELOPMENT NEW BUILDING Mankato, MN 56001 507.322.1200 DD PROGRESS PRINT08.07.2020 1. ALL DIMENSIONS ARE TO FACE OF STUD OR MASONRY, UNLESS OTHERWISE NOTED. 2. WALLS TO BE TYPE G4.1, UNLESS OTHERWISE NOTED. 3. REPAIR AND PATCH CONCRETE FLOOR WHERE DAMAGED OR UNFINISHED RESULTING FROM DEMOLITION WORK. 4. WHEREVER DEMOLITION OF WALLS, CEILINGS, FLOORS, CASEWORK, OR OTHER ITEMS RESULTS IN EXPOSED, UNFINISHED EDGES, PLANES, OR FACES OF ADJOINING WALLS, CEILINGS, FLOORS, ETC., THESE UNFINISHED ELEMENTS SHALL BE REPAIRED, PATCHED AND FINISHED WITH LIKE/COMPATIBLE MATERIALS AS REQUIRED TO MATCH ADJACENT SURFACE, UNLESS OTHERWISE NOTED IN THE DOCUMENTS. 5. WHERE REMOVAL OF ITEMS REQUIRED BY THIS CONTRACT, INCLUDING PLUMBING, MECHANICAL, ELECTRICAL, AND TELECOM ITEMS, LEAVES HOLES IN THE EXISTING WALLS, FLOORING, FLOOR SLAB, CEILINGS, AND/OR ROOF DECK, CONTRACTOR SHALL PATCH ALL HOLES LEFT FROM REMOVAL OF THESE ITEMS TO MATCH ADJACENT ASSEMBLY AND SURFACE PRIOR TO REFINISHING. 6. WHERE EXISTING OPENINGS IN MASONRY WALLS ARE TO BE FILLED WITH SIMILAR MASONRY UNITS, TOOTH-IN SOLID BRICK OR CMU AT JAMBS. 7. REFER TO THE UNDERSLAB MEP PIPING PLANS FOR ADDITIONAL AREAS OF PATCHING CONCRETE FLOORS FOR UNDERSLAB PIPING NOT SHOWN ON THE ARCHITECTURAL PLANS. GENERAL FLOOR PLAN NOTES 1/8" = 1'-0"A1 LOWER PARKING (L1) MicrowaveMicrowaveMicrowaveMicrowaveMicrowaveMicrowaveMicrowaveMicrowaveMicrowave A 1 5 6 7 D B 432 C CL 1089 CONCRETE FLOOR LIGHT FIXTURE NAILABLE INSULATION , AIR BARRIER AND MTL PANEL TYPE 3 ON CONCRETE ABOVE NAILABLE INSULATION , AIR BARRIER AND MTL PANEL TYPE 3 ON CONCRETE ABOVE SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 111 E Grand Ave Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION MODUS ENGINEERING MEP DESIGN ASSIST 118 E COLLEGE ST IOWA CITY, IOWA 52240 319.248.4600 M2B STRUCTURAL ENGINEERS STRUCTURAL ENGINERING 422 2ND AVE SE SUITE B CEDAR RAPIDS, IOWA 52401 319.364.0666 MMS CONSULTANTS CIVIL ENGINEERING 1917 S GILBERT ST IOWA CITY, IOWA 52240 319.351.8282TB Version 16.4A-101 LEVEL 1 FLOOR PLAN 18.114 TAILWIND GROUP 530 S Front St #100 E. COLLEGE ST. DEVELOPMENT NEW BUILDING Mankato, MN 56001 507.322.1200 DESIGN DEVELOPMENT09.04.2020 1. ALL DIMENSIONS ARE TO FACE OF STUD OR MASONRY, UNLESS OTHERWISE NOTED. 2. WALLS TO BE TYPE L4.3, UNLESS OTHERWISE NOTED. GENERAL FLOOR PLAN NOTES 1/8" = 1'-0"A1 LOWER PARKING (L1) 1/8" = 1'-0"C1 REFLECTED CEILING PLAN (L1) GENERAL FLOOR PLAN NOTES 1. ALL DIMENSIONS ARE TO FACE OF STUD OR MASONRY, UNLESS OTHERWISE NOTED. 2. WALLS TO BE TYPE W3.3, UNLESS OTHERWISE NOTED. 3. WHEREVER DEMOLITION OF WALLS, CEILINGS, FLOORS, CASEWORK, OR OTHER ITEMS RESULTS IN EXPOSED, UNFINISHED EDGES, PLANES, OR FACES OF ADJOINING WALLS, CEILINGS, FLOORS, ETC., THESE UNFINISHED ELEMENTS SHALL BE REPAIRED, PATCHED AND FINISHED WITH LIKE/COMPATIBLE MATERIALS AS REQUIRED TO MATCH ADJACENT SURFACE, UNLESS OTHERWISE NOTED IN THE DOCUMENTS. 4. WHERE REMOVAL OF ITEMS REQUIRED BY THIS CONTRACT, INCLUDING PLUMBING, MECHANICAL, ELECTRICAL, AND TELECOM ITEMS, LEAVES HOLES IN THE EXISTING WALLS, FLOORING, FLOOR SLAB, CEILINGS, AND/OR ROOF DECK, CONTRACTOR SHALL PATCH ALL HOLES LEFT FROM REMOVAL OF THESE ITEMS TO MATCH ADJACENT ASSEMBLY AND SURFACE PRIOR TO REFINISHING. 5. WHERE EXISTING OPENINGS IN MASONRY WALLS ARE TO BE FILLED WITH SIMILAR MASONRY UNITS, TOOTH-IN SOLID BRICK OR CMU AT JAMBS. REVIVAL 117 103 TENANT 121A 105A TENANT 121B 105B MARTINI'S 127 106 ENTRY 119 104 STAIR X01 TENANT 115 102TENANT 113 101 09 2116; GYP BD PATCH EXISTING PAINTED MENTAL CEILING TENANT 109 100 GYP BD EXISTING WD DECK SATC 24X24 CEILING LEGEND NOT USED LINEAR PENDANT LIGHT FIXTURE EXIT LIGHT CAN LIGHT COVED LINEAR WALL WASHER SQUARE RECESSED LED CAN LIGHT RECESSED/PENDANT LED DOWNLIGHT 2'x4' TROFFER LIGHT WALL WASHER SURFACE MOUNTED/PENDANT DOWNLIGHT SURFACE MOUNTED ADJUST. ACCENT LIGHT FLUORESCENT STRIP LIGHT RCP GENERAL NOTES 1. CONTRACTOR TO REVIEW CEILING LAYOUT AS SHOWN AND NOTIFY DESIGN PROFESSIONAL OF ANY CONFLICTS WITH STRUCTURAL, ELECTRICAL, MECHANICAL, PLUMBING, OR FIRE PROTECTION SYSTEMS, ETC. BEFORE PROCEEDING WITH CONSTRUCTION. 2. LOCATE DOWNLIGHTS AND WALL WASHERS IN CENTER OF CEILING TILE. IF CONFLICT OCCURS, NOTIFY DESIGN PROFESSIONAL PRIOR TO PROCEEDING.3. CONTRACTOR TO VERIFY EXACT LOCATION OF ALL RECESSED DOWNLIGHTS IN GYP.BD. CEILINGS. COORDINATE WITH DESIGN PROFESSIONAL BEFORE PROCEEDING WITH THE WORK.4. ALL EXPOSED CEILING EDGES SHALL BE FINISHED.5. CEILINGS SHALL BE CENTERED WITHIN ROOM IN EACH DIRECTION, UNLESS NOTED OTHERWISE.6. PAINT ALL EXPOSED DUCTS, PIPES, STRUCTURE - PAINT WHITE. 7. CEILING ELEVATIONS ARE REFERENCED FROM THE FINISHED FLOOR OF THE ROOM IN WHICH IT IS INSTALLED, UNLESS NOTED OTHERWISE.8. FOR CLARITY PURPOSES ONLY CEILING MOUNTED DEVICES, THE LOCATION OF WHICH ARE CRITICAL FOR ARCHITECTURAL COORDINATION PURPOSES, ARE SHOWN. CONTRACTOR SHALL COORDINATE LOCATION OF ALL OTHER CEILING MOUNTED DEVICES AS SHOWN ON OTHER DRAWINGS. 2'x2' TROFFER LIGHT RECESSED LINEAR LIGHT TRACK LIGHT ELECTRICAL PANEL PHONE / DATA WALL SCONCE PENDANT LIGHT SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4MASS DEMOLITION BID SET A-101 FIRST LEVEL FLOOR PLAN 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PRELIMINARY SET09/4/2020 1/8" = 1'-0"C1 FIRST LEVEL FLOOR PLAN UP DN A 1 5 6 7 D B 1r 432 C CL 10 8 9 LEVEL 1LEVEL 2 THE MILL BEER BURGER/ESTALLASTHE MILL PARKING FIELDHOUSEGIOVANNI'S GRAZE REVIVAL UNION BAR MARTINI'S THE GRADUATE SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 111 E Grand Ave Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION MODUS ENGINEERING MEP DESIGN ASSIST 118 E COLLEGE ST IOWA CITY, IOWA 52240 319.248.4600 M2B STRUCTURAL ENGINEERS STRUCTURAL ENGINERING 422 2ND AVE SE SUITE B CEDAR RAPIDS, IOWA 52401 319.364.0666 MMS CONSULTANTS CIVIL ENGINEERING 1917 S GILBERT ST IOWA CITY, IOWA 52240 319.351.8282TB Version 16.4A-100 SITE PLAN 18.114 TAILWIND GROUP 530 S Front St #100 E. COLLEGE ST. DEVELOPMENT NEW BUILDING Mankato, MN 56001 507.322.1200 DD PROGRESS PRINT08.07.2020 1/8" = 1'-0"A1 SITE PLAN PARKING DIAGRAM The Graduate Opera House Block Martini’sRetailRetailRevivalEntry Hall RetailBar / RestaurantBar / Rest. CRESCENT BLOCK1894 COLLEGE BLOCK1883DOOLEY BLOCK1895 DOOLEY BLOCK1895 SEARS BUILDING1929 Montgomery Ward renovation 1929 PEDESTRIAN MALL ALLEY SECTION PLAN Lower Parking Entry Lower Parking Upper Parking Entry Upper Parking Lower Parking UP DN Upper Parking Slope of Alley Shown Dashed Specific Approval Criteria Narrative The Tailwind Group’s East College Street Development project requests a 60% reduction in required parking. Specific Approval Criteria To grant a special exception, the Board must find that the requested special exception meets any certain specific approval criteria listed within the Zoning Code. In this attachment, address each of the specific approval criteria that apply to the special exception being sought. Your responses to these criteria may be opinions but should provide specific information demonstrating that the criteria are being met. Specific approval criteria for uses listed as special exceptions are described in 14-4B-4 of the Zoning Code. Other types of special exceptions to modify requirements for the property are listed elsewhere in the Code. If you do not know where to find the specific criteria that must be addressed, please contact us at 319-356-5230 or email planningzoning@iowacity.org. Failure to provide this information will constitute an incomplete application and may lead to a delay in its consideration before the Board of Adjustment. 14-5A-4-F6 Parking Reduction For Other Unique Circumstances: Where it can be demonstrated that a specific use has unique characteristics such that the number of parking or stacking spaces required is excessive or will reduce the ability to use or occupy a historic property in a manner that will preserve or protect its historic, aesthetic, or cultural attributes, the Board of Adjustment may grant a special exception to reduce the number of required parking or stacking spaces by up to fifty percent (50%) (up to 100 percent for properties designated as a local historic landmark, listed on the National Register of Historic Places, or listed as key or contributing structures in a Historic District or Conservation District Overlay Zone). This application for parking reduction per Section 14-5A-F6 continues a proposal initiated last year and reviewed with City staff, the Economic Development Committee of the City Council, the Historic Preservation Commission, and others. The project consists of two components: a mixed-use renovation of existing structures along the Ped Mall and a new multi-family construction along a parallel alley to the south. The number of parking spaces required on this property per Table 5A-1 is not physically or economically feasible without the destruction of structures under review for protection as Local Historic Landmarks. The property’s unique historic value, economic model, and sustainable intent conform to the letter and intent of Section 14-5A-4-F6 ‘Parking Reduction for Other Unique Circumstances’. Historic Value To best protect the Ped Mall’s existing historic storefronts, Tailwind Group has applied to voluntarily rezone its East College St Development properties so they can join the College Block as Local Historic Landmarks. Landmark designation grants protection from demolition in perpetuity and is critical to the block’s overall concept. Since its application, Tailwind has worked closely with Staff and the Historic Preservation Commission (HPC) to align the project with the City’s goals. HPC recommended approval for Local Historic Landmark status and City Council has followed by unanimously passing a motion for first consideration to rezone the property from CB10 to CB10 with a Historic District Overlay (REZ20-02). HPC has expressed strong preliminary support for the project and will vote regarding approval recommendation to Council on Nov. 12. Economic Model Saving the original, pre-1900’s structures while removing later additions to their rear carves just enough space for a 60’ wide new residential building on the site’s southern portion. The residential building is the economic engine needed to fund the historic buildings’ rehabilitation, enabling them to regain their status as vibrant contributors to downtown Iowa City’s retail community. The buildings’ original depths effectively right- size rentable retail space, offering an affordable footprint. Tenant viability yields commercial vitality, which in turn preserves and enhances the historic character of the block, saving it for future generations. The 60’ width available for the new building is sufficient for a drive aisle flanked by two aisles of parking, per Iowa City code. The project design achieves two levels of parking by sloping their floors in the opposite direction of the alley’s east-west slope; a configuration that allows each level to connect directly to grade. This strategy effectively maximizes the site’s parking potential. The requirement of more levels of parking above or below the two proposed parking levels would not be feasible and, therefore, the project would not be viable. Sustainable Intent The property is ideally positioned to minimize vehicular needs and contribute to a walkable city. New construction is on track to achieve LEED Gold certification, a TIF agreement requirement emblematic of Iowa City’s commitment to sustainability. LEED certification rewards parking reduction to minimize harms associated with parking facilities including automobile dependence, land consumption, and rainwater runoff. General Approval Criteria Narrative The Tailwind Group’s East College Street Development project requests a 60% reduction in required parking. General Approval Criteria In addition to the specific approval criteria, the Board must also find that the requested special exception meets the following general approval criteria or that the following criteria do not apply (14- 4B-3). In your attachment, provide specific information, not just opinions, that demonstrate that the specific requested special exception meets the general approval criteria listed below or that the approval criteria are not relevant in your particular case. 1. The specific proposed exception will not be detrimental to or endanger the public health, safety, comfort, or general welfare. 4 Updated 06.01.2020 A reduction in parking will enhance public health, safety, comfort, and general welfare by virtue of its environmental sustainability and as a critical factor in the success of a civic-minded project 2. The specific proposed exception will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not substantially diminish and impair property values in the neighborhood. Parking options in the immediate vicinity consist of metered on-street parking, City- managed surface lots, and municipal parking ramps. Potential concerns over parking overflow would not apply to nearby properties, which do not include private parking. 3. Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district in which such property is located. By enabling the viability of the property’s proposed development, the establishment of the proposed exception will encourage the normal and orderly development and improvement of the surrounding property for permitted uses. 4. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. Adequate infrastructure is being provided. 5. Adequate measures have been or will be taken to provide ingress or egress designed to minimize traffic congestion on public streets. Adequate ingress and egress have been designed. The property’s requested parking reduction will correlate to reduced traffic congestion. 6. Except for the specific regulations and standards applicable to the special exception being considered, the specific proposed exception in all other respects conforms to the applicable regulations or standards of the zone in which it is to be located. [Depending on the type of special exception requested, certain specific conditions may need to be met. The applicant will demonstrate compliance with the specific conditions required for a particular use as provided in the City Code section 14-4B as well as requirements listed in the base zone or applicable overlay zone and applicable site development standards (14-5A through K).] The project conforms to all other applicable regulations and standards of the zone is which it is to be located. 7. The proposed use will be consistent with the Comprehensive Plan of the City. The proposed use epitomizes multiple points of the Comprehensive Plan’s Community Vision Statement. It cultivates a sustainable, vibrant, walkable community while providing a permanent home for Riverside Theatre, a key contributor to promoting Iowa City’s status as the ‘greatest little city for the arts.’ NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 EAST COLLEGE STREET DEVELOPMENT APPLICATION FOR HISTORIC REVIEW TAILWIND GROUP OCTOBER, 2020 CONTENTS 1. OVERVIEW 2. KEY OBJECTIVES 3. PED MALL FACADES 4. EXISTING & PROPOSED 5. NEW BUILDING UPDAT E NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 OVERVIEW DOOLEY COLLEGE BLOCK BLOCK BLOCK CRESCENT NEW BUILDING PED MALL | E COLLEGE ST S CLINTONS LINNSEARS BLDG NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 Achieve LEED Gold Reuse Existing Buildings Cultivate Walkable City Designate Local Historic Landmarks Activate Ped Mall with Small Businesses Designate Local Historic LandmarksActivate the buildings with small businesses Rejuvenate facades Return buildings to original depth Devote Crescent Block 3rd Floor to Non-profit Arts Organization Match New Building Height to that of The Graduate Allocate ground level entry space and full 3rd floor of Cres-cent Block to a non-profit performance arts organizationBolster City’s goal to become ‘greatest small city for the arts’Match building height with the Graduate’s yellow & black plaid wall Fulfill Master Plan Vision Provide Exceptional Public Benefit Promote Environmental Sustainability KEY OBJECTIVES NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 PED MALL FACADES 19331910 NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 PED MALL FACADES 1925 1965 NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 PED MALL FACADES Existing CRESCENT BLOCKCOLLEGE BLOCK DOOLEY BLOCK DOOLEY BLOCK SEARS BUILDING ProposedArea of Work Area of Work NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 PED MALL FACADES COPY ORNAMENTREPLACE WINDOWS match in design, color, texture, and other visual qualities match Montgomery Ward era configuration; metal-clad wood assembly Sears BuildingCrescent Block Update entry for accessibility. (See next page.) Install glazed storefront sympathetic to Montgomery Ward era Conduct minor repairs to Sears & Roebuck era facade, including replacement of lost decorative elements RIVERSIDE 119 NO WORK NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 PED MALL FACADES 3’-0” Clear Existing Door Relocate Existing DoorInstall ADA actuator Maintain existing glazing Refurbish existing stair Up Remove existing entry alcove walls and doors Install ADA operator and panic hardware Install ADA actuator Crescent Block Entry NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 Montgomery Ward 1929 construction EXISTING - FROM SOUTH CRESCENT BLOCK1894 COLLEGE BLOCK1883SEARSBUILDING1929 DOOLEY BLOCK1895 DOOLEY BLOCK1895 DOOLEY BLOCK ADDITION (TO REMAIN) DEMOLISH Sears, Roebuck, & Co. 1929 construction Opera House Block The Graduate NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 E COLLEGE PED MALL View from West View from South Viiew from East NEW BUILDINGS CLINTONS DUBUQUE1 2 1 2 3 3 EXISTING - FROM SOUTH DNUP18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbDoor (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)ELECTRICAL PANELDNSTAIR UPCOND.UNITUPUPUP9'-1"18'-3"19'-2"DNUP18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbDoor (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)ELECTRICAL PANELDNSTAIR UPCOND.UNITUPUPUP9'-1"18'-3"19'-2"DNUP18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbDoor (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)ELECTRICAL PANELDNSTAIR UPCOND.UNITUPUPUP9'-1"18'-3"19'-2"DNUP18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbDoor (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)ELECTRICAL PANELDNSTAIR UPCOND.UNITUPUPUP9'-1"18'-3"19'-2"DNUPDNUPAecDbSpace (AecArchBase80)AecDbSpace (A e c A r c h B a s e 8 0 ) AecDbSpa c e ( A e c A r c h B a s e 8 0 ) AecDbSpac e ( A e c A r c h B a s e 8 0 ) AecDbSp a c e ( A e c A r c h B a s e 8 0 ) AecDbWall (Aec A r c h B a s e 8 0 ) AecDbWall (Aec A r c h B a s e 8 0 )AecDbWall (AecArchBase80)AecDbStair (AecA r c h B a s e 8 0 )AecDbWall (AecArchBase80)AecDbWa l l ( A e c A r c h B a s e 8 0 ) AecDbWal l ( A e c A r c h B a s e 8 0 ) AecDbWall (Aec A r c h B a s e 8 0 ) AecDbWal l ( A e c A r c h B a s e 8 0 ) AecDbWal l ( A e c A r c h B a s e 8 0 ) AecDbW a l l ( A e c A r c h B a s e 8 0 )AecDbWall (AecArchBase80)AecDbWa l l ( A e c A r c h B a s e 8 0 ) AecDbMvBloc k R e f ( A e c B a s e 8 0 ) AecDbMvBlo c k R e f ( A e c B a s e 8 0 ) AecDbWall (A e c A r c h B a s e 8 0 )AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecA r c h B a s e 8 0 ) AecDbWall (A e c A r c h B a s e 8 0 )AecDbMvBlockRef (AecBase80)AecDbMvBl o c k R e f ( A e c B a s e 8 0 ) AecDbMvBloc k R e f ( A e c B a s e 8 0 ) AecDbMvB l o c k R e f ( A e c B a s e 8 0 ) AecDbMvB l o c k R e f ( A e c B a s e 8 0 ) AecDbMv B l o c k R e f ( A e c B a s e 8 0 )AecDbWall (AecArchBase80)AecDbWall (AecA r c h B a s e 8 0 ) AecDbWall (A e c A r c h B a s e 8 0 ) AecDbWall (Aec A r c h B a s e 8 0 ) AecDbWall (Aec A r c h B a s e 8 0 ) AecDbWall (AecA r c h B a s e 8 0 ) AecDbWall (A e c A r c h B a s e 8 0 ) AecDbMvBloc k R e f ( A e c B a s e 8 0 ) AecDbWall (AecAr c h B a s e 8 0 ) AecDbWall (AecA r c h B a s e 8 0 ) AecDbWall (AecA r c h B a s e 8 0 ) AecDbMvB l o c k R e f ( A e c B a s e 8 0 ) AecDbMvBlock R e f ( A e c B a s e 8 0 ) AecDbMvBloc k R e f ( A e c B a s e 8 0 )AecDbMvBlockRef (AecBase80)AecDbCeilingGr i d ( A e c A r c h B a s e 8 0 )AecDbCeilingGrid (AecArchBase80)AecDbCeili n g G r i d ( A e c A r c h B a s e 8 0 )AecDbWall (AecArchBase80)AecDbCeilingGr i d ( A e c A r c h B a s e 8 0 ) AecDbMvB l o c k R e f ( A e c B a s e 8 0 )AecDbWall (AecArchBase80)AecDbWal l ( A e c A r c h B a s e 8 0 )DNSTAIR UPUPUPUPNEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 The Graduate EXISTING - GROUND FLOOR DIAGRAM Montgomery Ward renovation 1929 Montgomery Ward 1929 construction Sears, Roebuck, & Co. 1929 construction removeremove removeremoveremove removeretainretain retainretainretain retainNew Building (dashed) CRESCENT BLOCK1894 COLLEGE BLOCK1883 Opera House Block DOOLEY BLOCK1895 DOOLEY BLOCK1895 SEARS BUILDING1929 PEDESTRIAN MALL DNUP18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbDoor (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)ELECTRICAL PANELDNSTAIR UPCOND.UNITUPUPUP9'-1"18'-3"19'-2"DNUP18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbDoor (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)ELECTRICAL PANELDNSTAIR UPCOND.UNITUPUPUP9'-1"18'-3"19'-2"DNUP18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbDoor (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)ELECTRICAL PANELDNSTAIR UPCOND.UNITUPUPUP9'-1"18'-3"19'-2"DNUP18'-0"22'-0"18'-0"58'-0"1'-0"1'-0"AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbSpace (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbDoor (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbWall (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbMvBlockRef (AecBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbCeilingGrid (AecArchBase80)AecDbMvBlockRef (AecBase80)AecDbWall (AecArchBase80)ELECTRICAL PANELDNSTAIR UPCOND.UNITUPUPUP9'-1"18'-3"19'-2"UP UP DN A-203A4 A-201 A-203 A-202 A3 A2 A1 A A1 A-211 A1 A-211 1 5 6 7 D B 432 C CLDN6"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"19'-3"6" 12 34 56 78 9 14 15 16 17 18 19 20 5% SLOPE 10 21 8 9 25242322 13121110 A2 A-212 A2 A-212 2 A-302 STAIRX201 WATER HEAT ROOM206 1 A-302 682'-6"18'-0"22'-11"18'-0"GENERATOR 6"7'-3 1/8"9'-6 7/8"9'-9"5'-10"6'-6"3'-3"16'-10"9"DUMPSTER 199 SF FIRE COMMAND ROOM202 ELEC204 MECH201 DUMPSTER A-312 A2 SPRINKLER203 ELEV LOBBY205 691'-8"1'-0"4'-4 1/8"0" 12'-5 7/8"7'-9 7/8" 9'-8 1/8" 7'-9 7/8"16'-10"8"60'-8"685'-0" 691'-4"60'-3"180'-3" X3.12 X4.8 C1.12 C1.16 C1.12 M1.8M1.8 X3.12 X3.12 X3.12X3.12 M1.6 M1.8 X4.8 X4.8 DNDN DN DN DN DN DN DN DN 685'-0" PARKING LEVEL 2200 STAIRX202 204 X202 203 205 207 206 200C 208A 202 LOBBY207 212 200A X201 CORRIDOR208 208B SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 111 E Grand Ave Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION MODUS ENGINEERING MEP DESIGN ASSIST 118 E COLLEGE ST IOWA CITY, IOWA 52240 319.248.4600 M2B STRUCTURAL ENGINEERS STRUCTURAL ENGINERING 422 2ND AVE SE SUITE B CEDAR RAPIDS, IOWA 52401 319.364.0666 MMS CONSULTANTS CIVIL ENGINEERING 1917 S GILBERT ST IOWA CITY, IOWA 52240 319.351.8282TB Version 16.4A-102 LEVEL 2 FLOOR PLAN 18.114 TAILWIND GROUP 530 S Front St #100 E. COLLEGE ST. DEVELOPMENT NEW BUILDING Mankato, MN 56001 507.322.1200 DD PROGRESS PRINT08.07.2020 1/8" = 1'-0"A1 UPPER PARKING (L2) A 1 5 6 7 D B 432 C CL 1089 NAILABLE INSULATION , AIR BARRIER AND MTL PANEL TYPE 3 ON CONCRETE ABOVE SACT CONCRETE FLOOR LIGHT FIXTURE SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 111 E Grand Ave Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION MODUS ENGINEERING MEP DESIGN ASSIST 118 E COLLEGE ST IOWA CITY, IOWA 52240 319.248.4600 M2B STRUCTURAL ENGINEERS STRUCTURAL ENGINERING 422 2ND AVE SE SUITE B CEDAR RAPIDS, IOWA 52401 319.364.0666 MMS CONSULTANTS CIVIL ENGINEERING 1917 S GILBERT ST IOWA CITY, IOWA 52240 319.351.8282TB Version 16.4A-102 LEVEL 2 FLOOR PLAN 18.114 TAILWIND GROUP 530 S Front St #100 E. COLLEGE ST. DEVELOPMENT NEW BUILDING Mankato, MN 56001 507.322.1200 DESIGN DEVELOPMENT09.04.2020 1/8" = 1'-0"A1 UPPER PARKING (L2) 1/8" = 1'-0"C1 LEVEL 2 UPPER A-203A4 A-201 A-202 A3 A1 A1 A-211 A1 A-211 A2 A-212 A2 A-212 2 A-302 1 A-302 681'-6" STAIRX102 LOBBY105 18'-0"22'-0"18'-0"MECH101 WATERROOM102 MECH104 681'-2" 674'-10" 674'-10" TRASH106 ELEC/ DATA108 STAIRX101 681'-6" X4.8 M1.8M1.8 C1.12 C1.12 C1.16 M1.6M1.6 PARKING LEVEL 1100 DNSLOPE DN DUMPSTER DUMPSTER DN UP CANE DETECTION RAIL FLOOR DRAIN AND SAND TRAP CANE DETECTION RAIL 18 19 2017161514 12 34 56 7 910 13811 21 22 23 24 25 DATA107 101 102 X101 104 100A 107 105B 108 X102 106 105A 100B 12 674'-10" 674'-10" SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 111 E Grand Ave Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION MODUS ENGINEERING MEP DESIGN ASSIST 118 E COLLEGE ST IOWA CITY, IOWA 52240 319.248.4600 M2B STRUCTURAL ENGINEERS STRUCTURAL ENGINERING 422 2ND AVE SE SUITE B CEDAR RAPIDS, IOWA 52401 319.364.0666 MMS CONSULTANTS CIVIL ENGINEERING 1917 S GILBERT ST IOWA CITY, IOWA 52240 319.351.8282TB Version 16.4A-101 LEVEL 1 FLOOR PLAN 18.114 TAILWIND GROUP 530 S Front St #100 E. COLLEGE ST. DEVELOPMENT NEW BUILDING Mankato, MN 56001 507.322.1200 DD PROGRESS PRINT08.07.2020 1. ALL DIMENSIONS ARE TO FACE OF STUD OR MASONRY, UNLESS OTHERWISE NOTED. 2. WALLS TO BE TYPE G4.1, UNLESS OTHERWISE NOTED. 3. REPAIR AND PATCH CONCRETE FLOOR WHERE DAMAGED OR UNFINISHED RESULTING FROM DEMOLITION WORK. 4. WHEREVER DEMOLITION OF WALLS, CEILINGS, FLOORS, CASEWORK, OR OTHER ITEMS RESULTS IN EXPOSED, UNFINISHED EDGES, PLANES, OR FACES OF ADJOINING WALLS, CEILINGS, FLOORS, ETC., THESE UNFINISHED ELEMENTS SHALL BE REPAIRED, PATCHED AND FINISHED WITH LIKE/COMPATIBLE MATERIALS AS REQUIRED TO MATCH ADJACENT SURFACE, UNLESS OTHERWISE NOTED IN THE DOCUMENTS. 5. WHERE REMOVAL OF ITEMS REQUIRED BY THIS CONTRACT, INCLUDING PLUMBING, MECHANICAL, ELECTRICAL, AND TELECOM ITEMS, LEAVES HOLES IN THE EXISTING WALLS, FLOORING, FLOOR SLAB, CEILINGS, AND/OR ROOF DECK, CONTRACTOR SHALL PATCH ALL HOLES LEFT FROM REMOVAL OF THESE ITEMS TO MATCH ADJACENT ASSEMBLY AND SURFACE PRIOR TO REFINISHING. 6. WHERE EXISTING OPENINGS IN MASONRY WALLS ARE TO BE FILLED WITH SIMILAR MASONRY UNITS, TOOTH-IN SOLID BRICK OR CMU AT JAMBS. 7. REFER TO THE UNDERSLAB MEP PIPING PLANS FOR ADDITIONAL AREAS OF PATCHING CONCRETE FLOORS FOR UNDERSLAB PIPING NOT SHOWN ON THE ARCHITECTURAL PLANS. GENERAL FLOOR PLAN NOTES 1/8" = 1'-0"A1 LOWER PARKING (L1) MicrowaveMicrowaveMicrowaveMicrowaveMicrowaveMicrowaveMicrowaveMicrowaveMicrowave A 1 5 6 7 D B 432 C CL 1089 CONCRETE FLOOR LIGHT FIXTURE NAILABLE INSULATION , AIR BARRIER AND MTL PANEL TYPE 3 ON CONCRETE ABOVE NAILABLE INSULATION , AIR BARRIER AND MTL PANEL TYPE 3 ON CONCRETE ABOVE SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 111 E Grand Ave Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION MODUS ENGINEERING MEP DESIGN ASSIST 118 E COLLEGE ST IOWA CITY, IOWA 52240 319.248.4600 M2B STRUCTURAL ENGINEERS STRUCTURAL ENGINERING 422 2ND AVE SE SUITE B CEDAR RAPIDS, IOWA 52401 319.364.0666 MMS CONSULTANTS CIVIL ENGINEERING 1917 S GILBERT ST IOWA CITY, IOWA 52240 319.351.8282TB Version 16.4A-101 LEVEL 1 FLOOR PLAN 18.114 TAILWIND GROUP 530 S Front St #100 E. COLLEGE ST. DEVELOPMENT NEW BUILDING Mankato, MN 56001 507.322.1200 DESIGN DEVELOPMENT09.04.2020 1. ALL DIMENSIONS ARE TO FACE OF STUD OR MASONRY, UNLESS OTHERWISE NOTED. 2. WALLS TO BE TYPE L4.3, UNLESS OTHERWISE NOTED. GENERAL FLOOR PLAN NOTES 1/8" = 1'-0"A1 LOWER PARKING (L1) 1/8" = 1'-0"C1 REFLECTED CEILING PLAN (L1) GENERAL FLOOR PLAN NOTES 1. ALL DIMENSIONS ARE TO FACE OF STUD OR MASONRY, UNLESS OTHERWISE NOTED. 2. WALLS TO BE TYPE W3.3, UNLESS OTHERWISE NOTED. 3. WHEREVER DEMOLITION OF WALLS, CEILINGS, FLOORS, CASEWORK, OR OTHER ITEMS RESULTS IN EXPOSED, UNFINISHED EDGES, PLANES, OR FACES OF ADJOINING WALLS, CEILINGS, FLOORS, ETC., THESE UNFINISHED ELEMENTS SHALL BE REPAIRED, PATCHED AND FINISHED WITH LIKE/COMPATIBLE MATERIALS AS REQUIRED TO MATCH ADJACENT SURFACE, UNLESS OTHERWISE NOTED IN THE DOCUMENTS. 4. WHERE REMOVAL OF ITEMS REQUIRED BY THIS CONTRACT, INCLUDING PLUMBING, MECHANICAL, ELECTRICAL, AND TELECOM ITEMS, LEAVES HOLES IN THE EXISTING WALLS, FLOORING, FLOOR SLAB, CEILINGS, AND/OR ROOF DECK, CONTRACTOR SHALL PATCH ALL HOLES LEFT FROM REMOVAL OF THESE ITEMS TO MATCH ADJACENT ASSEMBLY AND SURFACE PRIOR TO REFINISHING. 5. WHERE EXISTING OPENINGS IN MASONRY WALLS ARE TO BE FILLED WITH SIMILAR MASONRY UNITS, TOOTH-IN SOLID BRICK OR CMU AT JAMBS. REVIVAL 117 103 TENANT 121A 105A TENANT 121B 105B MARTINI'S 127 106 ENTRY 119 104 STAIR X01 TENANT 115 102TENANT 113 101 09 2116; GYP BD PATCH EXISTING PAINTED MENTAL CEILING TENANT 109 100 GYP BD EXISTING WD DECK SATC 24X24 CEILING LEGEND NOT USED LINEAR PENDANT LIGHT FIXTURE EXIT LIGHT CAN LIGHT COVED LINEAR WALL WASHER SQUARE RECESSED LED CAN LIGHT RECESSED/PENDANT LED DOWNLIGHT 2'x4' TROFFER LIGHT WALL WASHER SURFACE MOUNTED/PENDANT DOWNLIGHT SURFACE MOUNTED ADJUST. ACCENT LIGHT FLUORESCENT STRIP LIGHT RCP GENERAL NOTES 1. CONTRACTOR TO REVIEW CEILING LAYOUT AS SHOWN AND NOTIFY DESIGN PROFESSIONAL OF ANY CONFLICTS WITH STRUCTURAL, ELECTRICAL, MECHANICAL, PLUMBING, OR FIRE PROTECTION SYSTEMS, ETC. BEFORE PROCEEDING WITH CONSTRUCTION. 2. LOCATE DOWNLIGHTS AND WALL WASHERS IN CENTER OF CEILING TILE. IF CONFLICT OCCURS, NOTIFY DESIGN PROFESSIONAL PRIOR TO PROCEEDING.3. CONTRACTOR TO VERIFY EXACT LOCATION OF ALL RECESSED DOWNLIGHTS IN GYP.BD. CEILINGS. COORDINATE WITH DESIGN PROFESSIONAL BEFORE PROCEEDING WITH THE WORK.4. ALL EXPOSED CEILING EDGES SHALL BE FINISHED.5. CEILINGS SHALL BE CENTERED WITHIN ROOM IN EACH DIRECTION, UNLESS NOTED OTHERWISE.6. PAINT ALL EXPOSED DUCTS, PIPES, STRUCTURE - PAINT WHITE. 7. CEILING ELEVATIONS ARE REFERENCED FROM THE FINISHED FLOOR OF THE ROOM IN WHICH IT IS INSTALLED, UNLESS NOTED OTHERWISE.8. FOR CLARITY PURPOSES ONLY CEILING MOUNTED DEVICES, THE LOCATION OF WHICH ARE CRITICAL FOR ARCHITECTURAL COORDINATION PURPOSES, ARE SHOWN. CONTRACTOR SHALL COORDINATE LOCATION OF ALL OTHER CEILING MOUNTED DEVICES AS SHOWN ON OTHER DRAWINGS. 2'x2' TROFFER LIGHT RECESSED LINEAR LIGHT TRACK LIGHT ELECTRICAL PANEL PHONE / DATA WALL SCONCE PENDANT LIGHT SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4MASS DEMOLITION BID SET A-101 FIRST LEVEL FLOOR PLAN 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PRELIMINARY SET09/4/2020 1/8" = 1'-0"C1 FIRST LEVEL FLOOR PLAN UP DN A 1 5 6 7 D B 1r 432 C CL 10 8 9 LEVEL 1LEVEL 2 THE MILL BEER BURGER/ESTALLASTHE MILL PARKING FIELDHOUSEGIOVANNI'S GRAZE REVIVAL UNION BAR MARTINI'S THE GRADUATE SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 111 E Grand Ave Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION MODUS ENGINEERING MEP DESIGN ASSIST 118 E COLLEGE ST IOWA CITY, IOWA 52240 319.248.4600 M2B STRUCTURAL ENGINEERS STRUCTURAL ENGINERING 422 2ND AVE SE SUITE B CEDAR RAPIDS, IOWA 52401 319.364.0666 MMS CONSULTANTS CIVIL ENGINEERING 1917 S GILBERT ST IOWA CITY, IOWA 52240 319.351.8282TB Version 16.4A-100 SITE PLAN 18.114 TAILWIND GROUP 530 S Front St #100 E. COLLEGE ST. DEVELOPMENT NEW BUILDING Mankato, MN 56001 507.322.1200 DD PROGRESS PRINT08.07.2020 1/8" = 1'-0"A1 SITE PLAN NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 PROPOSED - GROUND FLOOR DIAGRAM Shared Entry Courtyard Kitchen NEW BUILDING The Graduate Opera House Block Martini’sRetailRetailRevivalEntry Hall RetailBar / RestaurantBar / Rest. CRESCENT BLOCK1894 COLLEGE BLOCK1883DOOLEY BLOCK1895 DOOLEY BLOCK1895 SEARS BUILDING1929 Montgomery Ward renovation 1929 PEDESTRIAN MALL ALLEY NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 SOUTH FACADES Wood-clad wall compatible with existing adjacent masonry and fenestration Retain door opening; provide metal guard for ‘Juliet balcony’ Replace windows as required with compatible metal-clad wood units Brick-clad CMU wall compatible with existing adjacent masonry and fenestration Brick-clad CMU wall compatible with existing adjacent masonry and fenestration Storefront-type entries Retain door opening; glaze with compatible metal-glad wood unit Retain door opening; provide metal guard for ‘Juliet balcony’ Existing Proposed NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 Iowa City 41.6611 N, 91.5302 WSECTION STUDY 150’ 110’ 49’ +/-35’ Graduate Hotel Height Max Height per FAA 0’ Dec 20 Solstice 24.9 o PED MALL | COLLEGE ST March 20 / Sept 23 Equinox 48.16 June 20 Solstice 71.7o o L01 L02 L03 L04 L05 L06 L07 L08 L09 L10 L11 CRESCENT BLOCK DOOLEY BLOCK & COLLEGE BLOCK HEIGHT NEW BUILDING RESIDENTIAL PARKING RESIDENTIAL UNITS RESIDENTIAL UNITS RESIDENTIAL UNITS RESIDENTIAL UNITS RESIDENTIAL UNITS RESIDENTIAL UNITS RESIDENTIAL UNITS RESIDENTIAL UNITS RESIDENTIAL UNITS RESIDENTIAL PARKING NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 A 1 5 6 7 D B 432 C CL 1089 7'-6" FRAMED GYP CEILING BELOW FLOOR ASSEMBLY, TYP FLOOR ASSEMBLY 20x60 ACT SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 111 E Grand Ave Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION MODUS ENGINEERING MEP DESIGN ASSIST 118 E COLLEGE ST IOWA CITY, IOWA 52240 319.248.4600 M2B STRUCTURAL ENGINEERS STRUCTURAL ENGINERING 422 2ND AVE SE SUITE B CEDAR RAPIDS, IOWA 52401 319.364.0666 MMS CONSULTANTS CIVIL ENGINEERING 1917 S GILBERT ST IOWA CITY, IOWA 52240 319.351.8282TB Version 16.4A-103 LEVELS 3-4 FLOOR PLAN 18.114 TAILWIND GROUP 530 S Front St #100 E. COLLEGE ST. DEVELOPMENT NEW BUILDING Mankato, MN 56001 507.322.1200 DESIGN DEVELOPMENT09.04.2020 1/8" = 1'-0"A1 THIRD LEVEL FLOOR PLAN (3-4) 1/8" = 1'-0"C1 THIRD LEVEL REFLECTED CEILING PLAN (3-4) A1567DB432CCL1089 SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects221 East College Street | Suite 303Iowa City, Iowa 52240319.338.7878111 E Grand AveDes Moines, Iowa 50309515.339.7800 ISSUE DATE DESCRIPTION MODUS ENGINEERINGMEP DESIGN ASSIST118 E COLLEGE STIOWA CITY, IOWA 52240319.248.4600M2B STRUCTURAL ENGINEERSSTRUCTURAL ENGINERING422 2ND AVE SE SUITE BCEDAR RAPIDS, IOWA 52401319.364.0666MMS CONSULTANTSCIVIL ENGINEERING1917 S GILBERT STIOWA CITY, IOWA 52240319.351.8282TB Version 16.4A-104 LEVELS 5-10 FLOOR PLAN 18.114 TAILWIND GROUP 530 S Front St #100 E. COLLEGE ST. DEVELOPMENT NEW BUILDING Mankato, MN 56001 507.322.1200 DESIGN DEVELOPMENT09.04.2020 1/8" = 1'-0"A1 TENTH LEVEL FLOOR PLAN (SIM. 5-10) 1/8" = 1'-0"C1 TENTH LEVEL REFLECTED CEILING PLAN (SIM. 5-10) A1567DB432CCL1089 A-404 C3 A-405 C2 A-405 C4 SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. NOT FOR CONSTRUCTION PRELIMINARY ARCHITECT OF RECORD Neumann Monson Architects221 East College Street | Suite 303Iowa City, Iowa 52240319.338.7878111 E Grand AveDes Moines, Iowa 50309515.339.7800 ISSUE DATE DESCRIPTION MODUS ENGINEERINGMEP DESIGN ASSIST118 E COLLEGE STIOWA CITY, IOWA 52240319.248.4600M2B STRUCTURAL ENGINEERSSTRUCTURAL ENGINERING422 2ND AVE SE SUITE BCEDAR RAPIDS, IOWA 52401319.364.0666MMS CONSULTANTSCIVIL ENGINEERING1917 S GILBERT STIOWA CITY, IOWA 52240319.351.8282TB Version 16.4A-105 LEVEL 11 FLOOR PLAN 18.114 TAILWIND GROUP 530 S Front St #100 E. COLLEGE ST. DEVELOPMENT NEW BUILDING Mankato, MN 56001 507.322.1200 DESIGN DEVELOPMENT09.04.2020 1/8" = 1'-0"A1 ELEVENTH LEVEL FLOOR PLAN 1/8" = 1'-0"C1 ELEVENTH LEVEL REFLECTED CEILING PLANS FLOOR PLAN DIAGRAMS60’-0”27’-6”27’-6”5’-0”180’-0” 30’-0” L01PARKING PARKING L02 L03 L04 L05 L06 L07 L08 L09 L10 L11 Levels 3-4 60’-0”27’-6”27’-6”5’-0”20’-0” Levels 5-10 Level 11 40’-0” 2-Bed Unit A 760-sf 2-Bed Unit F 1015-sf 2-Bed Unit C 1170-sf 2-Bed Unit D 810-sf 2-Bed Unit B 1100-sf 1-Bed Unit A 540-sf 2-Bed Unit E 620-sf 3-Bed Unit 1015-sf NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 PED MALL / E COLLEGE View from S. Clinton Intersection New building shown for massing purposes only View across Ped Mall from Dooley Block New building shown for massing purposes only View across Ped Mall from Crescent Block New building shown for massing purposes only NEW BUILDINGS CLINTONS DUBUQUEVIEWS FROM PED MALL 54231 1 2 3 NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 PED MALL / E COLLEGE NEW BUILDINGS CLINTONS DUBUQUEVIEWS FROM PED MALL 54231 View across Ped Mall from College Block New building shown for massing purposes only View from Weatherdance Plaza New building shown for massing purpos-54 NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 E COLLEGE PED MALL View from S. Clinton concept render View from Graduate Hotel entry concept render Viiew from Graduate Hotel entry concept render NEW BUILDINGS CLINTONS DUBUQUEVIEWS FROM SOUTH 1 2 3 1 2 3 NEUMANN MONSON ARCHITECTS TAILWIND | EAST COLLEGE STREET DEVELOPMENT OCTOBER, 2020 18.114 South East West NEW BUILDING110’-0”ParkingResidentialWeathering or similar painted steel Dark metal Dark metal Windows with dark trim Dark concrete Dark metal flashing at 2’+ gap to adjacent Dooley Block addition North 352-(&76,7(2/'&$3,72/(&2//(*(676&/,1721676+((7180%(56+((71$0(352-(&7122:1(5352-(&71$0(&2168/7$176‹1(80$11021621,1&8QDXWKRUL]HGFRS\LQJGLVFORVXUHRUFRQVWUXFWLRQZLWKRXWZULWWHQSHUPLVVLRQE\1HXPDQQ0RQVRQ,QFLVSURKLELWHG127)25&216758&7,2135(/,0,1$5<$5&+,7(&72)5(&25'1HXPDQQ0RQVRQ$UFKLWHFWV(DVW&ROOHJH6WUHHW_6XLWH,RZD&LW\,RZD(*UDQG$YH'HV0RLQHV,RZD9,&,1,7<0$36,1'(;2)'5$:,1*6,668('$7( '(6&5,37,2102'86(1*,1((5,1*0(3'(6,*1$66,67(&2//(*(67,2:$&,7<,2:$0%6758&785$/(1*,1((566758&785$/(1*,1(5,1*1'$9(6(68,7(%&('$55$3,'6,2:$006&2168/7$176&,9,/(1*,1((5,1*6*,/%(5767,2:$&,7<,2:$7%9HUVLRQ*7,7/(6+((7$1''5$:,1*,1'(;7$,/:,1'*52836)URQW6W(&2//(*(67'(9(/230(171(:%8,/',1*0DQNDWR01(&2//(*(67'(9(/230(171(:%8,/',1*(DVW&ROOHJH6WUHHW,RZD&LW\,RZD352*5(666(7(/(&75,&$/'5$:,1*6( (/(&75,&$/7,7/(6+((7( (/(&75,&$/*(1(5$/,1)250$7,21( (/(&75,&$/6,7(3/$1( 3$5.,1*/(9(//,*+7,1*3/$1( /(9(//,*+7,1*3/$1( /(9(//,*+7,1*3/$1( /(9(//,*+7,1*3/$1( /(9(//,*+7,1*3/$1( /(9(/ 522)/,*+7,1*3/$1( 3$5.,1*/(9(/32:(53/$1( /(9(/32:(53/$1( /(9(/32:(53/$1( /(9(/32:(53/$1( /(9(/32:(53/$1( /(9(/ 522)32:(53/$1( 7<3,&$/%'81,7$( 7<3,&$/%'81,7%( 7<3,&$/%'7<3($( 7<3,&$/%'7<3(%( 7<3,&$/%'7<3(&( 7<3,&$/%'81,7( 7<3,&$//8;%'( 7<3,&$//8;%'( 7<3,&$//8;%'7<3(( (/(&75,&$/6&+('8/(6( (/(&75,&$/',$*5$06( 3$1(/6&+('8/(6( 3$1(/6&+('8/(67(/(&20'5$:,1*67 /(9(//2:92/7$*(7 /(9(///2:92/7$*(7 /(9(//2:92/7$*(7 /(9(//2:92/7$*(7 /(9(//2:92/7$*(7 /(9(/ 522)/2:92/7$*($ '(7$,/6 SUHFDVW $ '(7$,/6$ '(7$,/6$ '(7$,/6$ '(7$,/6$ '2256&+('8/(6$1')5$0(7<3(6$ 5220),1,6+6&+('8/($1'),1,6+'(7$,/6$ &$6(:25.6(&7,216$1''(7$,/6$5&+,7(&785$/),1,6+'5$:,1*6$) /(9(/6)/225),1,6+3/$1$) /(9(/6)/225),1,6+3/$1$) /(9(/)/225),1,6+3/$1),5(3527(&7,21'5$:,1*60( &29(56+((7) 3$5.,1*/(9(/6635,1./(5)/2253/$1) /(9(/635,1./(5)/2253/$1) 7<3,&$/)/22563/,1./(53/$1) 635,1./(5'(7$,/6$1'6&+('8/(63/80%,1*'5$:,1*63 3/80%,1*81'(5)/2253/$13 3$5.,1*/(9(/3/80%,1*3/$13 /(9(/3/80%,1*3/$13 7<3,&$/)/2253/80%,1*3/$13 7<3,&$/81,7$%29()/2253/80%,1*3/$163 7<3,&$/81,7$%29()/2253/$163 7<3,&$/81,7$%29()/2253/$163 7<3,&$/81,781'(5)/2253/80%,1*3/$163 3/80%,1*'(7$,/63 3/80%,1*6&+('8/(63 3/80%,1*5,6(5',$*5$063 3/80%,1*5,6(5',$*5$060(&+$1,&$/'5$:,1*60 3$5.,1*/(9(/+9$&3/$10 7<3,&$/)/225+9$&3/$10 7<3,&$/)/225+9$&3/$10 7<3,&$/81,7+9$&3/$10 7<3,&$/81,7+9$&3/$10 0(&+$1,&$/6&+('8/(6*(1(5$/,1)250$7,21'5$:,1*6* 7,7/(6+((7$1''5$:,1*,1'(;* &2'(,1)250$7,21* &2'(,1)250$7,21&,9,/'5$:,1*6& 6,7(3/$1& '(023/$1& 87,/,7<3/$1& *5$',1*3/$16758&785$/'5$:,1*66 127(66 /(9(/21()281'$7,21$1'3,/(3/$16 /(9(/7:2)/2253/$16 /(9(/7+5(()/2253/$16 /(9(/6)285 ),9()/2253/$166 /(9(/66,; 6(9(1)/2253/$166 /(9(/6(,*+7 1,1()/2253/$166 /(9(/67(1 (/(9(1)/2253/$166 522))5$0,1*3/$16 %5$&,1*(/(9$7,2166 6+($5:$//5(,1)25&,1*352),/(66 6+($5:$//5(,1)25&,1*352),/(66 6+($5:$//5(,1)25&,1*352),/(66 6+($5:$//5(,1)25&,1*352),/(66 &678':$///$<28766 &678':$///$<28766 &678':$///$<28766 6758&785$/'(7$,/66 6758&785$/'(7$,/66 /(9(/21()281'$7,21 3,/(3/$1 3,/(&$3'(7$,/66 &21&5(7(&2/8016&+('8/( &2/'(7$,/66 %($06&+('8/(6 %0',$*5$066 6(&21'/(9(/&2/ 0,''/(675,36/$%5(,1)25&,1*$5&+,7(&785$/'5$:,1*6$ *(1(5$/$5&+,7(&785$/,1)250$7,21$ *(1(5$/$5&+,7(&785$/,1)250$7,21$ 6,7(3/$1$ /(9(/)/2253/$1$1'5()/(&7('&(,/,1*3/$1$ /(9(/)/2253/$1$1'5()/(&7('&(,/,1*3/$1$ /(9(/6)/2253/$1$1'5()/(&7('&(,/,1*3/$1$ /(9(/6)/2253/$1$1'5()/(&7('&(,/,1*3/$1$ /(9(/)/2253/$1$1'5()/(&7('&(,/,1*3/$1$ 522)7(55$&(3/$1$ +,*+522) '5$,1$*(3/$1$ 6287+(/(9$7,21$ 1257+(/(9$7,21$ ($67 :(67(/(9$7,216$ %8,/',1*6(&7,216$ %8,/',1*6(&7,216$ :$//6(&7,216$ :$//6(&7,216$ :$//6(&7,216$ :(6767$,53/$16$1'6(&7,216$ ($6767$,53/$16$1'6(&7,216$ 522)$&&(663/$16(&7,21(/(9$7,21$ 522)$&&(663/$16(&7,21(/(9$7,21$ (/(9$7253/$16$1'6(&7,216$ 81,77<3(3/$16$1'5()/(&7('&(,/,1*3/$16$ 81,77<3(3/$16$1'5()/(&7('&(,/,1*3/$16$ 81,77<3(3/$16$1'5()/(&7('&(,/,1*3/$16$ 81,77<3(3/$16$1'5()/(&7('&(,/,1*3/$16$ ,17(5,25(/(9$7,216$ ,17(5,25(/(9$7,216$ '(7$,/6$ '(7$,/65KIPCVWTG&CVG2CIGU«QT«UJGGVU«EQXGTGF«D[«VJKU«UGCN+«JGTGD[«EGTVKH[«VJCV«VJG«RQTVKQP«QH«VJKU«VGEJPKECN«UWDOKUUKQP«FGUETKDGF«JGTGKP«YCU«RTGRCTGF«D[«OG«QT«WPFGT«O[«FKTGEV«UWRGTXKUKQP«CPF«TGURQPUKDNG«EJCTIG«CPF«VJCV«+«CO«C«FWN[«NKEGPUGF«2TQHGUUKQPCN«'PIKPGGT«WPFGT«VJG«NCYU«QH«VJG«5VCVG«QH«+QYC/LFHQVH5HQHZDO'DWH5KIPCVWTG&CVG2CIGU«QT«UJGGVU«EQXGTGF«D[«VJKU«UGCN+«JGTGD[«EGTVKH[«VJCV«VJG«RQTVKQP«QH«VJKU«VGEJPKECN«UWDOKUUKQP«FGUETKDGF«JGTGKP«YCU«RTGRCTGF«D[«OG«QT«WPFGT«O[«FKTGEV«UWRGTXKUKQP«CPF«TGURQPUKDNG«EJCTIG«CPF«VJCV«+«CO«C«FWN[«NKEGPUGF«2TQHGUUKQPCN«'PIKPGGT«WPFGT«VJG«NCYU«QH«VJG«5VCVG«QH«+QYC/LFHQVH5HQHZDO'DWH+«JGTGD[«EGTVKH[«VJCV«VJG«RQTVKQP«QH«VJKU«VGEJPKECN«UWDOKUUKQP«FGUETKDGF«JGTGKP«YCU«RTGRCTGF«D[«OG«QT«WPFGT«O[«FKTGEV«UWRGTXKUKQP«CPF«TGURQPUKDNG«EJCTIG«+«CO«C«FWN[«TGIKUVGTGF«#TEJKVGEV«WPFGT«VJG«NCYU«QH«VJG«5VCVG«QH«+QYC5KIPCVWTG&CVG5HJLVWUDWLRQH[SLUHV2CIGU«QT«UJGGVU«EQXGTGF«D[«VJKU«UGCN.(9,1:0216215KIPCVWTG&CVG2CIGU«QT«UJGGVU«EQXGTGF«D[«VJKU«UGCN+«JGTGD[«EGTVKH[«VJCV«VJG«GPIKPGGTKPI«FQEWOGPV«YCU«RTGRCTGF«D[«OG«QT«WPFGT«O[«FKTGEV«RGTUQPCN«UWRGTXKUKQP«CPF«VJCV«+«CO«C«FWN[«NKEGPUGF«2TQHGUUKQPCN«'PIKPGGT«WPFGT«VJG«NCYU«QH«VJG«5VCVG«QH«+QYC/LFHQVH/LFHQVH5HQHZDO'DWH SOUTH CLINTON STREET(PUBLIC STREET)EAST BURLINGTON STREET(PUBLIC STREET)SOUTH DUBUQUE STREET(PUBLIC STREET)PUBLIC ALLEY12345678PEDESTRIAN MALL(FORMER E. COLLEGE ST.)BLOCK 82" MAP OF IOWA CITY "SHEET NUMBERSHEET NAMEPROJECT NO.OWNERPROJECT NAMECONSULTANTS© NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without writtenpermission by Neumann Monson Inc. is prohibited.NOT FOR CONSTRUCTIONPRELIMINARYARCHITECT OF RECORDNeumann Monson Architects221 East College Street | Suite 303Iowa City, Iowa 52240319.338.7878111 E Grand AveDes Moines, Iowa 50309515.339.7800ISSUEDATE DESCRIPTIONMODUS ENGINEERINGMEP DESIGN ASSIST118 E COLLEGE STIOWA CITY, IOWA 52240319.248.4600M2B STRUCTURAL ENGINEERSSTRUCTURAL ENGINERING422 2ND AVE SE SUITE BCEDAR RAPIDS, IOWA 52401319.364.0666MMS CONSULTANTSCIVIL ENGINEERING1917 S GILBERT STIOWA CITY, IOWA 52240319.351.8282TB Version 16.418.114TAILWIND GROUP530 S Front St #100E. COLLEGE ST.DEVELOPMENTNEW BUILDINGMankato, MN 56001507.322.1200SITE REVIEW FOR ARCHITECT11.06.2020C-100SITE LAYOUT ANDDIMENSION PLANMAJOR SITE PLANE. COLLEGE STREET DEVELOPMENTIOWA CITY, IOWAPLAT PREPARED BY:MMS CONSULTANTS INC.1917 S. GILBERT STREETIOWA CITY, IA 52240OWNER/APPLICANT:TAILWIND COLLEGE STREET IC, LLC.530 SOUTH FRONT STREET, SUITE 100MANKATO, MN 56001APPLICANT'S ATTORNEY: DEVELOPMENT CHARACTERISTICS <> LANDSCAPE ARCHITECTS <> LAND SURVEYORS <><> ENVIRONMENTAL SPECIALISTS <><> CIVIL ENGINEERS <> LAND PLANNERS <>C-100SITE LAYOUT AND DIMENSION PLANC-200 SITE DEMOLITION PLANC-300 SITE UTILITY PLANC-400 SITE GRADING PLAN AND SWPPPC-500 SITE LANDSCAPE PLANC-600 GENERAL NOTES AND DETAILSC-601 UTILITY NOTES AND DETAILSKEYNOTESNUMBER KEYNOTEDETAIL””””””””101102103104105106107108109110111112113114115116117118119120121122NOT TO SCALELOCATION MAPIOWA CITY, IOWATAILWIND GROUP101102102102102102102102102102102103103103104105105105106107108109109109109109110110111112104115115115115116117118119DRAFT113120114114121122C:\cad\1235-121\CONST\1235-121Y.dwg, 11/6/2020 4:11:41 PM, tvv SOUTH CLINTON STREET(PUBLIC STREET)EAST BURLINGTON STREET(PUBLIC STREET)SOUTH DUBUQUE STREET(PUBLIC STREET)PUBLIC ALLEY12345678PEDESTRIAN MALL(FORMER E. COLLEGE ST.)BLOCK 82" MAP OF IOWA CITY "SHEET NUMBERSHEET NAMEPROJECT NO.OWNERPROJECT NAMECONSULTANTS© NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without writtenpermission by Neumann Monson Inc. is prohibited.NOT FOR CONSTRUCTIONPRELIMINARYARCHITECT OF RECORDNeumann Monson Architects221 East College Street | Suite 303Iowa City, Iowa 52240319.338.7878111 E Grand AveDes Moines, Iowa 50309515.339.7800ISSUEDATE DESCRIPTIONMODUS ENGINEERINGMEP DESIGN ASSIST118 E COLLEGE STIOWA CITY, IOWA 52240319.248.4600M2B STRUCTURAL ENGINEERSSTRUCTURAL ENGINERING422 2ND AVE SE SUITE BCEDAR RAPIDS, IOWA 52401319.364.0666MMS CONSULTANTSCIVIL ENGINEERING1917 S GILBERT STIOWA CITY, IOWA 52240319.351.8282TB Version 16.418.114TAILWIND GROUP530 S Front St #100E. COLLEGE ST.DEVELOPMENTNEW BUILDINGMankato, MN 56001507.322.1200SITE REVIEW FOR ARCHITECT11.06.2020C-200SITEDEMOLITIONPLANKEYNOTESNUMBER KEYNOTEDETAIL301302303304305306307308309310311312313314315316317318319320321322323324325326327MAJOR SITE PLANE. COLLEGE STREET DEVELOPMENTIOWA CITY, IOWAPLAT PREPARED BY:MMS CONSULTANTS INC.1917 S. GILBERT STREETIOWA CITY, IA 52240OWNER/APPLICANT:TAILWIND COLLEGE STREET IC, LLC.530 SOUTH FRONT STREET, SUITE 100MANKATO, MN 56001APPLICANT'S ATTORNEY: <> LANDSCAPE ARCHITECTS <> LAND SURVEYORS <><> ENVIRONMENTAL SPECIALISTS <><> CIVIL ENGINEERS <> LAND PLANNERS <>C-100 SITE LAYOUT AND DIMENSION PLANC-200SITE DEMOLITION PLANC-300 SITE UTILITY PLANC-400 SITE GRADING PLAN AND SWPPPC-500 SITE LANDSCAPE PLANC-600 GENERAL NOTES AND DETAILSC-601 UTILITY NOTES AND DETAILS301302303303303303303303303304304304305305305306306307308306309310311312313313313314315315315316317317317317318319320320320320320320320321301301322323324324324324324325325325301326326327C:\cad\1235-121\CONST\1235-121Y.dwg, 11/6/2020 4:12:01 PM, tvv C-300SITE UTILITYPLANSHEET NUMBERSHEET NAMEPROJECT NO.OWNERPROJECT NAMECONSULTANTS© NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without writtenpermission by Neumann Monson Inc. is prohibited.NOT FOR CONSTRUCTIONPRELIMINARYARCHITECT OF RECORDNeumann Monson Architects221 East College Street | Suite 303Iowa City, Iowa 52240319.338.7878111 E Grand AveDes Moines, Iowa 50309515.339.7800ISSUEDATE DESCRIPTIONMODUS ENGINEERINGMEP DESIGN ASSIST118 E COLLEGE STIOWA CITY, IOWA 52240319.248.4600M2B STRUCTURAL ENGINEERSSTRUCTURAL ENGINERING422 2ND AVE SE SUITE BCEDAR RAPIDS, IOWA 52401319.364.0666MMS CONSULTANTSCIVIL ENGINEERING1917 S GILBERT STIOWA CITY, IOWA 52240319.351.8282TB Version 16.418.114TAILWIND GROUP530 S Front St #100E. COLLEGE ST.DEVELOPMENTNEW BUILDINGMankato, MN 56001507.322.1200SITE REVIEW FOR ARCHITECT11.06.2020OCSMIOWMAJOR SITE PLANE. COLLEGE STREET DEVELOPMENTIOWA CITY, IOWAPLAT PREPARED BY:MMS CONSULTANTS INC.1917 S. GILBERT STREETIOWA CITY, IA 52240OWNER/APPLICANT:TAILWIND COLLEGE STREET IC, LLC.530 SOUTH FRONT STREET, SUITE 100MANKATO, MN 56001APPLICANT'S ATTORNEY: <> LANDSCAPE ARCHITECTS <> LAND SURVEYORS <><> ENVIRONMENTAL SPECIALISTS <><> CIVIL ENGINEERS <> LAND PLANNERS <>C-100 SITE LAYOUT AND DIMENSION PLANC-200 SITE DEMOLITION PLANC-300SITE UTILITY PLANC-400 SITE GRADING PLAN AND SWPPPC-500 SITE LANDSCAPE PLANC-600 GENERAL NOTES AND DETAILSC-601 UTILITY NOTES AND DETAILSTHE CONTRACTOR SHALL PROVIDE TRAFFICCONTROL PER IDOT STANDARD ROAD PLANSAND CITY OF IOWA CITY REQUIREMENTS ATALL TIMES DURING WORK WITHIN PUBLICR.O.W.THE CONTRACTOR SHALL COORDINATE WITHUTILITY PROVIDERS FOR ANY REQUIREDRELOCATION OF EXISTING UTILITIES.C:\cad\1235-121\CONST\1235-121Y.dwg, 11/6/2020 4:12:36 PM, tvv C-400SITE GRADINGPLAN ANDSWPPPSHEET NUMBERSHEET NAMEPROJECT NO.OWNERPROJECT NAMECONSULTANTS© NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without writtenpermission by Neumann Monson Inc. is prohibited.NOT FOR CONSTRUCTIONPRELIMINARYARCHITECT OF RECORDNeumann Monson Architects221 East College Street | Suite 303Iowa City, Iowa 52240319.338.7878111 E Grand AveDes Moines, Iowa 50309515.339.7800ISSUEDATE DESCRIPTIONMODUS ENGINEERINGMEP DESIGN ASSIST118 E COLLEGE STIOWA CITY, IOWA 52240319.248.4600M2B STRUCTURAL ENGINEERSSTRUCTURAL ENGINERING422 2ND AVE SE SUITE BCEDAR RAPIDS, IOWA 52401319.364.0666MMS CONSULTANTSCIVIL ENGINEERING1917 S GILBERT STIOWA CITY, IOWA 52240319.351.8282TB Version 16.418.114TAILWIND GROUP530 S Front St #100E. COLLEGE ST.DEVELOPMENTNEW BUILDINGMankato, MN 56001507.322.1200SITE REVIEW FOR ARCHITECT11.06.2020MAJOR SITE PLANE. COLLEGE STREET DEVELOPMENTIOWA CITY, IOWAPLAT PREPARED BY:MMS CONSULTANTS INC.1917 S. GILBERT STREETIOWA CITY, IA 52240OWNER/APPLICANT:TAILWIND COLLEGE STREET IC, LLC.530 SOUTH FRONT STREET, SUITE 100MANKATO, MN 56001APPLICANT'S ATTORNEY: <> LANDSCAPE ARCHITECTS <> LAND SURVEYORS <><> ENVIRONMENTAL SPECIALISTS <><> CIVIL ENGINEERS <> LAND PLANNERS <>C-100 SITE LAYOUT AND DIMENSION PLANC-200 SITE DEMOLITION PLANC-300 SITE UTILITY PLANC-400SITE GRADING PLAN AND SWPPPC-500 SITE LANDSCAPE PLANC-600 GENERAL NOTES AND DETAILSC-601 UTILITY NOTES AND DETAILSOCSMIOWC:\cad\1235-121\CONST\1235-121Y.dwg, 11/6/2020 4:15:47 PM, tvv TREESCODEQTYBOTANICAL NAMECOMMON NAMEINSTALL SIZECOMMENTMATURE H. X W.AE 1 Aesculus paviaRed Buckeye1.5" Cal. B & B 20` x 20`CC 1 Carpinus carolinianaAmerican Hornbeam1.5" Cal. B & B 20` x 20`SHRUBSCODEQTYBOTANICAL NAMECOMMON NAMEINSTALL SIZECOMMENTMATURE H. X W.CA 4 Clethra alnifolia Summersweet Clethra 15" Ht. B & B 5` x 5`HQ 5 Hydrangea quercifolia `Sike`s Dwarf` Sike`s Dwarf Oakleaf Hydrangea 15" Ht. B & B 3` x 4`IG 2 Ilex glabra `Compacta` Compact Inkberry 15" Ht. B & B 3` x 4`RI 8 Ribes alpinum Alpine Currant 12" Ht. B & B 4` x 4`TM 2 Taxus x media `Densiformis` Dense Yew 15" Ht. B & B 3` x 5`TC 25 Tsuga canadensis `Moon Frost` Moon Frost Hemlock 12" Ht. B & B 3` x 3`VA 19 Viburnum acerifolium Mapleleaf viburnum 15" Ht. B & B 5` x 3`PERENNIALSCODEQTYBOTANICAL NAMECOMMON NAMEINSTALL SIZECOMMENTMATURE H. X W.AP 16 Adiantum pedatum Northern Maidenhair Fern 1 Gal. Cont. 2` x 1`AD 4 Aruncus dioicus Goatsbeard 1 Gal. Cont. 5` x 3`AF 20 Athyrium filix-femina Common Lady Fern 1 Gal. Cont. 3` x 2.5`HC 48 Heuchera x `Caramel` Caramel Coral Bells 1 Gal. Cont. 1.5` x 2`HH 24 Hosta x `Halcyon` Halcyon Plantain Lily 1 Gal. Cont. 2` x 3`LS 52 Liriope spicata Creeping Lily Turf 1 Gal. Cont. 1.5` x 2`VINESCODEQTYBOTANICAL NAMECOMMON NAMEINSTALL SIZECOMMENTMATURE H. X W.HA 0 Hydrangea anomala petiolaris Climbing Hydrangea 1 Gal. Cont. 5` x 30`PT 7 Parthenocissus tricuspidata `Robusta` Boston Ivy 1 Gal. Cont. 5` x 30`PLANT SCHEDULESHEET NUMBERSHEET NAMEPROJECT NO.OWNERPROJECT NAMECONSULTANTS© NEUMANN MONSON INC.Unauthorized copying, disclosure or construction without writtenpermission by Neumann Monson Inc. is prohibited.NOT FOR CONSTRUCTIONPRELIMINARYARCHITECT OF RECORDNeumann Monson Architects221 East College Street | Suite 303Iowa City, Iowa 52240319.338.7878111 E Grand AveDes Moines, Iowa 50309515.339.7800ISSUEDATE DESCRIPTIONMODUS ENGINEERINGMEP DESIGN ASSIST118 E COLLEGE STIOWA CITY, IOWA 52240319.248.4600M2B STRUCTURAL ENGINEERSSTRUCTURAL ENGINERING422 2ND AVE SE SUITE BCEDAR RAPIDS, IOWA 52401319.364.0666MMS CONSULTANTSCIVIL ENGINEERING1917 S GILBERT STIOWA CITY, IOWA 52240319.351.8282TB Version 16.418.114TAILWIND GROUP530 S Front St #100E. COLLEGE ST.DEVELOPMENTNEW BUILDINGMankato, MN 56001507.322.1200SITE REVIEW FOR ARCHITECT11.06.2020C-500SITE LANDSCAPEPLANMAJOR SITE PLANE. COLLEGE STREET DEVELOPMENTIOWA CITY, IOWAPLAT PREPARED BY:MMS CONSULTANTS INC.1917 S. GILBERT STREETIOWA CITY, IA 52240OWNER/APPLICANT:TAILWIND COLLEGE STREET IC, LLC.530 SOUTH FRONT STREET, SUITE 100MANKATO, MN 56001APPLICANT'S ATTORNEY: <> LANDSCAPE ARCHITECTS <> LAND SURVEYORS <><> ENVIRONMENTAL SPECIALISTS <><> CIVIL ENGINEERS <> LAND PLANNERS <>C-100 SITE LAYOUT AND DIMENSION PLANC-200 SITE DEMOLITION PLANC-300 SITE UTILITY PLANC-400 SITE GRADING PLAN AND SWPPPC-500SITE LANDSCAPE PLANC-600 GENERAL NOTES AND DETAILSC-601 UTILITY NOTES AND DETAILSC:\cad\1235-121\CONST\1235-121Y.dwg, 11/6/2020 4:16:37 PM, tvv '1&2'(3/$1/(*(1'6<0%2/ '(6&5,37,21),5((;7,1*8,6+(5&203/<:,7+,)&),5((;7,1*8,6+(5&$%,1(7 )(& +285),5(5(6,67$1&(5$7('&216758&7,21+2855$7(''225$66(0%/,(6812),5( 602.('$03(56812+285),5(5(6,67$1&(5$7('&216758&7,21+2855$7(''225$66(0%/,(6812),5( 602.('$03(56812+285),5(5(6,67$1&(5$7('&216758&7,21+2855$7(''225$66(0%/,(6812),5( 602.('$03(568122&&83$1&<63$&(7$*0($162)(*5(66'2257$*180%(52)&$/&8/$7('2&&83$1762&&83$17/2$')$&725 64)73(5621 727$/180%(52)2&&83$176(;,7,1*&$3$&,7<2)(;,7(/(0(17$&78$/(;,7:,'7+ ,1&+(6 64)72)63$&(180%(52)$'9$1&,1*2&&83$176',5(&7,212)75$9(/)(&;;75$9(/',67$1&(75$9(/3$7+6);;;;;;;;;;;;;;67$,5;;;;;;;;;727$/180%(52)2&&83$176(;,7,1*&$3$&,7<2)(*5(6667$,5$&78$/67$,5:,'7+ ,1&+(6 0($162)(*5(6667$,57$*+5#5(&(667<31RW(QFORVHG$UHD723$5$3(7 +5522)7<3,&$/67$,5522)66+((7180%(56+((71$0(352-(&7122:1(5352-(&71$0(&2168/7$176‹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‹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‹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‹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‹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‹1(80$11021621,1&8QDXWKRUL]HGFRS\LQJGLVFORVXUHRUFRQVWUXFWLRQZLWKRXWZULWWHQSHUPLVVLRQE\1HXPDQQ0RQVRQ,QFLVSURKLELWHG127)25&216758&7,2135(/,0,1$5<$5&+,7(&72)5(&25'1HXPDQQ0RQVRQ$UFKLWHFWV(DVW&ROOHJH6WUHHW_6XLWH,RZD&LW\,RZD(*UDQG$YH'HV0RLQHV,RZD,668('$7( '(6&5,37,2102'86(1*,1((5,1*0(3'(6,*1$66,67(&2//(*(67,2:$&,7<,2:$0%6758&785$/(1*,1((566758&785$/(1*,1(5,1*1'$9(6(68,7(%&('$55$3,'6,2:$006&2168/7$176&,9,/(1*,1((5,1*6*,/%(5767,2:$&,7<,2:$7%9HUVLRQ$/(9(/6)/2253/$1$1'5()/(&7('&(,/,1*3/$17$,/:,1'*52836)URQW6W(&2//(*(67'(9(/230(171(:%8,/',1*0DQNDWR01352*5(666(7  $7(17+/(9(/)/2253/$1 6,0   &7(17+/(9(/5()/(&7('&(,/,1*3/$1 6,0  $//',0(16,216$5(72)$&(2)678'250$6215<81/(6627+(5:,6(127(' :$//672%(7<3(/81/(6627+(5:,6(127('*(1(5$/)/2253/$1127(6 83$$$$$$$$$$$$$'%&&/$$$$7<3(+7<3(*7<3(*7<3()7<3(+7<3(*7<3(*7<3()$&&255,'25                                                                                                               ;;;;;;;////////////////;0(&+7(/(&20(/(9/2%%<(67$,5;:67$,5;;000;0000$$$$               ),1&/5 ///$$//0$$$'%&&/$$$&$$*<32107/678')5$0,1*%(/2:)/225$66(0%/<&(,/,1*/(*(1'5(6,'(17,$/685)$&(02817(;+$867)$15&3*(1(5$/127(6 &2175$&725725(9,(:&(,/,1*/$<287$66+2:1$1'127,)<'(6,*1352)(66,21$/2)$1<&21)/,&76:,7+6758&785$/(/(&75,&$/0(&+$1,&$/3/80%,1*25),5(3527(&7,216<67(06(7&%()25(352&((',1*:,7+&216758&7,21 /2&$7('2:1/,*+76,1&(17(52)&(,/,1*7,/(,)&21)/,&72&&856127,)<'(6,*1352)(66,21$/35,2572352&((',1* &2175$&725729(5,)<(;$&7/2&$7,212)$//5(&(66(''2:1/,*+76,1*<3%'&(,/,1*6&225',1$7(:,7+'(6,*1352)(66,21$/%()25(352&((',1*:,7+7+(:25. $//(;326('&(,/,1*('*(66+$//%(),1,6+(' 6$7&6+$//%(&(17(5(':,7+,15220,1($&+',5(&7,2181/(66127('27+(5:,6( 3$,17$//(;326('3,3(6$1'12163,5$/'8&76 &(,/,1*(/(9$7,216$5(5()(5(1&(')5207+(),1,6+(')/2252)7+(5220,1:+,&+,7,6,167$//('81/(66127('27+(5:,6( )25&/$5,7<385326(621/<&(,/,1*02817(''(9,&(67+(/2&$7,212):+,&+$5(&5,7,&$/)25$5&+,7(&785$/&225',1$7,21385326(6$5(6+2:1&2175$&7256+$//&225',1$7(/2&$7,212)$//27+(5&(,/,1*02817(''(9,&(6$66+2:12127+(5'5$:,1*6*<3216863(1'('*5,'%(/2:)/225$66(0%/<)/225$66(0%/<6$7&07/3$1(/7<3(635$<$33/,(',168/$7,217+,&.&(,/,1*)$13$5.,1**$5$*(685)$&(02817/,*+7),;785(5(6,'(17,$/685)$&(02817/,*+7),;785(5(&(66('&$1635$<$33/,(',168/$7,217+,&.6+((7180%(56+((71$0(352-(&7122:1(5352-(&71$0(&2168/7$176‹1(80$11021621,1&8QDXWKRUL]HGFRS\LQJGLVFORVXUHRUFRQVWUXFWLRQZLWKRXWZULWWHQSHUPLVVLRQE\1HXPDQQ0RQVRQ,QFLVSURKLELWHG127)25&216758&7,2135(/,0,1$5<$5&+,7(&72)5(&25'1HXPDQQ0RQVRQ$UFKLWHFWV(DVW&ROOHJH6WUHHW_6XLWH,RZD&LW\,RZD(*UDQG$YH'HV0RLQHV,RZD,668('$7( '(6&5,37,2102'86(1*,1((5,1*0(3'(6,*1$66,67(&2//(*(67,2:$&,7<,2:$0%6758&785$/(1*,1((566758&785$/(1*,1(5,1*1'$9(6(68,7(%&('$55$3,'6,2:$006&2168/7$176&,9,/(1*,1((5,1*6*,/%(5767,2:$&,7<,2:$7%9HUVLRQ$/(9(/)/2253/$1$1'5()/(&7('&(,/,1*3/$17$,/:,1'*52836)URQW6W(&2//(*(67'(9(/230(171(:%8,/',1*0DQNDWR01352*5(666(7  $(/(9(17+/(9(/)/2253/$1  &(/(9(17+/(9(/5()/(&7('&(,/,1*3/$1 $//',0(16,216$5(72)$&(2)678'250$6215<81/(6627+(5:,6(127(' :$//672%(7<3(/81/(6627+(5:,6(127('*(1(5$/)/2253/$1127(6 '1$$$$$$$$$$$$$'%&&/$$$$$$;$$$$             ;;;;;;;;   66666666522)3$9(56<67(0$$$$67$,5;67$,5;67$,5;67$,5;672566725667$,5667$,5667$,5;67$,5;67$,5;67$,5;67256672566725667256(67$,5;6+((7180%(56+((71$0(352-(&7122:1(5352-(&71$0(&2168/7$176‹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‹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‹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‹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© NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 INDEX OF DRAWINGS ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4VICINITY MAP G-001 TITLE SHEET AND DRAWING INDEX 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 E. COLLEGE ST. DEVELOPMENT - RENOVATION 109-127 E. College St., Iowa City, IA PERMIT/BID SET11/06/2020 A-201 EXTERIOR ELEVATIONS A-221 ENLARGED STAIR/ELEVATOR & SECTIONS A-211 BUILDING SECTIONS A-222 ENLARGED STAIRS & SECTIONS A-301 WALL SECTIONS A-401 ENLARGED PLANS A-402 INTERIOR ELEVATIONS A-403 INTERIOR ELEVATIONS A-404 INTERIOR ELEVATIONS A-501 DETAILS A-601 DOOR SCHEDULES AND FRAME TYPES A-701 CASEWORK SECTIONS A-901 HISTORIC PRESERVATION PHOTOS GENERAL INFORMATION DRAWINGS G-001 TITLE SHEET AND DRAWING INDEX G-002 CODE INFORMATION STRUCTURAL DRAWINGS S-001 BASEMENT LEVEL FLOOR PLAN S-101 FIRST LEVEL FLOOR PLAN S-102 SECOND LEVEL FLOOR PLAN S-103 THIRD LEVEL FLOOR PLAN S-501 ROOF FRAMING PLAN ARCHITECTURAL DRAWINGS AD100 OVERALL DEMOLITION PLAN - BASEMENT AD101 OVERALL DEMOLITION PLAN - GROUND FLR AD102 OVERALL DEMOLITION PLAN - 2ND FLR AD103 OVERALL DEMOLITION PLAN - 3RD FLR AD201 EXTERIOR DEMOLITION ELEVATIONS A-001 GENERAL ARCHITECTURAL INFORMATION A-100 BASEMENT LEVEL FLOOR PLAN A-101 FIRST LEVEL FLOOR PLAN A-102 SECOND LEVEL FLOOR PLAN A-103 THIRD LEVEL FLOOR PLAN A-104 ROOF PLAN I hereby certify that the portion of this technical submission described herein was prepared by me or under my direct supervision and responsible charge. I am a duly registered Architect under the laws of the State of Iowa. Signature Date Registration expires: Pages or sheets covered by this seal: License #: KEVIN W. MONSON G-SHEETS, A&AD-SHEETS PROJECT LOCATION Signature Date Pages or sheets covered by this seal: I hereby certify that the portion of this technical submission described herein was prepared by me or under my direct supervision and responsible charge and that I am a duly licensed Professional Engineer under the laws of the State of Iowa. License Renewal Date: License #: S-SHEETS LYNN BOETTCHER UP UP WH WHWH WH UP DN UP UP UP CODE PLAN LEGEND SYMBOL DESCRIPTION FIRE EXTINGUISHER (COMPLY W/ IFC906) FIRE EXTINGUISHER CABINET (F.E.C.) 1 HR FIRE RATED SEPARATION. 3/4 HOUR RATED DOOR ASSEMBLIES (UNO) FIRE & SMOKE DAMPERS. 2 HR FIRE RATED SEPARATION. 1 1/2 HOUR RATED DOOR ASSEMBLIES (UNO) FIRE & SMOKE DAMPERS. DOOR TAG NUMBER OF CALCULATED OCCUPANTS OCCUPANT LOAD FACTOR (SQ. FT. / PERSON) TOTAL NUMBER OF OCCUPANTS EXITING CAPACITY OF EXIT ELEMENT ACTUAL EXIT WIDTH (INCHES) SQ. FT. OF SPACE NUMBER OF ADVANCING OCCUPANTS DIRECTION OF TRAVEL FEC XX TRAVEL DISTANCE TRAVEL PATH 1150 SF XX XXX XXX XXX XX.X 75 STAIR XXX XXX XX.X TOTAL NUMBER OF OCCUPANTS EXITING CAPACITY OF EGRESS STAIR ACTUAL STAIR WIDTH (INCHES) STAIR TAG Codes: 2018 International Building Code (IBC) 2018 International Existing Building Code (IEBC) 2018 International Fire Code (IFC) 2018 International Mechanical Code (IMC) 2018 Uniform Plumbing Code w/ State of Iowa amendments 2017 National Electric Code (NEC) 2012 International Energy Conservation Code (IECC) 661-302 of the Iowa State Administrative Code. Project Information: The Project, which is undergoing review by the Historic Preservation Commission, consists of the alteration, and partial change of occupancy, of 5 existing 2 and 3-story, multi-use buildings totaling 16,645 SF which contain existing tenants, white box retail spaces, 4 residential units, and a theater. IBC Chapter 1 Administration All sub contractors shall apply for and obtain their own specialty permits. An approved set of plans including plan review comments is to be kept on the job site and be available to the building inspectors. IBC Chapter 3 Use and Occupancy: Occupancy: A-1, A-2, B, M, R-2, S. IBC Chapter 5 Building Heights and Area: Allowable Heights and Areas (Construction Type III-B): Heights / Stories: 75ft / 3-Stories Areas: A-1 - 25,500sf (Most Restrictive) Bldg Area GSF: 16,645 IBC Chapter 6 Type of Construction: Tbl 601 Type III-B Structural frame 0 hr Bearing walls 2 hr Non Bearing walls 0 hr Floor Construction 0 hr Roof Construction 0 hr Tbl 602 Fire Rating Based on Fire Separation Distance 5<X<10 1hr 10<X<30 1hr IBC Chapter 7 Fire Walls Tbl 705.8 Max Area of Openings Based on Fire Separation Distance 5ft - 10ft 25% 10ft - 15ft 45% IBC Chapter 9 Fire Protection Systems: New sprinkler in accordance with NPFA IBC Chapter 10 Means of Egress: 1006.2.1 Common path of travel: A/M - 75ft, B/S - 100ft, R-2 - 125ft 1017.2 Exit access travel distance: 250ft, (B - 300ft). IBC Chapter 29 Plumbing Systems: See plumbing fixture count schedule this sheet IEBC Chapter 6 604.1 Scope.Level 3 alterations apply where the work area exceeds 50 percent of the building area. 604.2 Application.Level 3 alterations shall comply with the provisions of Chapters 7 and 8 for Level 1 and 2 alterations, respectively, as well as the provisions of Chapter 9. IEBC Chapter 7 701.4 Emergency escape and rescue openings.Emergency escape and rescue openings shall be operational from the inside of the room without the use of keys or tools. IEBC Chapter 8 803.4.3 Smoke alarms.Individual dwelling units in Group R shall be provided with smoke alarms in accordance with the International Fire Code. IBC 907.2.10.2 Smoke alarms shall be installed and maintained in Group 805.3.1.1 Single-exit buildings. Access to a single exit shall be permitted from any story where one of the following conditions exists: 1. The occupant load, number of dwelling units and exit access travel distance do not exceed the values in Table 805.3.1.1(1) IEBC Chapter 9 904.2 Fire alarm and detection systems.Fire alarm and detection shall be provided in accordance with Section 907 of the International Building Code as required for new construction. IBC 907.2.1 Group A. A manual fire alarm system shall be installed where the Group A occupant load is more than 100 persons above the lowest level of exit discharge. IBC 907.2.9 Group R-2 does not reqruire a fire alarm system. IEBC Chapter 10 1002.1 Compliance with the building code. Where the character or use is changed to one of the following special use or occupancy categories as defined in the International Building Code, the building shall comply with all of the applicable requirements of the International Building Code: 6. Stages and platforms. IBC Chapter 4 Special Requirements Based on Use: 410.5 The stage, dressing rooms, scene docks, property rooms, workshops, storerooms and compartments appurtenant to the stage shall be separated from each other by not less than 1-hour fire barriers constructed in accordance with Section 707. 1011.1.1.1 Change of occupancy classification without separation.Where a portion of an existing building is changed to a new occupancy classification and that portion is not separated from the remainder of the building with fire barriers having a fire-resistance rating as required in the IBC for the separate occupancy, the entire building shall comply with all of the requirements of Chapter 9 of this code applied throughout the building for the most restrictive occupancy classification in the building and with the requirements of this chapter. IEBC Chapter 12 1203.6 Stairway enclosure.In buildings of three stories or less, exit enclosure construction shall limit the spread of smoke by the use of tight-fitting doors and solid elements. Such elements are not required to have a fire-resistance rating. 1203.8 Glazing in fire-resistance-rated systems.Historic glazing materials are permitted in interior walls required to have a 1-hour fire-resistance rating where the opening is provided with approved smoke seals and the area affected is provided with an automatic sprinkler system. 1203.9 Stairway railings.Grand stairways shall be accepted without complying with the handrail and guard requirements. Existing handrails and guards at all stairways shall be permitted to remain, provided they are not structurally dangerous. 1204.4 Occupancy separation. Required occupancy separationsof 1 hour may be omitted where the building is provided with an approved automatic sprinkler system throughout. 1204.10 One-hour fire-resistant assemblies.Where 1-hour fire-resistance- rated construction is required by these provisions, it need not be provided, regardless of construction or occupancy, where the existing wall and ceiling finish is wood lath and plaster. CODE REVIEW Assembly Unconcentrated (tables/chairs) Assembly W/ Fixed Seats Business Areas Kitchens, Commercial 1661 SF 49 100 OCC. M 1653 SF 49 100 OCC. A-2 2604 SF 0 OCC. A-2 1297 SF 49 100 OCC. M/A-2 5'-6"5'-6"FUTURE BLDG IMAGINARY LOT LINE10'-6"10'-6"16 SEATS (TABLE & CHAIRS) 24 SEATS (6 BOOTHS) 13 SEATS (BAR STOOLS) 52 SEATS (TABLE & CHAIRS) 8 SEATS (LOUNGE SEATING) 1799 SF 113 OCC. A-2 3 STAFF 143 TOTAL A1 G-002 A1 G-002 45% OPENINGS 25% OPENINGS 45% OPENINGS 10'-8"10'-8"1684 SF 0 OCC. A-2 1727 SF 49 100 OCC. A-256 FT49 1181 SF 7 200 27 SEATS (TABLE & CHAIRS) 140 FIXED SEATS 399 SF 27 15 154 FT (3RD LVL TRAVEL DISTANCE) 1064 SF 11 100 914 SF 5 200 OCC. R-2 642 SF 4 200 OCC. R-2 575 SF 3 200 OCC. R-2 720 SF 4 200 OCC. R-2 2461 SF 25 100 OCCUPANCY A-2 600 SF 4 200 OCC. R-2 523 SF 3 200 OCC. R-2534 SF 3 200 OCC. R-2 Assembly Unconcentrated (tables/chairs) Assembly W/ Fixed Seats Business Areas Residential FUTURE BLDG IMAGINARY LOT LINE 5'-6"5'-6"10'-6"10'-6"864 SF 5 200 OCC. R-2 768 SF 4 200 OCC. R-2 549 SF 3 200 OCC. R-2 A1 G-002 A1 G-002 45% OPENINGS 25% OPENINGS 10'-8"10'-8"45% OPENINGS108 FT100 ft99 ft 38 ft STAIR 129 160 48 933 SF 10 100 OCC. M 236 SF 3 100 OPEN TO BELOW 615 SF 0 OCC. A-2 129 OPEN TO BELOW CHANGE OF OCC. PREVIOUSLY A-2 CHANGE OF OCC. PREVIOUSLY A-2 CHANGE OF OCC. PREVIOUSLY A-2 CHANGE OF OCC. PREVIOUSLY A-2 CHANGE OF OCC. PREVIOUSLY B 10'-0"10'-0"1 HR FIRE RATED CEILING/ROOF ASSEMBLY PER 705.8.6 10'-0"1 HR FIRE RATED CEILING/ROOF ASSEMBLY PER 705.8.6 1758 SF 150 0 OCCUPANCY A-1 Accessory Stor., Mech Equip. Rms Assembly Unconcentrated (tables/chairs) Assembly W/ Fixed Seats Business Areas Stages and Platforms 454 SF 2 300383 SF 2 300 768 SF 50 15 355 SF 4 100 104 ft A1 G-002 A1 G-002 SEE A-201 25% OPENINGS STAIR 105 210 42 222 32.88 105 246 SF 1 300 105105 FUTURE BLDG 1187 SF 109 15 PREVIOUSLY A-2 (FRATERNAL ORG.; ELK'S CLUB) 1 HR FIRE RATED CEILING/ROOF ASSEMBLY PER 705.8.6 STAIR 105 240 48 1496 SF 100 15 OCCUPANCY A-3 2654 SF 9 300 Accessory Stor., Mech Equip. Rms Assembly Unconcentrated (tables/chairs) Exercise Room A1 G-002 A1 G-002 2560 SF 9 3001666 SF 6 3001515 SF 5 300 1422 SF 29 50 OCCUPANCY A-3 1380 SF 5 300 126 FT80 20 49 STAIR 49 49 36 STAIR 84 48 160 FUTURE BLDG CHANGE OF OCC. PREVIOUSLY S-2 CHANGE OF OCC. PREVIOUSLY S-2 16645 SF Bldg Area TENANT 121ATENANT 115TENANT 113 STUDIO 123A STUDIO 123B REVIVAL 117 APARTMENTS 125APARTMENTS 113.5 TENANT 111 BASEMENT 127 BASEMENT 117 BASEMENT 113 BASEMENT 115 ENTRY 119 REVIVAL 117 TENANT 121B FITNESS OFFICE BASEMENT 109 LOFT 109 TENANT 109 SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4G-002 CODE INFORMATION 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PERMIT/BID SET11/06/2020 3/64" = 1'-0" LEVEL 1 3/64" = 1'-0" LEVEL 2 3/64" = 1'-0" LEVEL 3 3/64" = 1'-0" BASEMENT 1/16" = 1'-0"A1 CROSS SECTION PLUMBING FIXTURE COUNT Fixture User WCs/URINALS LAVATORIES DFs MOP SINKReq'd Provided Req'd Provided Req'd Provided Basement Level 1/500 1 1 Male: 65 1/75 2 1/200 1 - - Female: 65 1/75 1 1/200 1 - - 1st Lvl (Martini's)- - - Male: 72 1/40 2 1/75 1 - - Female: 72 1/40 2 1/75 2 - - 2nd Lvl (Riverside)- - - Occupants:10 1/25 1 1/40 1 - - 3rd Lvl (Riverside)1/500 1 1 Male: 105 1/125 3.5 1/200 2 - - Female: 105 1/65 3.5 1/200 2 - - UP UP BASEMENT 113 BASEMENT 115 EXIST. FOUNDATION WALL TO BE MAINTAINED D1 D21 D12 D13 D13 D4 D7 D18 D12 D38 D38 D38 D38 D20 D4 D2 D15 D4 D4 D4 BASEMENT 117 BASEMENT 121 EXISTING GAS/WATER/SPRINKLER D4D4D4 D4D4 D4 D4 D4 BASEMENT 127 THE GRADUATE BASEMENT 109 105 E. COLLEGE ST D4 D31 D38 D20 D20 D20 D2 D18D18D18D18 D18D18 D20 D4 D2 D2 D12D12D12D12D12 D12D12D12D12D12 D4 D20 D4 D2 D20 D4D4 D2 D2 D12 D2 D12D12D12D12D12D12 AREA OF NEW CONSTRUCTION (TOWER PHASE) D20 D4D4 D12D12D12D12D12D12 D13 D2D2D2D2 D2D2 D12 D4D4 D4 D2 REMOVE ALL CEILINGS OTHER THAN TIN PANELS. SALVAGE TIN CEILING IN DEMOLISHED PORTION OF BUILDING FOR PATCHING IN AREAS NOT DEMOLISHED. SEE A-SHEETSSEE A-SHEETS LINE OF BLDNG DEMOLITION. SEE A-SHEETS. LINE OF BLDG DEMOLITION. SEE A-SHEETS. D5 COLUMN AND FOOTING TO REMAIN NO WORK IN THIS AREA U.N.O. D14 D12 D12 ALL SUPPLEMENTAL/TEMPORARY COLUMNS IN BASEMENT 121 NEED TO BE REMOVED. CONTRACT STRUCTURAL ENGINEER FOR REVIEW OF SUPPORTED STRUCTURE PRIOR TO REMOVAL NO WORK IN THIS AREA U.N.O. NO WORK IN THIS AREA U.N.O. COLUMN AND FOOTING TO REMAIN COLUMN AND FOOTING TO REMAIN D14 COLUMN AND FOOTING TO REMAIN. D4 D20 DEMOLITION NOTES EXISTING BUILDING ELEMENTS TO REMAIN PROPOSED DEMOLITION 1. REMOVE ALL MEPT SYSTEM COMPONENTS WITHIN AREAS OF THE WORK OF THIS CONTRACT TO BE ABANDONED BY THE WORK OF THIS CONTRACT. 2. WHERE NEW OPENINGS ARE CUT INTO THE EXISTING BRICK VENEER AND/OR CMU, TOOTH-IN SOLID END BRICK AT JAMBS. 3. WHERE PORTIONS OF MASONRY WALLS ARE REMOVED, TOOTH-IN SOLID END BRICK AT ENDS OR WHERE THEY MEET NEW MASONRY WALLS. 4. WHERE NEW OPENINGS ARE CUT INTO THE FLOOR FOR NEW ELEVATOR, STAIRS, OR MECH. SHAFTS, SEE A- SHEETS FOR SIZE OF OPENING. 5. REMOVE ALL SATC CEILINGS 6. ALL GYPSUM, PLASTER AND HARD LID CEILINGS ARE TO REMAIN U.N.O. 7. REMOVE SEALANT AT ALL WINDOWS TO REMAIN AND PREP FOR NEW SEALANT. 8. REFER TO THE UNDERSLAB MEP PIPING PLANS FOR ADDITIONAL AREAS OF SAWCUTTING CONCRETE FLOORS FOR UNDERSLAB PIPING AND CONDUIT NOT SHOWN ON THE ARCHITECTURAL PLANS. 9. REFER TO MECHANICAL PLANS FOR LOCATIONS OF ADDITIONAL OPENINGS TO BE CUT IN EXISTING WALLS FOR NEW DUCTWORK AND PIPING. SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4AD100 OVERALL DEMOLITION PLAN - BASEMENT 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PERMIT/BID SET11/06/2020 3/32" = 1'-0"A1 OVERALL DEMOLITION PLAN - BASEMENT DEMOLITION KEYNOTES D1 REMOVE ALL FLOOR FINISHES AND ADHESIVES; HARD WOOD AND SUB-FLOOR TO REMAIN D2 REMOVE DOOR AND FRAME D3 REMOVE MASONRY WALL D4 REMOVE STUD WALL D5 REMOVE PORTION OF WALL FOR NEW OPENING, SEE A-SHEETS FOR SIZE AND DETAILS D7 REMOVE ALL SATC AND GRID D8 REMOVE ELEVATED FLOOR AND FRAMING D9 REMOVE FLOOR AND FRAMING D10 REMOVE TILE FLOORING, TILE BASE, AND SETTING BED/GROUT D11 REMOVE BAR COUNTER, WALL FRAMING, AND EQUIPMENT D12 REMOVE PLUMBING FIXTURES D13 REMOVE TOILET ACCESSORIES AND RESTROOM FLOORING D14 REMOVE CONCRETE SLAB/PAVING D15 REMOVE WINDOW AND FRAME D18 REMOVE MECHANICAL EQUIPMENT AND ASSOCIATED DUCTWORK D20 REMOVE STAIR/RAMP D21 REMOVE COLUMN WRAP AND TRIM; COLUMN TO REMAIN D23 REMOVE EQUIPMENT D24 REMOVE ELEC FIXTURES D26 PREP WD TO BE PAINTED D27 REMOVE ROOFING AND INSULATION DOWN TO DECK D28 REMOVE RADIATOR EQUIPMENT AND PIPES D30 REMOVE INFILL D31 REMOVE CONCRETE BASE D32 REMOVE FENCE D33 REMOVE TRANSOM AND FRAME D34 REMOVE DOOR PANEL D35 REMOVE DOWNSPOUT D36 REMOVE GUTTER D37 REMOVE FIRE ESCAPE D38 REMOVE PORTION OF BUILDING SHOWN ON PLAN IN ITS ENTIRETY D39 REMOVE DECORATIVE DRYWALL CEILING/SOFFTS AND ASSOCIATED FRAMING D41 REMOVE NOSINGS AND VINYL TREADS/RISERS. STAIRS & HANDRAILS TO REMAIN DNUP UP UP NO WORK IN THIS AREA U.N.O. NO WORK IN THIS AREA U.N.O. EXIST. MASONRY WALL AND FOUNDATION TO BE MAINTAINED AREA OF NEW CONSTRUCTION (TOWER PHASE) OPEN TO BELOW D1 D11 D12 D13 D12 D2 D4 D9 D4 D20 D20 D4 D21 D21D21 D21 D21 D20 D20 D3 D20 D12 D13 D12 D8 D20 D20D20 D8 D20 D4 D20 D4 D12 D13 D7 D8 D7 D4 D2 D4 D20 D4 D4 D4 D12D12 D53'-8"D21D21D21D21 D15D15D15 D2 THE GRADUATE109 PATRON105 E. COLLEGE ST REMOVE CELLAR ENTRANCE D2 D2 D38 D9 D10 FLOOR TILE TO REMAIN REMOVE DOOR SALVAGE FOR REUSE AS NEW ENTRANCE D2 D38 D38 GAS METERS TO BE RELOCATED ALONG SOUTH WALL D14 D32 D32D32 REMOVE TREES STRUCTURE TO REMAIN 121 UNION BAR 127 MARTINI'S 117 REVIVAL D20 D15 PROTECT EXISTING HEX-TILE FLOORING BELOW. D5 D32D32 115 GRAZE111 FIELDHOUSE D20 D4 D20 D4 D15 D1 D23 D11 D8 D38 D23 D8 D12D12 D38 D20D20 D11 D12 D2 D5 D2 D2 D4D4 D11D11 D20 D4 D20 D5D5 D2 COLUMN TO REMAIN. D26D26 D26 D38 D20 D20 REMOVE FLOORING ON RAMP AND METAL THRESHHOLD D4 COLUMN TO REMAIN.SEE A-SHEETSSEE A-SHEETS SEE A-SHEETSSEE A-SHEETS D9D9 D9 D8D8 D4 D4 D4 D11D11 D21 D21 NO WORK IN THIS AREA U.N.O. D3 D3 REMOVE GLASS CLADDING AND SALVAGE FOR REUSE LINE OF BLDG DEMOLITION. SEE A-SHEETS. LINE OF BLDG DEMOLITION. SEE A-SHEETS. REMOVE GRAFFITI REMOVE GRAFFITI REMOVE GRAFFITI REMOVE GRAFFITI D20 D9 D2 D41 DEMOLITION NOTES EXISTING BUILDING ELEMENTS TO REMAIN PROPOSED DEMOLITION 1. REMOVE ALL MEPT SYSTEM COMPONENTS WITHIN AREAS OF THE WORK OF THIS CONTRACT TO BE ABANDONED BY THE WORK OF THIS CONTRACT. 2. WHERE NEW OPENINGS ARE CUT INTO THE EXISTING BRICK VENEER AND/OR CMU, TOOTH-IN SOLID END BRICK AT JAMBS. 3. WHERE PORTIONS OF MASONRY WALLS ARE REMOVED, TOOTH-IN SOLID END BRICK AT ENDS OR WHERE THEY MEET NEW MASONRY WALLS. 4. WHERE NEW OPENINGS ARE CUT INTO THE FLOOR FOR NEW ELEVATOR, STAIRS, OR MECH. SHAFTS, SEE A- SHEETS FOR SIZE OF OPENING. 5. REMOVE ALL SATC CEILINGS 6. ALL GYPSUM, PLASTER AND HARD LID CEILINGS ARE TO REMAIN U.N.O. 7. REMOVE SEALANT AT ALL WINDOWS TO REMAIN AND PREP FOR NEW SEALANT. 8. REFER TO THE UNDERSLAB MEP PIPING PLANS FOR ADDITIONAL AREAS OF SAWCUTTING CONCRETE FLOORS FOR UNDERSLAB PIPING AND CONDUIT NOT SHOWN ON THE ARCHITECTURAL PLANS. 9. REFER TO MECHANICAL PLANS FOR LOCATIONS OF ADDITIONAL OPENINGS TO BE CUT IN EXISTING WALLS FOR NEW DUCTWORK AND PIPING. SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4AD101 OVERALL DEMOLITION PLAN - GROUND FLR 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PERMIT/BID SET11/06/2020 3/32" = 1'-0"A1 OVERALL DEMOLITION PLAN - GROUND FLOOR DEMOLITION KEYNOTES D1 REMOVE ALL FLOOR FINISHES AND ADHESIVES; HARD WOOD AND SUB-FLOOR TO REMAIN D2 REMOVE DOOR AND FRAME D3 REMOVE MASONRY WALL D4 REMOVE STUD WALL D5 REMOVE PORTION OF WALL FOR NEW OPENING, SEE A-SHEETS FOR SIZE AND DETAILS D7 REMOVE ALL SATC AND GRID D8 REMOVE ELEVATED FLOOR AND FRAMING D9 REMOVE FLOOR AND FRAMING D10 REMOVE TILE FLOORING, TILE BASE, AND SETTING BED/GROUT D11 REMOVE BAR COUNTER, WALL FRAMING, AND EQUIPMENT D12 REMOVE PLUMBING FIXTURES D13 REMOVE TOILET ACCESSORIES AND RESTROOM FLOORING D14 REMOVE CONCRETE SLAB/PAVING D15 REMOVE WINDOW AND FRAME D18 REMOVE MECHANICAL EQUIPMENT AND ASSOCIATED DUCTWORK D20 REMOVE STAIR/RAMP D21 REMOVE COLUMN WRAP AND TRIM; COLUMN TO REMAIN D23 REMOVE EQUIPMENT D24 REMOVE ELEC FIXTURES D26 PREP WD TO BE PAINTED D27 REMOVE ROOFING AND INSULATION DOWN TO DECK D28 REMOVE RADIATOR EQUIPMENT AND PIPES D30 REMOVE INFILL D31 REMOVE CONCRETE BASE D32 REMOVE FENCE D33 REMOVE TRANSOM AND FRAME D34 REMOVE DOOR PANEL D35 REMOVE DOWNSPOUT D36 REMOVE GUTTER D37 REMOVE FIRE ESCAPE D38 REMOVE PORTION OF BUILDING SHOWN ON PLAN IN ITS ENTIRETY D39 REMOVE DECORATIVE DRYWALL CEILING/SOFFTS AND ASSOCIATED FRAMING D41 REMOVE NOSINGS AND VINYL TREADS/RISERS. STAIRS & HANDRAILS TO REMAIN DNUP UP UP D1 D7 D18 D12 D18 D12 D4D4D4 D1 D7 D8 D18 D4 D15D15D15D15D15 D20 D24 D21 D21 D11 D20 D38 121 E. COLLEGE (UNION BAR)119 E. COLLEGE D12 D4 113.5 E. COLLEGE APARTMENTS 111 E. COLLEGE D20 D38 125 E COLLEGE (APARTMENTS) THE GRADUATE109 E. COLLEGE ST 105 E. COLLEGE ST D2 D26 D26D26 D38 REMOVE DOOR PANEL. FRAME TO STAY AND BE PAINTED. D28 REMOVE (2)STREET LIGHTS, BRACKET AND ASSOCIATED WIRING AND RETURN TO THE CITY D26D26D26 D28 D28D28 D28 D28 D5 D38 OPEN TO BELOW D18D18D18D18 D18D18D18D18 D18 AREA OF NEW CONSTRUCTION (TOWER PHASE) D4 D20 D11 D4 D20 D12D12 D9 D39 D4 D11 D12 D20 D38 D9 COLUMN TO REMAIN NO WORK IN THIS AREA U.N.O. D26 TYP. TYP.D26 D15D15 NO WORK IN THIS AREA U.N.O. D4 D38 D27 COLUMN TO REMAIN LINE OF BLDG DEMOLITION. SEE A-SHEETS. LINE OF BLDG DEMOLITION. SEE A-SHEETS.6'-0"3'-11"D5SEE A-SHEETSD4 D2 D20 D4 D41 D41 DEMOLITION NOTES EXISTING BUILDING ELEMENTS TO REMAIN PROPOSED DEMOLITION 1. REMOVE ALL MEPT SYSTEM COMPONENTS WITHIN AREAS OF THE WORK OF THIS CONTRACT TO BE ABANDONED BY THE WORK OF THIS CONTRACT. 2. WHERE NEW OPENINGS ARE CUT INTO THE EXISTING BRICK VENEER AND/OR CMU, TOOTH-IN SOLID END BRICK AT JAMBS. 3. WHERE PORTIONS OF MASONRY WALLS ARE REMOVED, TOOTH-IN SOLID END BRICK AT ENDS OR WHERE THEY MEET NEW MASONRY WALLS. 4. WHERE NEW OPENINGS ARE CUT INTO THE FLOOR FOR NEW ELEVATOR, STAIRS, OR MECH. SHAFTS, SEE A- SHEETS FOR SIZE OF OPENING. 5. REMOVE ALL SATC CEILINGS 6. ALL GYPSUM, PLASTER AND HARD LID CEILINGS ARE TO REMAIN U.N.O. 7. REMOVE SEALANT AT ALL WINDOWS TO REMAIN AND PREP FOR NEW SEALANT. 8. REFER TO THE UNDERSLAB MEP PIPING PLANS FOR ADDITIONAL AREAS OF SAWCUTTING CONCRETE FLOORS FOR UNDERSLAB PIPING AND CONDUIT NOT SHOWN ON THE ARCHITECTURAL PLANS. 9. REFER TO MECHANICAL PLANS FOR LOCATIONS OF ADDITIONAL OPENINGS TO BE CUT IN EXISTING WALLS FOR NEW DUCTWORK AND PIPING. SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4AD102 OVERALL DEMOLITION PLAN - 2ND FLR 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PERMIT/BID SET11/06/2020 3/32" = 1'-0"A1 OVERALL DEMOLITION PLAN - 2ND FLOOR DEMOLITION KEYNOTES D1 REMOVE ALL FLOOR FINISHES AND ADHESIVES; HARD WOOD AND SUB-FLOOR TO REMAIN D2 REMOVE DOOR AND FRAME D3 REMOVE MASONRY WALL D4 REMOVE STUD WALL D5 REMOVE PORTION OF WALL FOR NEW OPENING, SEE A-SHEETS FOR SIZE AND DETAILS D7 REMOVE ALL SATC AND GRID D8 REMOVE ELEVATED FLOOR AND FRAMING D9 REMOVE FLOOR AND FRAMING D10 REMOVE TILE FLOORING, TILE BASE, AND SETTING BED/GROUT D11 REMOVE BAR COUNTER, WALL FRAMING, AND EQUIPMENT D12 REMOVE PLUMBING FIXTURES D13 REMOVE TOILET ACCESSORIES AND RESTROOM FLOORING D14 REMOVE CONCRETE SLAB/PAVING D15 REMOVE WINDOW AND FRAME D18 REMOVE MECHANICAL EQUIPMENT AND ASSOCIATED DUCTWORK D20 REMOVE STAIR/RAMP D21 REMOVE COLUMN WRAP AND TRIM; COLUMN TO REMAIN D23 REMOVE EQUIPMENT D24 REMOVE ELEC FIXTURES D26 PREP WD TO BE PAINTED D27 REMOVE ROOFING AND INSULATION DOWN TO DECK D28 REMOVE RADIATOR EQUIPMENT AND PIPES D30 REMOVE INFILL D31 REMOVE CONCRETE BASE D32 REMOVE FENCE D33 REMOVE TRANSOM AND FRAME D34 REMOVE DOOR PANEL D35 REMOVE DOWNSPOUT D36 REMOVE GUTTER D37 REMOVE FIRE ESCAPE D38 REMOVE PORTION OF BUILDING SHOWN ON PLAN IN ITS ENTIRETY D39 REMOVE DECORATIVE DRYWALL CEILING/SOFFTS AND ASSOCIATED FRAMING D41 REMOVE NOSINGS AND VINYL TREADS/RISERS. STAIRS & HANDRAILS TO REMAIN DN1/2" / 1'-0"PHASE II NEW CONSTRUCTION SKYLIGHTS TO REMAIN D15D15 D20 D4 D20 D3 119 E. COLLEGE D30 D4 D4D4 D15D15D15D15D15D15 D15 D4 D4 D3D3D3 D20 D3D3 D9 105 E. COLLEGE ST D27 D27 D27 D27 D27 D28 THE GRADUATE D5 D5 D28 D5 D28 D28 D5 SALVAGE EXISTING DOOR AND TRIM D18D18D18 D18D18D18 D18D18 D18 D18 D18 D18 D38 D38 D38D38 D38 REMOVE TOP PORTION OF MASONRY WALL. SEE A- SHEETS FOR EXTENT SEE A-SHEETSD30 D30 D28 5'-6"D4D4 D36 D23 SEE A-SHEETSSEE A-SHEETS 12'-10"D9D9 D2 D9D9 REMOVE WOOD FLOORING AND SUB- FLOOR. SALVAGE REUSABLE WOOD FLOORING TO PATCH ADJACENT SPACE REMOVE CEILING IN THIS AREA REMOVE CEILING IN THIS AREA SEE A-SHEETS REMOVE GRAFFITI 2'-0"3'-6"D9 D41 DEMOLITION NOTES EXISTING BUILDING ELEMENTS TO REMAIN PROPOSED DEMOLITION 1. REMOVE ALL MEPT SYSTEM COMPONENTS WITHIN AREAS OF THE WORK OF THIS CONTRACT TO BE ABANDONED BY THE WORK OF THIS CONTRACT. 2. WHERE NEW OPENINGS ARE CUT INTO THE EXISTING BRICK VENEER AND/OR CMU, TOOTH-IN SOLID END BRICK AT JAMBS. 3. WHERE PORTIONS OF MASONRY WALLS ARE REMOVED, TOOTH-IN SOLID END BRICK AT ENDS OR WHERE THEY MEET NEW MASONRY WALLS. 4. WHERE NEW OPENINGS ARE CUT INTO THE FLOOR FOR NEW ELEVATOR, STAIRS, OR MECH. SHAFTS, SEE A- SHEETS FOR SIZE OF OPENING. 5. REMOVE ALL SATC CEILINGS 6. ALL GYPSUM, PLASTER AND HARD LID CEILINGS ARE TO REMAIN U.N.O. 7. REMOVE SEALANT AT ALL WINDOWS TO REMAIN AND PREP FOR NEW SEALANT. 8. REFER TO THE UNDERSLAB MEP PIPING PLANS FOR ADDITIONAL AREAS OF SAWCUTTING CONCRETE FLOORS FOR UNDERSLAB PIPING AND CONDUIT NOT SHOWN ON THE ARCHITECTURAL PLANS. 9. REFER TO MECHANICAL PLANS FOR LOCATIONS OF ADDITIONAL OPENINGS TO BE CUT IN EXISTING WALLS FOR NEW DUCTWORK AND PIPING. SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4AD103 OVERALL DEMOLITION PLAN - 3RD FLR 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PERMIT/BID SET11/06/2020 3/32" = 1'-0"A4 OVERALL DEMOLITION PLAN - 3RD FLOOR DEMOLITION KEYNOTES D1 REMOVE ALL FLOOR FINISHES AND ADHESIVES; HARD WOOD AND SUB-FLOOR TO REMAIN D2 REMOVE DOOR AND FRAME D3 REMOVE MASONRY WALL D4 REMOVE STUD WALL D5 REMOVE PORTION OF WALL FOR NEW OPENING, SEE A-SHEETS FOR SIZE AND DETAILS D7 REMOVE ALL SATC AND GRID D8 REMOVE ELEVATED FLOOR AND FRAMING D9 REMOVE FLOOR AND FRAMING D10 REMOVE TILE FLOORING, TILE BASE, AND SETTING BED/GROUT D11 REMOVE BAR COUNTER, WALL FRAMING, AND EQUIPMENT D12 REMOVE PLUMBING FIXTURES D13 REMOVE TOILET ACCESSORIES AND RESTROOM FLOORING D14 REMOVE CONCRETE SLAB/PAVING D15 REMOVE WINDOW AND FRAME D18 REMOVE MECHANICAL EQUIPMENT AND ASSOCIATED DUCTWORK D20 REMOVE STAIR/RAMP D21 REMOVE COLUMN WRAP AND TRIM; COLUMN TO REMAIN D23 REMOVE EQUIPMENT D24 REMOVE ELEC FIXTURES D26 PREP WD TO BE PAINTED D27 REMOVE ROOFING AND INSULATION DOWN TO DECK D28 REMOVE RADIATOR EQUIPMENT AND PIPES D30 REMOVE INFILL D31 REMOVE CONCRETE BASE D32 REMOVE FENCE D33 REMOVE TRANSOM AND FRAME D34 REMOVE DOOR PANEL D35 REMOVE DOWNSPOUT D36 REMOVE GUTTER D37 REMOVE FIRE ESCAPE D38 REMOVE PORTION OF BUILDING SHOWN ON PLAN IN ITS ENTIRETY D39 REMOVE DECORATIVE DRYWALL CEILING/SOFFTS AND ASSOCIATED FRAMING D41 REMOVE NOSINGS AND VINYL TREADS/RISERS. STAIRS & HANDRAILS TO REMAIN Level 1 -125 4" Level 2 -125 15'-2" LEVEL 3 -119 28'-10" LEVEL 1 -119 2" LEVEL 2 -119 16'-0" REMOVE BLACK STUCCO FACADE REMOVE "REVIVAL" LETTERING AND RETURN TO REVIVAL8"3"REMOVE BRICK FACADE, WALL FRAMING, WINDOWS, DOORS, SIGNAGE, CANOPIES SALVAGE DOOR AND REUSE D2 D2 REVIVAL 119 D26 D26 D26D26 D26 D26 D26D26D26 D26D26 D15D15 Level 1 -125 4" Level 2 -125 15'-2" LEVEL 3 -119 28'-10" LEVEL 2 -111/113 17'-8" LEVEL 1 -119 2" LEVEL 1 -111/113 2'-5" LEVEL 2 -119 16'-0" D38 D15 D15 D15 D15 D38 D20 D15 D15 D15 D15 D2 D33 D34 D35 D37 REMOVE IVY D2 D33 D18 D35 D36 D35D35 D35 D38 D38 D32 D2 D2 D26 D26 TYP. D26 TYP. D2 D35 D35 REMOVE GRAFFITI DEMOLITION NOTES EXISTING BUILDING ELEMENTS TO REMAIN PROPOSED DEMOLITION 1. REMOVE ALL MEPT SYSTEM COMPONENTS WITHIN AREAS OF THE WORK OF THIS CONTRACT TO BE ABANDONED BY THE WORK OF THIS CONTRACT. 2. WHERE NEW OPENINGS ARE CUT INTO THE EXISTING BRICK VENEER AND/OR CMU, TOOTH-IN SOLID END BRICK AT JAMBS. 3. WHERE PORTIONS OF MASONRY WALLS ARE REMOVED, TOOTH-IN SOLID END BRICK AT ENDS OR WHERE THEY MEET NEW MASONRY WALLS. 4. WHERE NEW OPENINGS ARE CUT INTO THE FLOOR FOR NEW ELEVATOR, STAIRS, OR MECH. SHAFTS, SEE A- SHEETS FOR SIZE OF OPENING. 5. REMOVE ALL SATC CEILINGS 6. ALL GYPSUM, PLASTER AND HARD LID CEILINGS ARE TO REMAIN U.N.O. 7. REMOVE SEALANT AT ALL WINDOWS TO REMAIN AND PREP FOR NEW SEALANT. 8. REFER TO THE UNDERSLAB MEP PIPING PLANS FOR ADDITIONAL AREAS OF SAWCUTTING CONCRETE FLOORS FOR UNDERSLAB PIPING AND CONDUIT NOT SHOWN ON THE ARCHITECTURAL PLANS. 9. REFER TO MECHANICAL PLANS FOR LOCATIONS OF ADDITIONAL OPENINGS TO BE CUT IN EXISTING WALLS FOR NEW DUCTWORK AND PIPING. SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4AD201 EXTERIOR DEMOLITION ELEVATIONS 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PERMIT/BID SET11/06/2020 1/8" = 1'-0"C1 NORTH-DEMOLITION 1/8" = 1'-0"A1 SOUTH-DEMOLITION DEMOLITION KEYNOTES D1 REMOVE ALL FLOOR FINISHES AND ADHESIVES; HARD WOOD AND SUB-FLOOR TO REMAIN D2 REMOVE DOOR AND FRAME D3 REMOVE MASONRY WALL D4 REMOVE STUD WALL D5 REMOVE PORTION OF WALL FOR NEW OPENING, SEE A-SHEETS FOR SIZE AND DETAILS D7 REMOVE ALL SATC AND GRID D8 REMOVE ELEVATED FLOOR AND FRAMING D9 REMOVE FLOOR AND FRAMING D10 REMOVE TILE FLOORING, TILE BASE, AND SETTING BED/GROUT D11 REMOVE BAR COUNTER, WALL FRAMING, AND EQUIPMENT D12 REMOVE PLUMBING FIXTURES D13 REMOVE TOILET ACCESSORIES AND RESTROOM FLOORING D14 REMOVE CONCRETE SLAB/PAVING D15 REMOVE WINDOW AND FRAME D18 REMOVE MECHANICAL EQUIPMENT AND ASSOCIATED DUCTWORK D20 REMOVE STAIR/RAMP D21 REMOVE COLUMN WRAP AND TRIM; COLUMN TO REMAIN D23 REMOVE EQUIPMENT D24 REMOVE ELEC FIXTURES D26 PREP WD TO BE PAINTED D27 REMOVE ROOFING AND INSULATION DOWN TO DECK D28 REMOVE RADIATOR EQUIPMENT AND PIPES D30 REMOVE INFILL D31 REMOVE CONCRETE BASE D32 REMOVE FENCE D33 REMOVE TRANSOM AND FRAME D34 REMOVE DOOR PANEL D35 REMOVE DOWNSPOUT D36 REMOVE GUTTER D37 REMOVE FIRE ESCAPE D38 REMOVE PORTION OF BUILDING SHOWN ON PLAN IN ITS ENTIRETY D39 REMOVE DECORATIVE DRYWALL CEILING/SOFFTS AND ASSOCIATED FRAMING D41 REMOVE NOSINGS AND VINYL TREADS/RISERS. STAIRS & HANDRAILS TO REMAIN UP UP UP UP B3 A-211 B3 A-211 B1 A-211 B1 A-211 A-221 A1 LOUNGE 06B BASEMENT 115 03 BASEMENT 113 02 BASEMENT 127 06 F16 F16 M1.8 01A STAIR X01 A-222 D1 EXISTING GAS/WATER/SPRINKLER A-221 A5 BASEMENT 117 04 06 4300; WD STAIRS & RAILING -7'-0" -9'-0" -9'-0" -8'-0" -8'-0" 05 5100; MTL STAIRS 06G 06C UTILITY 06C B2 A-211 B2 A-211 BASEMENT 109 01 BASEMENT 119 05 05B WOMEN 06F MEN 06G FITNESS 06A MEETING 06E MEETING 06D EXISTING GAS METERS A-403 C4 C2 A-403 A2 REPAIR REPLACE TREADS & RISERS. EXISTING STRINGERS TO REMAIN. 05A 06E 06B 10'-5" A-403A3 06D 5'-3"9'-2"5'-5" 2'-5" 12'-10"9'-5"17'-0"L1.4 L1.4 L3.4 A-401 C3 A1 A-211 A1 A-211 7'-10"06H 19'-0" (+/-)11'-0" (+/-)A4 A-501 M1.8 S6 S6 06A S4 S4 S5 06 4300; WD STAIRS & RAILING L3.53'-10"5'-2"3'-10"M1.8 07 2700; FLUID APPLIED AIR BARRIER MEMBRANE 07 2100; INSUL 07 2700; FLUID APPLIED AIR BARRIER MEMBRANE 07 2100; INSUL B4A4 STOR. 06H 06J MECH. 06J L3.4 A-403A1 8'-0"-9'-0" -9'-0" 05 5100; SS HANDRAIL -8'-0" 03 3000; CIP CONC (2 RISERS) 03 3000; CIP CONC 11"NO WORK IN THIS AREA U.N.O. 1'-0" ADA THRESHOLD 09 6500; LVT B4 A-222 13'-2"13'-2"9'-4" GENERAL FLOOR PLAN NOTES 1. ALL DIMENSIONS ARE TO FACE OF STUD OR MASONRY, UNLESS OTHERWISE NOTED. 2. WALLS TO BE TYPE L3.4, UNLESS OTHERWISE NOTED. 3. REPLACE ALL SEALANT JOINTS AT EXISTING WINDOWS. 4. WHEREVER DEMOLITION OF WALLS, CEILINGS, FLOORS, CASEWORK, OR OTHER ITEMS RESULTS IN EXPOSED, UNFINISHED EDGES, PLANES, OR FACES OF ADJOINING WALLS, CEILINGS, FLOORS, ETC., THESE UNFINISHED ELEMENTS SHALL BE REPAIRED, PATCHED AND FINISHED WITH LIKE/COMPATIBLE MATERIALS AS REQUIRED TO MATCH ADJACENT SURFACE, UNLESS OTHERWISE NOTED IN THE DOCUMENTS. 5. WHERE REMOVAL OF ITEMS REQUIRED BY THIS CONTRACT, INCLUDING PLUMBING, MECHANICAL, ELECTRICAL, AND TELECOM ITEMS, LEAVES HOLES IN THE EXISTING WALLS, FLOORING, FLOOR SLAB, CEILINGS, AND/OR ROOF DECK, CONTRACTOR SHALL PATCH ALL HOLES LEFT FROM REMOVAL OF THESE ITEMS TO MATCH ADJACENT ASSEMBLY AND SURFACE PRIOR TO REFINISHING. 6. WHERE EXISTING OPENINGS IN MASONRY WALLS ARE TO BE FILLED WITH SIMILAR MASONRY UNITS, TOOTH-IN SOLID BRICK OR CMU AT JAMBS. EQEQEQEQ EQ EQ EXIST. CEILING REFURBISHED WITH SALVAGED CEILING MATERIAL FROM DEMOLISHED PORTIONS GYP BDEXISTING WD DECK SATC 24X24 CEILING LEGEND LINEAR PENDANT LIGHT FIXTURE EXIT LIGHT CAN LIGHT COVED LINEAR WALL WASHER RECESSED/PENDANT LED DOWNLIGHT 2'x4' TROFFER LIGHT SURFACE MOUNTED/PENDANT DOWNLIGHT 4X4 SURFACE MOUNT SQUARE LED RCP GENERAL NOTES 1. CONTRACTOR TO REVIEW CEILING LAYOUT AS SHOWN AND NOTIFY DESIGN PROFESSIONAL OF ANY CONFLICTS WITH STRUCTURAL, ELECTRICAL, MECHANICAL, PLUMBING, OR FIRE PROTECTION SYSTEMS, ETC. BEFORE PROCEEDING WITH CONSTRUCTION. 2. LOCATE DOWNLIGHTS AND WALL WASHERS IN CENTER OF CEILING TILE. IF CONFLICT OCCURS, NOTIFY DESIGN PROFESSIONAL PRIOR TO PROCEEDING. 3. CONTRACTOR TO VERIFY EXACT LOCATION OF ALL RECESSED DOWNLIGHTS IN GYP.BD. CEILINGS. COORDINATE WITH DESIGN PROFESSIONAL BEFORE PROCEEDING WITH THE WORK. 4. ALL EXPOSED CEILING EDGES SHALL BE FINISHED. 5. CEILINGS SHALL BE CENTERED WITHIN ROOM IN EACH DIRECTION, UNLESS NOTED OTHERWISE. 6. PAINT ALL EXPOSED DUCTS, PIPES, STRUCTURE - PAINT WHITE. 7. CEILING ELEVATIONS ARE REFERENCED FROM THE FINISHED FLOOR OF THE ROOM IN WHICH IT IS INSTALLED, UNLESS NOTED OTHERWISE. 8. FOR CLARITY PURPOSES ONLY CEILING MOUNTED DEVICES, THE LOCATION OF WHICH ARE CRITICAL FOR ARCHITECTURAL COORDINATION PURPOSES, ARE SHOWN. CONTRACTOR SHALL COORDINATE LOCATION OF ALL OTHER CEILING MOUNTED DEVICES AS SHOWN ON OTHER DRAWINGS. 9. PAINT ALL EXISTING HARD BOARD AND NEW GYP BD CEILINGS. 10. PROVIDE ACCESS PANELS AS REQUIRED FOR EQUIPMENT. 2'x2' TROFFER LIGHT SURFACE MOUNT LINEAR TEMP LIGHT TRACK LIGHT ELECTRICAL PANEL PHONE / DATA WALL SCONCE PENDANT LIGHT SATC 24X24 SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4A-100 BASEMENT LEVEL FLOOR PLAN 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PERMIT/BID SET11/06/2020 1/8" = 1'-0"C1 BASEMENT LEVEL FLOOR PLAN 3/32" = 1'-0"A1 BASEMENT REFLECTED CEILING PLAN DN UP DN A-201 B1 B3 A-211 B3 A-211 B1 A-211 B1 A-211 A-201 A1 A-221 A2 A-221 B5 ENTRY 119 104 TENANT 121A 105A X1.8 X1.8 M1.8M1.8 W3.3 A2 A-301 106A TENANT 115 102 TENANT 113 101 A-222 D2 A-222 A5 A-401 C2 A-401 B4 1'-5" 1'-8" 1'-9"2'-5" 4" 1'-5" 1'-8"1'-9"2'-5" REVIVAL 117 103 REUSE EXISTING GLASS CLADDING TO INFILL EXISTING OPENING B2 A-211 B2 A-211 TENANT 121B 105B L4.6 2'-9" M1.8 M1.8 M1.8 'WHITE BOX' LEVEL FINISH: • CLEAN EXIST. TILE FLOORING • EXIST. MASONRY WALLS • NEW WALLS: LVL 5 DRYWALL FINISH/PAINTED • EMERGENCY/EXIT LIGHTING • MIN. PWR REQ'D BY CODE • MEP STUBBED-IN & CAPPED 'WHITE BOX' LEVEL FINISH: • CLEAN EXIST. TILE FLOORING • EXIST. MASONRY WALLS • NEW WALLS: LVL 5 DRYWALL FINISH/PAINTED • EMERGENCY/EXIT LIGHTING • MIN. PWR REQ'D BY CODE • MEP STUBBED-IN & CAPPED NO WORK IN THIS AREA U.N.O. NO OTHER WORK U.N.O. WITHIN THIS SET NO WORK IN THIS AREA U.N.O 106C105D105B106DS2 A-403 C4 C2 A3 A-301 105A105C103A 104B 101A100A 100B 100C 104A106 10" NO WORK IN THIS AREA U.N.O NO WORK IN THIS AREA U.N.O 115A 5'-0"5'-0" 1'-8" B1 A-501 05 5100; SS HANDRAIL 05 5100; SS HANDRAIL TENANT 109 100 A-403 B3 A-501 A2 104COFFICE 106C WOMEN'S 106B A1 A-211 A1 A-211 MARTINI'S 106 34'-10" (+/-)7'-10"38'-2"A-501 C1 A-501 D1 01B 5'-0" 5'-0"101C102B 103B 101B S3 S7 A1 A-501 S1 B4A4 2" 106B 10" B1 17'-0"10'-0" A-403A1 MEN'S 106A1'-6"A-222 B5 B4 A-222 5'-0"5'-0"5'-0"7'-0"5'-0"7'-0" 2'-4" 05 5100; SS HANDRAIL 1'-7" GENERAL FLOOR PLAN NOTES 1. ALL DIMENSIONS ARE TO FACE OF STUD OR MASONRY, UNLESS OTHERWISE NOTED. 2. WALLS TO BE TYPE L3.4, UNLESS OTHERWISE NOTED. 3. REPLACE ALL SEALANT JOINTS AT EXISTING WINDOWS. 4. WHEREVER DEMOLITION OF WALLS, CEILINGS, FLOORS, CASEWORK, OR OTHER ITEMS RESULTS IN EXPOSED, UNFINISHED EDGES, PLANES, OR FACES OF ADJOINING WALLS, CEILINGS, FLOORS, ETC., THESE UNFINISHED ELEMENTS SHALL BE REPAIRED, PATCHED AND FINISHED WITH LIKE/COMPATIBLE MATERIALS AS REQUIRED TO MATCH ADJACENT SURFACE, UNLESS OTHERWISE NOTED IN THE DOCUMENTS. 5. WHERE REMOVAL OF ITEMS REQUIRED BY THIS CONTRACT, INCLUDING PLUMBING, MECHANICAL, ELECTRICAL, AND TELECOM ITEMS, LEAVES HOLES IN THE EXISTING WALLS, FLOORING, FLOOR SLAB, CEILINGS, AND/OR ROOF DECK, CONTRACTOR SHALL PATCH ALL HOLES LEFT FROM REMOVAL OF THESE ITEMS TO MATCH ADJACENT ASSEMBLY AND SURFACE PRIOR TO REFINISHING. 6. WHERE EXISTING OPENINGS IN MASONRY WALLS ARE TO BE FILLED WITH SIMILAR MASONRY UNITS, TOOTH-IN SOLID BRICK OR CMU AT JAMBS. REVIVAL 117 103 TENANT 121A 105A TENANT 121B 105B ENTRY 119 104 STAIR X01 TENANT 115 102 TENANT 113 101 09 2116; GYP BD PAINT EXISTING METAL CEILING TENANT 109 100 EQEQEQEQEQEQEQEQ65'-10"2'-2" 7'-1" 2'-2" GYP BDEXISTING WD DECK SATC 24X24 CEILING LEGEND LINEAR PENDANT LIGHT FIXTURE EXIT LIGHT CAN LIGHT COVED LINEAR WALL WASHER RECESSED/PENDANT LED DOWNLIGHT 2'x4' TROFFER LIGHT SURFACE MOUNTED/PENDANT DOWNLIGHT 4X4 SURFACE MOUNT SQUARE LED RCP GENERAL NOTES 1. CONTRACTOR TO REVIEW CEILING LAYOUT AS SHOWN AND NOTIFY DESIGN PROFESSIONAL OF ANY CONFLICTS WITH STRUCTURAL, ELECTRICAL, MECHANICAL, PLUMBING, OR FIRE PROTECTION SYSTEMS, ETC. BEFORE PROCEEDING WITH CONSTRUCTION. 2. LOCATE DOWNLIGHTS AND WALL WASHERS IN CENTER OF CEILING TILE. IF CONFLICT OCCURS, NOTIFY DESIGN PROFESSIONAL PRIOR TO PROCEEDING. 3. CONTRACTOR TO VERIFY EXACT LOCATION OF ALL RECESSED DOWNLIGHTS IN GYP.BD. CEILINGS. COORDINATE WITH DESIGN PROFESSIONAL BEFORE PROCEEDING WITH THE WORK. 4. ALL EXPOSED CEILING EDGES SHALL BE FINISHED. 5. CEILINGS SHALL BE CENTERED WITHIN ROOM IN EACH DIRECTION, UNLESS NOTED OTHERWISE. 6. PAINT ALL EXPOSED DUCTS, PIPES, STRUCTURE - PAINT WHITE. 7. CEILING ELEVATIONS ARE REFERENCED FROM THE FINISHED FLOOR OF THE ROOM IN WHICH IT IS INSTALLED, UNLESS NOTED OTHERWISE. 8. FOR CLARITY PURPOSES ONLY CEILING MOUNTED DEVICES, THE LOCATION OF WHICH ARE CRITICAL FOR ARCHITECTURAL COORDINATION PURPOSES, ARE SHOWN. CONTRACTOR SHALL COORDINATE LOCATION OF ALL OTHER CEILING MOUNTED DEVICES AS SHOWN ON OTHER DRAWINGS. 9. PAINT ALL EXISTING HARD BOARD AND NEW GYP BD CEILINGS. 10. PROVIDE ACCESS PANELS AS REQUIRED FOR EQUIPMENT. 2'x2' TROFFER LIGHT SURFACE MOUNT LINEAR TEMP LIGHT TRACK LIGHT ELECTRICAL PANEL PHONE / DATA WALL SCONCE PENDANT LIGHT SATC 24X24 SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4A-101 FIRST LEVEL FLOOR PLAN 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PERMIT/BID SET11/06/2020 1/8" = 1'-0"C1 FIRST LEVEL FLOOR PLAN 3/32" = 1'-0"A1 FIRST LEVEL REFLECTED CEILING PLAN UP WH WHWH WH UP A-201 B1 B3 A-211 B3 A-211 B1 A-211 B1 A-211 A-201 A1 A-221 C5 A-221 B1 APARTMENTS 125 205 STUDIO 123B 204B X1.8 01C APARTMENTS 113.5 202 A-401 A2 A-222 D3 05 05 05 05 05050504 10 10 10 10 10 10 STUDIO 123A 204A STUDIO 123C 204C TENANT 111 201 05 5100; MTL STAIRS REVIVAL 117 203A RS FLEX SPACE 203B DRESS RM 203C DRESS RM 203D RS OFFICE 203F 204A204B204C204D204Ac 204Cb 204Ab 204Bb 204Bc 204Cc 204Db 203C203E RR 203E203A 204 CORRIDOR 204 B2 A-211 B2 A-211 OPEN TO BELOW LOFT 109 200 A-222 C1 NO WORK U.N.O. WITHIN THIS SET NO WORK U.N.O. WITHIN THIS SET 204Ad 204Cd 204Dd 204Dc 07 9200; JOINT SEALANT 07 9200; JOINT SEALANT 07 9200; JOINT SEALANT 07 9200; JOINT SEALANT 07 9200; JOINT SEALANT 07 9200; JOINT SEALANT A-401 A4 A-402 A-402B1 X1.8 M1.8 F2 W4.6 205B 205A 205C 205D202B 202A A-404 NO WORK U.N.O. WITHIN THIS SET COMMONS 119 204 W4.6 W4.6 OPEN TO BELOW A1 A-211 A1 A-211 3'-4"3'-2"20'-0"STUDIO 123D 204D 2'-5" 8'-8" A1 1'-0" D1 D3 D4 D2 204Bd 202C 3'-4" 2'-8" 3'-4" 2'-8" 3'-4" 2'-8" 3'-4" 2'-8" 3'-4" 2'-8" 3'-4" 205E203D203B203F213A L3.6 L1.4 L1.4 05 7000; GUARDRAIL, 1.5 x 0.5 STAINLESS STEEL NO WORK U.N.O. WITHIN THIS SET S10S10 EMERGENCY ESCAPE WINDOW EMERGENCY ESCAPE WINDOW EMERGENCY ESCAPE WINDOW GENERAL FLOOR PLAN NOTES 1. ALL DIMENSIONS ARE TO FACE OF STUD OR MASONRY, UNLESS OTHERWISE NOTED. 2. WALLS TO BE TYPE L3.4, UNLESS OTHERWISE NOTED. 3. REPLACE ALL SEALANT JOINTS AT EXISTING WINDOWS. 4. WHEREVER DEMOLITION OF WALLS, CEILINGS, FLOORS, CASEWORK, OR OTHER ITEMS RESULTS IN EXPOSED, UNFINISHED EDGES, PLANES, OR FACES OF ADJOINING WALLS, CEILINGS, FLOORS, ETC., THESE UNFINISHED ELEMENTS SHALL BE REPAIRED, PATCHED AND FINISHED WITH LIKE/COMPATIBLE MATERIALS AS REQUIRED TO MATCH ADJACENT SURFACE, UNLESS OTHERWISE NOTED IN THE DOCUMENTS. 5. WHERE REMOVAL OF ITEMS REQUIRED BY THIS CONTRACT, INCLUDING PLUMBING, MECHANICAL, ELECTRICAL, AND TELECOM ITEMS, LEAVES HOLES IN THE EXISTING WALLS, FLOORING, FLOOR SLAB, CEILINGS, AND/OR ROOF DECK, CONTRACTOR SHALL PATCH ALL HOLES LEFT FROM REMOVAL OF THESE ITEMS TO MATCH ADJACENT ASSEMBLY AND SURFACE PRIOR TO REFINISHING. 6. WHERE EXISTING OPENINGS IN MASONRY WALLS ARE TO BE FILLED WITH SIMILAR MASONRY UNITS, TOOTH-IN SOLID BRICK OR CMU AT JAMBS. 4'-0"4'-0"7'-4" 7'-4" 7'-4" 7'-4" 3'-5" 2'-2" 7'-0" 2'-2"6'-0"6'-0"7'-3"GYP BDEXISTING WD DECK SATC 24X24 CEILING LEGEND LINEAR PENDANT LIGHT FIXTURE EXIT LIGHT CAN LIGHT COVED LINEAR WALL WASHER RECESSED/PENDANT LED DOWNLIGHT 2'x4' TROFFER LIGHT SURFACE MOUNTED/PENDANT DOWNLIGHT 4X4 SURFACE MOUNT SQUARE LED RCP GENERAL NOTES 1. CONTRACTOR TO REVIEW CEILING LAYOUT AS SHOWN AND NOTIFY DESIGN PROFESSIONAL OF ANY CONFLICTS WITH STRUCTURAL, ELECTRICAL, MECHANICAL, PLUMBING, OR FIRE PROTECTION SYSTEMS, ETC. BEFORE PROCEEDING WITH CONSTRUCTION. 2. LOCATE DOWNLIGHTS AND WALL WASHERS IN CENTER OF CEILING TILE. IF CONFLICT OCCURS, NOTIFY DESIGN PROFESSIONAL PRIOR TO PROCEEDING. 3. CONTRACTOR TO VERIFY EXACT LOCATION OF ALL RECESSED DOWNLIGHTS IN GYP.BD. CEILINGS. COORDINATE WITH DESIGN PROFESSIONAL BEFORE PROCEEDING WITH THE WORK. 4. ALL EXPOSED CEILING EDGES SHALL BE FINISHED. 5. CEILINGS SHALL BE CENTERED WITHIN ROOM IN EACH DIRECTION, UNLESS NOTED OTHERWISE. 6. PAINT ALL EXPOSED DUCTS, PIPES, STRUCTURE - PAINT WHITE. 7. CEILING ELEVATIONS ARE REFERENCED FROM THE FINISHED FLOOR OF THE ROOM IN WHICH IT IS INSTALLED, UNLESS NOTED OTHERWISE. 8. FOR CLARITY PURPOSES ONLY CEILING MOUNTED DEVICES, THE LOCATION OF WHICH ARE CRITICAL FOR ARCHITECTURAL COORDINATION PURPOSES, ARE SHOWN. CONTRACTOR SHALL COORDINATE LOCATION OF ALL OTHER CEILING MOUNTED DEVICES AS SHOWN ON OTHER DRAWINGS. 9. PAINT ALL EXISTING HARD BOARD AND NEW GYP BD CEILINGS. 10. PROVIDE ACCESS PANELS AS REQUIRED FOR EQUIPMENT. 2'x2' TROFFER LIGHT SURFACE MOUNT LINEAR TEMP LIGHT TRACK LIGHT ELECTRICAL PANEL PHONE / DATA WALL SCONCE PENDANT LIGHT SATC 24X24 SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4A-102 SECOND LEVEL FLOOR PLAN 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PERMIT/BID SET11/06/2020 1/8" = 1'-0"C1 SECOND LEVEL FLOOR PLAN 3/32" = 1'-0"A1 SECOND LEVEL REFLECTED CEILING PLAN DN A-201 B1 B3 A-211 B3 A-211 B1 A-211 B1 A-211 A-201 A1 A-221 D5 A-221 B23/4" / 1'-0"3/4" / 1'-0"L3.4 L4.6 M1.8 01D 303A303B 309A 01D A-401 A1 A-222 D4 05 05 05 05 05 05 A-201C1 A-201 C3 05 5100; MTL STAIRS OFFICE 308A 309B309C STORAGE 310 GREEN RM 304 5'-1"4'-2"12'-10"WOMEN'S 305 MEN'S 306 306 307 RR 307 A-402 B2 A-211 B2 A-211 STAIR X01 SLL 309 303C 301A C2D1 C3 D3 WALL TO WALL BUILT-UP THEATRICAL FLOOR. SEE ASSEMBLIES ON A-001 R1 R1 R1 05 7113; PREFABRICATED SPIRAL STAIR A-222 C2 304 314 RR 314 306A 308A 3051/2" / 1'-0"3/4" / 1'-0"308B 301B 301C D5 A-222 L3.4 07 07 07 USE EXISTING SALVAGED BRICK 04 2001; BRICK 05 5133; MTL LADDER A1 A-211 A1 A-211 COAT STORAGE 308B 5'-10"6'-6"07 9200; JOINT SEALANT A-402 B2 302A 302B S9 04 2001; BRICK 05 5133; MTL LADDER L5 6'-3" CLCL 08 8000; GLAZING08 8000; GLAZING08 8000; GLAZING08 8000; GLAZING TYP. A-501 A3 FILL WINDOW OPENING W/ 2ND PANE (IG-1) F3.1 F3.1 F3.3 F3.3 14'-1"12'-11" 2" F3.4 L0.1 F3.3 06 F3.2 F3.1 F3.2 F3.2F3.2 JAN. 306A F3.1 THEATRICAL CURTAIN; OFOI 15'-6"15'-6" MIN. 3'-0" RIVERSIDE LOBBY 301 SHOP 303 RIVERSIDE THEATRE 302 05 5133; MTL LADDER A-402 C1 A5 GENERAL FLOOR PLAN NOTES 1. ALL DIMENSIONS ARE TO FACE OF STUD OR MASONRY, UNLESS OTHERWISE NOTED. 2. WALLS TO BE TYPE L3.4, UNLESS OTHERWISE NOTED. 3. REPLACE ALL SEALANT JOINTS AT EXISTING WINDOWS. 4. WHEREVER DEMOLITION OF WALLS, CEILINGS, FLOORS, CASEWORK, OR OTHER ITEMS RESULTS IN EXPOSED, UNFINISHED EDGES, PLANES, OR FACES OF ADJOINING WALLS, CEILINGS, FLOORS, ETC., THESE UNFINISHED ELEMENTS SHALL BE REPAIRED, PATCHED AND FINISHED WITH LIKE/COMPATIBLE MATERIALS AS REQUIRED TO MATCH ADJACENT SURFACE, UNLESS OTHERWISE NOTED IN THE DOCUMENTS. 5. WHERE REMOVAL OF ITEMS REQUIRED BY THIS CONTRACT, INCLUDING PLUMBING, MECHANICAL, ELECTRICAL, AND TELECOM ITEMS, LEAVES HOLES IN THE EXISTING WALLS, FLOORING, FLOOR SLAB, CEILINGS, AND/OR ROOF DECK, CONTRACTOR SHALL PATCH ALL HOLES LEFT FROM REMOVAL OF THESE ITEMS TO MATCH ADJACENT ASSEMBLY AND SURFACE PRIOR TO REFINISHING. 6. WHERE EXISTING OPENINGS IN MASONRY WALLS ARE TO BE FILLED WITH SIMILAR MASONRY UNITS, TOOTH-IN SOLID BRICK OR CMU AT JAMBS. 2'-8"EQ EQ EQ EQ EQEQEQEQEQEQEQEQ5'-8"2'-11"2'-0" 5'-10" 5'-10" 5'-10" 3'-1" 3'-1" 5'-10" 5'-10" 5'-10" 2'-0" 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT 05 5000; PIPE GRID SYSTEM 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT 7'-9" 6'-1" 6'-1" 6'-7"17'-8"5'-3"2'-0"2'-0" GYP BDEXISTING WD DECK SATC 24X24 CEILING LEGEND LINEAR PENDANT LIGHT FIXTURE EXIT LIGHT CAN LIGHT COVED LINEAR WALL WASHER RECESSED/PENDANT LED DOWNLIGHT 2'x4' TROFFER LIGHT SURFACE MOUNTED/PENDANT DOWNLIGHT 4X4 SURFACE MOUNT SQUARE LED RCP GENERAL NOTES 1. CONTRACTOR TO REVIEW CEILING LAYOUT AS SHOWN AND NOTIFY DESIGN PROFESSIONAL OF ANY CONFLICTS WITH STRUCTURAL, ELECTRICAL, MECHANICAL, PLUMBING, OR FIRE PROTECTION SYSTEMS, ETC. BEFORE PROCEEDING WITH CONSTRUCTION. 2. LOCATE DOWNLIGHTS AND WALL WASHERS IN CENTER OF CEILING TILE. IF CONFLICT OCCURS, NOTIFY DESIGN PROFESSIONAL PRIOR TO PROCEEDING. 3. CONTRACTOR TO VERIFY EXACT LOCATION OF ALL RECESSED DOWNLIGHTS IN GYP.BD. CEILINGS. COORDINATE WITH DESIGN PROFESSIONAL BEFORE PROCEEDING WITH THE WORK. 4. ALL EXPOSED CEILING EDGES SHALL BE FINISHED. 5. CEILINGS SHALL BE CENTERED WITHIN ROOM IN EACH DIRECTION, UNLESS NOTED OTHERWISE. 6. PAINT ALL EXPOSED DUCTS, PIPES, STRUCTURE - PAINT WHITE. 7. CEILING ELEVATIONS ARE REFERENCED FROM THE FINISHED FLOOR OF THE ROOM IN WHICH IT IS INSTALLED, UNLESS NOTED OTHERWISE. 8. FOR CLARITY PURPOSES ONLY CEILING MOUNTED DEVICES, THE LOCATION OF WHICH ARE CRITICAL FOR ARCHITECTURAL COORDINATION PURPOSES, ARE SHOWN. CONTRACTOR SHALL COORDINATE LOCATION OF ALL OTHER CEILING MOUNTED DEVICES AS SHOWN ON OTHER DRAWINGS. 9. PAINT ALL EXISTING HARD BOARD AND NEW GYP BD CEILINGS. 10. PROVIDE ACCESS PANELS AS REQUIRED FOR EQUIPMENT. 2'x2' TROFFER LIGHT SURFACE MOUNT LINEAR TEMP LIGHT TRACK LIGHT ELECTRICAL PANEL PHONE / DATA WALL SCONCE PENDANT LIGHT SATC 24X24 05 5213; PIPE AND TUBE RAIL/GUARD 6" MTL JOIST @ 16" O.C. W/ 3/4" PLYWOOD DECK OPEN TO BELOW OPEN TO BELOW D5 A-222 05 5213; PIPE AND TUBE RAIL/GUARD 05 5213; PIPE AND TUBE RAIL/GUARD 05 5133; MTL LADDER 05 5133; MTL LADDER 05 5133; MTL LADDER SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4A-103 THIRD LEVEL FLOOR PLAN 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PERMIT/BID SET11/06/2020 1/8" = 1'-0"C1 THIRD LEVEL FLOOR PLAN 3/32" = 1'-0"A1 THIRD LEVEL REFLECTED CEILING PLAN B3 A-211 B3 A-211 B1 A-211 B1 A-211 3/4" / 1'-0"3/4" / 1'-0"3/4" / 1'-0"A-201C1 A-201 C3 B2 A-211 B2 A-211 R1 R1 R1 1/2" / 1'-0"3/4" / 1'-0"R1 1/4" / 1'-0"A3 A-301 D5 A-222 07 6200; SHEET MTL GUTTER 07 6200; SHEET MTL GUTTER 07 6200; SHEET MTL GUTTER A1 A-211 A1 A-211 A-403 D1 A-403C1 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT23 0000; MECH. EQUIPMENT 07 6200; SHEET MTL GUTTER 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT A-402 C1 EXIST. ROOF TO REMAIN A5 SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4A-104 ROOF PLAN 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PERMIT/BID SET11/06/2020 1/8" = 1'-0"A1 ROOF PLAN Level 1 -125 4" Level 2 -125 15'-2" LEVEL 3 -119 28'-10" LEVEL 2 -111/113 17'-8" LEVEL 1 -119 2" LEVEL 1 -111/113 2'-5" LEVEL 2 -119 16'-0" 04 2000; REPAIR TERRA COTTA DECORATIVE MEDALIONS SIGNAGE 04 7200; CAST STONE MASONRY S2 09 9000; PAINT WOOD DOOR FRAME AND DECORATIVE TRIM. COLORS TO BE DETERMINED BY ARCHITECT 09 9000; PAINT METAL WINDOW FRAME. COLORS TO BE DETERMINED BY ARCHITECT 09 9000; PAINT WOOD WINDOW FRAME AND SILL AND DECORATIVE TRIM. COLORS TO BE DETERMINED BY ARCHITECT 09 9000; STRIP/STAIN/SEAL WOOD DOOR. COLORS TBD BY ARCHITECT 09 9000; PAINT WOOD WINDOW FRAME AND SILL AND DECORATIVE TRIM. COLORS TO BE DETERMINED BY ARCHITECT 09 9000; PAINT WOOD WINDOW FRAME AND SILL AND DECORATIVE TRIM. COLORS TO BE DETERMINED BY ARCHITECT 04 2000; TUCKPOINT OPEN JOINTS IN EXIST CAST STONE FACADE S1 ALIGN JOINTS WITH MULLIONS 01010101 S15'-4" 1'-8" 3'-4"11'-3"3'-4"3'-4" 11'-3" 3'-4"5'-4" 1'-8" S10S10 0707 07 07 S11 WINDOW SYSTEM AND DOOR LOCATIONS SUBJECT TO CHANGE PENDING FUTURE TENANTS Level 1 -125 4" Level 2 -125 15'-2" LEVEL 3 -119 28'-10" LEVEL 2 -111/113 17'-8" LEVEL 1 -119 2" LEVEL 1 -111/113 2'-5" LEVEL 2 -119 16'-0" 05 05 05 05 05 05 050505050505 0504101010101010 09 9000; PAINT WOOD WINDOW FRAME AND SILL. COLORS TO BE DETERMINED BY ARCHITECT 09 9000; PAINT WOOD DOOR FRAME. COLORS TO BE DETERMINED BY ARCHITECT 05 5100; SS GUARDRAIL 05 5100; SS GUARDRAIL 06 2000; WD FRAMED INFILL TO MATCH EXSTING ADJACENT OPENING 06 S8 S7 S3 LEVEL 3 -119 28'-10" LEVEL 2 -119 16'-0" 04 2000; REPAIR/TUCKPOINT MASONRY WALL AND PARAPET 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT 23 0000; MECH. EQUIPMENT LEVEL 3 -119 28'-10" LEVEL 2 -119 16'-0" 07 07 07 23 0000; MECH. EQUIPMENT SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4A-201 EXTERIOR ELEVATIONS 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PERMIT/BID SET11/06/2020 1/8" = 1'-0"B1 NORTH ELEVATION 1/8" = 1'-0"A1 SOUTH 1/8" = 1'-0"C1 EAST 1/8" = 1'-0"C3 WEST LEVEL 3 -119 28'-10" LEVEL 0 -119 -8'-0" LEVEL 1 -119 2" LEVEL 2 -119 16'-0" A-301 A4 X1.8 STUDIO 123C 204C TENANT 121A 105A LOUNGE 06B EXISTING FLOOR FRAMING ON LEVEL 3 TO BE REINFORCED; 1 3/4" X 11 7/8" LVL @ 16" O.C. STUDIO 123A 204A14'-1"A1 A-211 LEVEL 2 -111/113 17'-8" LEVEL 1 -111/113 2'-5" A-301 A5 R1 X1.8 TENANT 111 201 TENANT 113 101 BASEMENT 113 02 LEVEL 3 -119 28'-10" LEVEL 0 -119 -8'-0" LEVEL 1 -119 2" LEVEL 2 -119 16'-0" RS OFFICE 203F ENTRY 119 104 RS FLEX SPACE 203B BASEMENT 119 05 GREEN RM 304 SK-02 4 A-301 A1 A1 A-211 Level 1 -125 4" Level 2 -125 15'-2" LEVEL 3 -119 28'-10" LEVEL 0 -119 -8'-0" LEVEL 2 -111/113 17'-8" LEVEL 1 -119 2" LEVEL 1 -111/113 2'-5" LEVEL 2 -119 16'-0" B3 A-211 B1 A-211 B2 A-211 APARTMENTS 125 205 APARTMENTS 125 205 BASEMENT 127 06 MEN'S 106A OFFICE 106C MARTINI'S 106 MEETING 06D LOUNGE 06B TENANT 121A 105A TENANT 121B 105B STUDIO 123C 204C ENTRY 119 104 BASEMENT 119 05 MEN'S 306 DRESS RM 203D DRESS RM 203C REVIVAL 117 103 BASEMENT 117 04 APARTMENTS 113.5 202 TENANT 115 102 BASEMENT 115 03 TENANT 111 201 TENANT 113 101 BASEMENT 113 02 LOFT 109 200 TENANT 109 100 BASEMENT 109 01 STUDIO 123D 204D SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4A-211 BUILDING SECTIONS 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PERMIT/BID SET11/06/2020 1/8" = 1'-0"B3 119 LONGITUDINAL 1/8" = 1'-0"B1 113 LONGITUDINAL 1/8" = 1'-0"B2 119 LONGITUDINAL1 1/8" = 1'-0"A1 OVERALL CROSS SECTION SHEET NUMBER SHEET NAME PROJECT NO. OWNER PROJECT NAME CONSULTANTS © NEUMANN MONSON INC. Unauthorized copying, disclosure or construction without written permission by Neumann Monson Inc. is prohibited. ARCHITECT OF RECORD Neumann Monson Architects 221 East College Street | Suite 303 Iowa City, Iowa 52240 319.338.7878 418 6th Avenue | Suite 209 Des Moines, Iowa 50309 515.339.7800 ISSUE DATE DESCRIPTION STRUCTURAL M2B Structural Engineers 422 2nd Ave. SE, Suite B Cedar Rapids, Iowa 52401 319-364-0666TB Version 16.4A-901 HISTORIC PRESERVATION PHOTOS 18.114 Tailwind Group 530 S. Front St. Suite 100 E. COLLEGE ST. DEVELOPMENT - RENOVATION Mankato, MN 56001 507-322-1200 PERMIT/BID SET11/06/2020 VINYL TREADS AND RISERS AND METAL NOSINGS ARE TO BE REMOVED AND WOOD TREADS ARE TO BE REFURBISHED WOOD HAND RAIL, SPINDALS AND BALASTERS, BASEBOARD AND TRIM TO BE MAINTAINED, CLEANED AND PAINTED. WOOD DOORS, DOOR AND WINDOW FRAMES AND TRIM TO BE MAINTAINED, CLEANED AND PAINTED. CENTAL STAIR (119) AND 2ND LEVEL COMMON SPACE COLLEGE ST. FACADE VINYL FLOORING TO BE REMOVED AND EXIST. WOOD FLOORING TO BE REFURBISHED. EXISTING PLASTER CEILING AND WEST WALL TO BE PATCHED AND PAINTED. EAST WALL PLASTER TO BE REMOVED EXISTING BRICK TO BE LEFT EXPOSED. EXISTING TRANSOMS TO BE MAINTAINED/UNCOVERED 121 E. COLLEGE ST. TO BE REMODELED TO REPLICATE MONTGOMERY WARD ERA WOOD CORNICE, WINDOW TRIM, DECORATIVE BANDS AND STOREFRONT FRAME TO BE MAINTAINED, CLEANED AND PAINTED. TILE PROCESSION TO BE REPLACED WITH NEW TILE EXISTING WOOD DOOR TO BE REFURBISHED AND PULLED FORWARD FOR ACCESSIBLITY GLASS FACADE AND DECORATIVE BANDS TO BE MAINTAINED CURVED WINDOW AND WALL TO BE MAINTAINED LETTERING TO BE REMOVED CANOPY TO BE MAINTAINED AND PAINTED. TILE TO BE MAINTAINED, CLEANED. WOOD CORNICE, WINDOW TRIM, DECORATIVE BANDS AND STOREFRONT FRAME TO BE MAINTAINED, CLEANED AND PAINTED. EXISTING CAST STONE AND DECORATIVE MEDALIONS TO BE MAINED, CLEANED/REPAIRED. EXISTING BRICK TOB E CLEANED AND TUCKPOINTED WHERE REQURIED. XX/XX/XXXX ADDENDUM No. 1 Mailing Name Mailing Address2 Mailing Address3 Mailing Zip Code PC ONE LC 250 12TH AVE STE 150 CORALVILLE, IA 52241 BOARD OF REGENTS F/B/O UNIVERS 4 JESSUP HALL IOWA CITY, IA 52240 STEVEN C BERNHARDT 1635 RIDGE RD IOWA CITY, IA 52245 GERRY AMBROSE 250 12TH AVE STE 150 CORALVILLE, IA 52241 OLD CAPITOL VIEW LLC 221 E BURLINGTON ST IOWA CITY, IA 52240 301 HOLDINGS LLC 301 S DUBUQUE ST IOWA CITY, IA 52240 MARC B MOEN 221 E COLLEGE ST #300 IOWA CITY, IA 52240 JAMES A MONDANARO 225 S LINN ST IOWA CITY, IA 52240 TSB HOLDINGS LLC PO BOX 1490 IOWA CITY, IA 52244‐1490 MARK R PIEPER 1243 DEVON DR NE IOWA CITY, IA 52240 132 S CLINTON LLC 105 5TH ST CORALVILLE, IA 52241 111113 E COLLEGE ST LLC 111 E COLLEGE ST IOWA CITY, IA 52240 TAILWIND COLLEGE STREET IC LLC 530 S FRONT ST STE 100 MANKATO, MN 56001 MOEN GROUP 221 E COLLEGE ST #1301 IOWA CITY, IA 52240 THE UNIVERSITY OF IOWA 4 JESSUP HALL IOWA CITY, IA 52242‐1316 OC GROUP LC 711 S GILBERT ST IOWA CITY, IA 52240 U OF I FACILITIES CORPORATION 4 JESSUP HALL IOWA CITY, IA 52242‐1316 MARC B MOEN & MICHAEL S MOEN 221 E COLLEGE ST #1301 IOWA CITY, IA 52240 GENE NOVOTNY 225 S LINN ST IOWA CITY, IA 52240 GRADUATE IOWA CITY OWNER LLC 210 S DUBUQUE ST IOWA CITY, IA 52240 CLINTON138 LLC 138 S CLINTON ST IOWA CITY, IA 52240 ONE TEN PROPERTIES LLC 115 IOWA AVE IOWA CITY, IA 52240 OLD YOUNKERS BUILDING LLC 221 E BURLINGTON ST IOWA CITY, IA 52240 MIDWESTONE BANK PO BOX 1700 IOWA CITY, IA 52244‐1700 U OF IOWA FACILITIES CORP PO BOX 4550 IOWA CITY, IA 52244‐4550 JOHN S KOZA PO BOX 1700 IOWA CITY, IA 52244‐1700 229 S DUBUQUE LLC 414 E MARKET ST IOWA CITY, IA 52245 AUDITOR'S OFFICE 913 S DUBUQUE ST STE 101 IOWA CITY, IA 52240 HIERONYMUS SQUARE DEVELOPERS L 711 S GILBERT ST IOWA CITY, IA 52240 IPCS WIRELESS INC PO BOX 8430 (DM031P666) KANSAS CITY, MO 64114 VERIZON WIRELESS PO BOX 2549 ADDISON, TX 75001‐2549 T‐MOBILE USA INC 12920 SE 38TH ST BELLEVUE, WA 98006 OCCUPANT OF 125 S DUBUQUE ST UNIT 1 IOWA CITY 52240 OCCUPANT OF 125 S DUBUQUE ST UNIT 2 IOWA CITY 52240 OCCUPANT OF 125 S DUBUQUE ST UNIT 3 IOWA CITY 52240 OCCUPANT OF 125 S DUBUQUE ST UNIT 4 IOWA CITY 52240 OCCUPANT OF 125 S DUBUQUE ST UNIT 5 IOWA CITY 52240 OCCUPANT OF 123 E WASHINGTON ST  IOWA CITY 52240 OCCUPANT OF 121 E WASHINGTON ST  IOWA CITY 52240 OCCUPANT OF 119 E WASHINGTON ST  IOWA CITY 52240 OCCUPANT OF 301 S DUBUQUE ST  IOWA CITY 52240 OCCUPANT OF 212 S CLINTON ST UNIT L01 IOWA CITY 52240 OCCUPANT OF 118 E COLLEGE ST  IOWA CITY 52240 OCCUPANT OF 114 E COLLEGE ST  IOWA CITY 52240 OCCUPANT OF 124 S DUBUQUE ST  IOWA CITY 52240 OCCUPANT OF 124 S CLINTON ST  IOWA CITY 52240 OCCUPANT OF 132 S CLINTON ST  IOWA CITY 52240 OCCUPANT OF 125 E COLLEGE ST  IOWA CITY 52240 OCCUPANT OF 121 E COLLEGE ST  IOWA CITY 52240 OCCUPANT OF 117 E COLLEGE ST  IOWA CITY 52240 OCCUPANT OF 115 E COLLEGE ST  IOWA CITY 52240 OCCUPANT OF 111 E COLLEGE ST  IOWA CITY 52240 OCCUPANT OF 109 E COLLEGE ST  IOWA CITY 52240 OCCUPANT OF 103 E COLLEGE ST  IOWA CITY 52240 OCCUPANT OF 201 S CLINTON ST UNIT 100A IOWA CITY 52240 OCCUPANT OF 212 S CLINTON ST UNIT 101 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 201 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 202 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 203 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 204 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 205 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 206 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 207 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 208 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 301 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 302 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 303 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 304 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 305 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 306 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 307 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 308 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 401 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 402 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 403 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 404 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 405 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 406 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 407 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 408 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 501 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 502 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 503 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 504 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 505 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 506 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 507 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 508 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 601 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 602 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 603 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 604 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 606 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 607 IOWA CITY 52240 OCCUPANT OF 210 S CLINTON ST UNIT 608 IOWA CITY 52240 OCCUPANT OF 201 S CLINTON ST UNIT 100B IOWA CITY 52240 OCCUPANT OF 201 S CLINTON ST UNIT 100C IOWA CITY 52240 OCCUPANT OF 201 S CLINTON ST UNIT 100D IOWA CITY 52240 OCCUPANT OF 201 S CLINTON ST UNIT 100E IOWA CITY 52240 OCCUPANT OF 200 S CAPITOL ST  IOWA CITY 52240 OCCUPANT OF 325 S DUBUQUE ST  IOWA CITY 52240 OCCUPANT OF 120 E BURLINGTON ST  IOWA CITY 52240 OCCUPANT OF 102 E BURLINGTON ST  IOWA CITY 52240 OCCUPANT OF 228 S CLINTON ST  IOWA CITY 52240 OCCUPANT OF 224 S CLINTON ST  IOWA CITY 52240 OCCUPANT OF 210 S DUBUQUE ST  IOWA CITY 52240 OCCUPANT OF 138 S CLINTON ST  IOWA CITY 52240 OCCUPANT OF 114 S CLINTON ST  IOWA CITY 52240 OCCUPANT OF 110 E COLLEGE ST  IOWA CITY 52240 OCCUPANT OF 112 E COLLEGE ST  IOWA CITY 52240 OCCUPANT OF 111 E WASHINGTON ST  IOWA CITY 52240 OCCUPANT OF 104 S CLINTON ST  IOWA CITY 52240 OCCUPANT OF 115 E WASHINGTON ST  IOWA CITY 52240 OCCUPANT OF 113 E WASHINGTON ST  IOWA CITY 52240 OCCUPANT OF 129 E WASHINGTON ST  IOWA CITY 52240 OCCUPANT OF 180 E BURLINGTON ST  IOWA CITY 52240 OCCUPANT OF 123 S LINN ST  IOWA CITY 52240 OCCUPANT OF 111 S DUBUQUE ST  IOWA CITY 52240 OCCUPANT OF 182 E BURLINGTON ST  IOWA CITY 52240 OCCUPANT OF 184 E BURLINGTON ST  IOWA CITY 52240 OCCUPANT OF 227 S DUBUQUE ST  IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 101 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 102 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 103 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 105 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 106 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 107 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 108 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 109 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 110 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 111 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 112 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 201 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 202 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 203 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 204 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 205 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 206 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 207 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 208 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 209 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 210 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 211 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 212 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 301 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 302 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 303 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 304 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 305 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 306 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 307 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 308 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 309 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 310 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 311 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 312 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 401 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 402 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 403 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 404 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 405 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 406 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 407 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 408 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 409 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 410 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 411 IOWA CITY 52240 OCCUPANT OF 229 S DUBUQUE ST UNIT 412 IOWA CITY 52240 OCCUPANT OF 314 S CLINTON ST  IOWA CITY 52240 OCCUPANT OF 136 S DUBUQUE ST  IOWA CITY 52240 OCCUPANT OF 130 S DUBUQUE ST  IOWA CITY 52240 Tailwind Parking Reduction Application Legal descriptions in the Original Town 125 East College Street; BLK 82 Lot 1 EXC E 38.5’ 117-121 ; BLK 82 Lot 2 W33 ’ and E 47’ 115 ; BLK 82 Lot 3 E22’ 111 ; BLK 82 Lot 3 E 38.75’ of west 58.05’ 109 : BLK 82 Lot 3 W 19.3’ MINUTES PRELIMINARY BOARD OF ADJUSTMENT FORMAL MEETING NOVEMBER 18, 2020 – 5:15 PM MEMBERS PRESENT: Gene Chrischilles, Zephan Hazell, Bryce Parker (arrived late), Amy Pretorius MEMBERS ABSENT: Ernie Cox STAFF PRESENT: Susan Dulek, Kirk Lehmann OTHERS PRESENT: Jon Marner, Clifford Reif, Andrea Farley CALL TO ORDER: The meeting was called to order at 5:15 PM. ROLL CALL: A brief opening statement was read by Pretorius outlining the role and purpose of the Board and the procedures that would be followed in the meeting. SPECIAL EXCEPTION ITEM EXC20-0002 & EXC20-0003: An application submitted by MMS Consultants requesting a special exception to allow a drive - through lane in a Community Commercial (CC-2) zone and a special exception to allow a 15,000 square foot general manufacturing use in a CC-2 zone for a new coffee shop and bakery at 531 Highway 1 West. Pretorius opened the public hearing. Lehmann noted they are discussing two special exception applications tonight to allow a drive- through lane and a general manufacturing use of up to 15,000 square feet in a CC-2 zone for a new coffee shop/bakery located at 531 Highway 1 West. Lehmann showed a map of the area and the property as well as the zoning map. The property is in the CC-2 zone and surrounded by other CC-2 zones and intensive commercial zones. As for current characteristics, the lot is an odd shape because it's pretty deep for how wide it is. It's 125 feet wide and 550 feet deep. Lehmann showed an existing building on the north side, a parking lot in the middle and the south remains undeveloped. The lot does have trees and a natural stormwater channel to the south. There's vehicular access from a signal controlled intersection with Highway 1 to the north, which leads to a private frontage drive that is on the property itself, and which also serves adjacent lots. Lehmann noted there's also a pedestrian crossing over Highway 1 at that intersection that terminates about 15 feet from the north property line and access into the site is achieved through a drive around the building as well as parking lot drive aisles for internal access. Lehmann noted there's currently a continuous curb cut along the frontage road in front of the building and the building is abutting the frontage drive Board of Adjustment November 18, 2020 Page 2 of 10 with the parking lot behind it and the undeveloped area to the south. The existing building is vacant. Lehmann showed photos of the property from various angles and noted some larger trees mostly along the parking lot and in the southeast corner as well as a stormwater channel that runs through the south part of the lot and along the east property line. Lehmann next showed the proposed site plan for the coffee shop and bakery. The first part of the application is the proposed coffee shop which would replace the existing building along the frontage road and would reduce the vehicular access from the continuous curb cut to a one way drive that would go around the building. The entry is shown to the west and the exit to the east. There would be two drive-through lanes which require this special exception, one is a standard drive through lane and the other is a mobile pickup lane that would allow bypassing of people ordering. The lanes merge into a single lane beside the building where there are two windows on the east building face. The order board would be south of the building and face southeast. Lehmann noted there's also a proposed pedestrian connection from the Highway 1 crossing. For the bakery, Lehmann said it would be constructed on what is now undeveloped land on the south side of the site and vehicular access would be achieved from the one way drive which would run parallel to where the drive-through lanes are. Pedestrian access also will be provided from the coffee shop to this building. Parking loading spaces would be on the north side of the building with enough room to maneuver. Lehmann pointed out some complications are part of the site as already noted because it is undeveloped. There is an existing stormwater channel, so stormwater management has to be carefully considered. Additionally, there are some existing trees which may trigger a sensitive areas ordinance. The role of the Board of Adjustment tonight is to approve, approve with conditions or denying the application based on the facts presented. To approve the special exception the Board must find that it meets all applicable approval criteria which includes specific standards pertaining to the waivers requested and then also general standards for all special exceptions. To begin with the specific standards pertaining to the drive-through are found at 14-4C-2K-3 and are grouped into three sections: (1) access and circulation, (2) location and (3) design standards. For access and circulation, the transportation system has to be capable of safely supporting the proposed drive-through use in addition to the existing uses in the area looking at things like street capacity, level of service, effects on circulation, access requirements, separation of curb cuts, and pedestrian safety which is all considered through several criteria. First, wherever possible and practical drive-through lanes shall be accessed from secondary streets, alleys or shared cross access drives. Staff finds that access is provided from Highway 1 via a private shared access point and frontage road on the property. The private frontage road provides circulation to the property. The proposed drive-through lane is accessed from the one- way internal drive around the building from the west to the east and it's a frontage street, not a primary street. The second criteria is to provide for safe pedestrian movement, the number and width of curb cuts serving the use may be limited. A proposal for a new curb cut on any street is subject to the standards and restrictions in chapter 5 article C of this title. Staff finds there is currently a continuous curb cut along the frontage drive and the proposal replaces that with restricted access with one entry and one exit. Pedestrian access is currently limited on the site as well despite the bus stop and the Highway 1 crosswalk about 15 feet north of the property. The proposal includes a pedestrian route which connects these to the proposed buildings to Board of Adjustment November 18, 2020 Page 3 of 10 provide for safe pedestrian movement and that pedestrian route will be clearly demarcated across the frontage road and internal drives. Third, an adequate number of stacking spaces must be provided to ensure traffic safety is not compromised, a minimum of six spaces is recommended for facilities associated with eating establishments. Staff finds that the proposal includes stacking spaces for 16 vehicles, which exceeds that minimum requirement, 10 of those would be for the standard drive-through lane and six would be for the mobile order lane. In addition, the entry to the drive-through lane is more than 150 feet from the frontage road entry so there are little chances of spillover effects onto that frontage drive. Research does indicate that coffee shop uses can produce long maximum queues in excess of 10 cars in high traffic areas but due to the proposed design queuing is not expected to compromise traffic safety. Fourth criteria is sufficient onsite signage and pavement markings shall be provided to indicate direction of vehicular travel, pedestrian crossings, stop signs, no entrance areas and other controls to ensure safe vehicular and pedestrian movement. The site plan shows directional arrows at all access points to the site, directional signs at each curb cut from the frontage road, and pavement markings that denote drive-through lanes and direct automobile traffic and truck traffic around and through the site. Lehmann reiterated pedestrian crossings are demarcated on the site plan. Next Lehmann discussed the location standards for drive-through lanes. Generally, drive- through lanes and service windows must be located on a non-street facing facade unless the applicant can demonstrate that the street facing location is preferable. In this case, staff finds the drive-through lanes and service windows are not on the street facing façade. Second is that drive-through lanes must be set back at least 10 feet from adjacent lot lines and public rights -of- way and screened from view according to the design standards. Lehmann stated the drive- through lines are set back appropriately as they are more than 15 feet from adjacent properties to the east and west and are further than that from the Highway 1 right-of-way. The site plan also shows appropriate screening provided along the east and west property lines within the five-foot setback and staff will ensure compliance with screening standards during site plan review. Design standards for drive-through uses look at the number of drive-through lanes, stacking spaces and paved area necessary so the drive-through facility will not be detrimental to adjacent properties or detract from or interrupt pedestrian circulation or the commercial character of the area. The Board of Adjustment may increase or reduce these standards depending on circumstances. The first design standard is to promote compatibility with surrounding development, the number of drive-through lanes should be limited such that the amount of paving and stacking space does not diminish the design quality of the streetscape or the safety of the pedestrian environment. Staff finds in this case that properties in all directions have commercial zoning and uses including those across from Highway One. Also the site plan shows two 11-foot wide drive-through lanes merging into a single lane on the site plan. The drive-through lanes are at the rear and side of the building, which limits effects to the streetscape and where pedestrian routes cross the frontage road, drive-through lanes or internal access drives, they are clearly the marked which ensures pedestrian safety. Second, the drive- through lane bays and stacking spaces shall be screened from views from the street and adjacent properties and more for residential properties. Lehmann reiterated this site is not near any residential properties and screening is proposed along the easternmost property lines within the five-foot setbacks. Third is that multiple windows servicing a single stacking lane should be considered to reduce the amount of idling on site. This proposal has a mobile order bypass lane in addition to the primary drive-through lane which contains the order board, and a second Board of Adjustment November 18, 2020 Page 4 of 10 service window is also included in the proposal. Fourth, stacking spaces, driveways and drive- through windows shall be located to minimize potential for vehicular and pedestrian conflicts and shall be integrated into the surrounding landscape and streetscape design of the neighborhood in which it is located. Lehmann showed on the site plan pedestrian access is through the site from Highway 1 by the coffee shop and to the bakery. Given the lot dimensions, vehicular and pedestrian conflicts are minimized to the extent possible, there are a couple pedestrian crossings over stacking spaces and driveways but again, given the relatively narrow lot layout, it meets that criteria. In addition, the automobile and truck traffic provided through one-way drives minimizes conflicts between the two. However, truck traffic may temporarily impede traffic flow on internal drives as it accesses the bakery but it's expected to be minimal. Finally, stacking spaces, driveways and drive-through windows are generally hidden from the streetscape and are consistent with the design of the area. Fifth, the lighting for the drive- through facility must comply with the outdoor lighting standards set forth in chapter 5 article G of this title and must be designed to prevent glare on residential properties. Staff will review new lighting for compliance with current code standards during site plan review and there are no surrounding residential properties. The sixth criteria was repealed in 2016. The final seventh criterion is that loudspeakers or intercom systems if allowed should be located and directed to minimize disturbance to adjacent uses. Special consideration should be given to locations adjacent to residential uses to ensure they do not diminish residential character. Lehmann stated the intercom systems in the order boards are directed southeast towards the parking lot of the adjacent commercial property and there are no residential uses in the area. Lehmann next discussed the specific standards on general manufacturing use in a CC-2 zone found at 14-4B-4C-1 which is regarding the bakery on the site. He explained there are five related criteria and the first is the proposed use is limited to a “cottage industry” as defined in chapter 9 article A of this title. The “cottage industry” definition in the zoning code is “a firm that manufacturers and/or assembles goods that are intended for retail sale to the general public. The goods may also be sold at wholesale to other outlets or firms but retail sales is a significant component of the operation. The manufacturing component for such a firm is small in scale. Size limitations may apply to such uses in commercial zones to keep the uses and scale and character with surrounding land uses.” In this case, the bakery will provide goods to coffee shops for direct retail sale and the manufacturing component complies with size limitations associated with this zone. Therefore, the proposed use does meet the City's definition of a “cottage industry”. Second, related to the size limitations, the proposed use is limited to 5 ,000 square feet of gross floor area, except as provided in subsection C1e of this section. In this case the proposed use is 14,922 square feet, but meets the expectation as provided in C1e and will be discussed in the fifth criteria of this case. Third, the proposed use must meet the performance standards for offsite impacts contained in chapter 5 article H. Lehmann stated those standards not about administration in Chapter 5 include performance standards for noise, air quality standards, odor standards, vibration and storage of combustible and flammable materials. In this case, the use is a bakery, so staff does not expect any significant issues related to air quality, noise, odor vibrations or combustible materials. There may be some minor impacts caused by truck traffic but generally surrounding uses aren't potentially se nsitive uses like residential uses and staff will ensure that the use meets performance standards for offsite impacts during site plan review. Fourth, general manufacturing uses are prohibited if they are one of six different specific uses, which include (1) chemicals and allied products, (2) milling and processing of grain, (3) leather tanning, (4) motor vehicles, (5) manufacturing or processing of rubber plastics and (6) textile mills. The proposed bakery will provide baked goods to eating establishments which is not a prohibited use. Fifth, which relates to the third criteria, states the Board of Adjustment November 18, 2020 Page 5 of 10 limit on the floor area for proposed use may be increased from 5,000 up to 15,000 square feet by special exception. In this case the proposed use is less than 15,000 square feet and is allowed upon approval of this special exception assuming it is approved. In addition to the specific standards the proposal must meet the general standards listed in 14 - 4B-3. The first of those is that the specific proposed exception will not be detrimental to or endanger the public health safety, comfort, or general welfare. Lehmann stated there are several ways that it will improve public health, safety, comfort and general welfare. First, there's a continuous curb cut on the site across the width of the property and the proposal provides better access control to the frontage drive. In addition, generally vehicular and pedestrian circulation is improved over what is currently allowed on the site and conflicts are minimized to the extent possible given the proposed continuous pedestrian route and vehicular access. In addition, the property is accessed via a signalized intersection, which can accommodate heavier traffic, and the proposal will increase traffic but again won't be detrimental to or endanger the health, safety or welfare. Second, the proposed exception will not be injurious to the use and enjoyment of the property in the immediate vicinity and will not substantially diminish or impair property values in the neighborhood. Lehmann noted the stormwater impacts might be an issue on this site and so they must comply with the City standards to ensure surrounding properties don't experience negative effects from the development. Surrounding uses are similar to those of the proposed use so the proposed redevelopment won't impact the ability of neighbors to utilize and enjoy the properties nor will it negatively impact property values. Third, the proposed exception will not impede the normal and orderly development and improvement of surrounding property for use as permitted in the district. Generally, the surrounding neighborhood is already fully developed with a mix of commercial and light industrial uses. Lehmann did add some offsite pedestrian improvements will be needed that connect the highway crossing to the subject property, which will benefit all property owners in the area and staff is recommending that as a condition of the special exception. The proposal also aligns in an orderly manner with adjacent prope rties and future redevelopment of adjacent properties won't be impacted in this case. Fourth, adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. In this case, sufficient utilities, roads and facilities are established for the neighborhood and can meet the proposed site requirements. Pedestrian access will be established to the property and proposed internal circulation is sufficient for vehicular, pedestrian, and truck access to all proposed buildings on the site. Lehmann reiterated stormwater drainage currently flows to the south side of the site and along the east property line so as a condition of this special exception staff is recommending that a storm sewer or culvert will need to be included underneath the parking lot and an overland flow route will be needed to accommodate storm water and that will all be approved during site plan review. Also, as part of that, a drainage easement will need to be granted to the City prior to site plan approval. Staff is also recommending as a condition that additional City easements may be needed for public water main and hydrants on the north side of the site so that will be reviewed and approved prior to site plan approval. Fifth, adequate measures have been or will be taken to provide ingress or egress designed to Board of Adjustment November 18, 2020 Page 6 of 10 minimize traffic congestion on public streets. Again, the proposal better controls access to the frontage drive and is near a controlled signalized intersection with capacity to handle trips generated by use. There is adequate space for 16 vehicles to stack in the drive -through lanes with additional space on the internal drive if there is overflow. While coffee services provide longer queues, the site plan that is proposed will not affect ingress or egress on public streets and pedestrian access will also be established between the right-of-way and subject property. Finally, there is adequate space on the site for delivery vehicles to enter the site and to maneuver and access the bakery and coffee shop. Sixth, except for these specific regulations and standards applicable to the exception, it must in all other respects conform to the regulations and standards of the zone in which it is located. Lehmann stated staff will ensure the proposal conforms with all other applicable zoning standards and regulations during site plan review which includes screening and street tree requirements. He noted there are several matures trees on the site which may constitute a grove and trigger the sensitive areas ordinance so the applicant will need to perform a site inspection prior to submittal of a site plan to determine if that sensitive areas ordinance will be triggered or not. Seventh, the exception must be consistent with the Comprehensive Plan of the City. Lehmann noted the Comprehensive Plan Future Land Use Map shows this area as General Commercial for the district plan which in this case is the South Central District it shows areas of retail and Community Commercial. The Comprehensive Plan generally supports commercial development defined nodes that meet present and future needs for those living in the City and the District Plan also discusses the importance of upgrading landscaping and creating pedestrian access to sites in the area. So in this case, the drive-through and bakery are consistent with the Comprehensive Plan and District Plan. Staff recommends approval of EXC20-0002, to allow an accessory drive-through facility in a CC-2 zone, and EXC20-0003 to allow a general manufacturing use of between 5,000 and 15,000 square feet in a CC-2 zone, for the property located at 531 Highway 1 West subject to the following conditions: 1. Substantial compliance to site plan dated November 6, 2020. 2. Offsite pedestrian improvements shall be approved by the City Engineer prior to site plan approval and installed by the developer at the developer’s expense prior to the issuance of a certificate of occupancy. 3. The owner must grant the City a drainage easement for stormwater. The easement area must be approved by the City Engineer, terms approved by the City Attorney, and the easement granted to the City prior to site plan approval. 4. The owner must grant the City additional easements for the public water main and hydrant on the north side of the property if required by the City Engineer. The easement area must be approved by the City Engineer, terms approved by the City Attorney, and the easement granted to the City prior to site plan approval. Lehmann noted in closing they did receive one public comment correspondenc e on the application, and it was in support of the application. Hazell asked if the bakery building will have customers walking into it. Lehmann said no, only the coffee shop building should have customers, but the applicant can confirm that. Board of Adjustment November 18, 2020 Page 7 of 10 Chrischilles asked about the pedestrian crossing at Highway 1. Lehmann showed a map of the area and the path the pedestrian crossing would take to the site. He added they may have to install a button and signal for the crossing at the frontage drive. Chrischilles asked if the bakery will have sit down service. Lehman stated the bakery will provide baked goods to this coffee shop and other coffee shops in Eastern Iowa, but no sit- down service. John Marner (MMS Consultants) noted Lehmann did a great job of highlighting the key points on both of these applications. Regarding the question on the bakery, it is not a walk-in bakery, it's strictly for the production of baked goods for various other locations throughout Eastern Iowa and actually into Des Moines and possibly even the Quad Cities. The bakery will support multiple locations. There won't be any walk-up service, it’s just for production. Marner also noted that pedestrian access was very important and being able to tie into the existing crossing that's already there and provide access from the recently completed trail on the north side of Highway 1, back across to not just this site, but also to the gas station and to the other businesses that are in that location. He noted with a drive-through they always pay a lot of consideration to the amount of stacking and not just the stacking as it approaches the pickup windows and the menu boards but also exiting the site. Marner reiterated there's one continuous curb cut across the entire front edge and it shares the frontage road with the gas station to the east, which he noted is always a bit of a congestion point. So reducing the curb cuts and funneling the traffic through the entrance lane on the west side of the site will help considerably with making sure that the intersection doesn't back up and congest in the future. They also set the building back a little further from the frontage road to allow extra cars stacking up behind the pickup window without entering the frontage road. He added they tried to pay a lot of attention to ingress and egress to the site knowing its history. Regarding a few other issues, just to quickly summarize, they've done a preliminary investigation of the woodlands and it's right on the borderline of whether or not it's a grove. If they are required to go through a sensitive areas review they will complete the necessary steps to provide that application. Regarding stormwater, right now most of the detention basin, all the way over to the Walmart site, eventually flows through this detention storm channel, it has separate releases at various points but that drainage area ultimately flows through this channel. So one of the aspects of this would be to connect into the storm sewer and bury storm sewer pipe to handle the capacity as it releases from the detention basin back by the Derry Ford parking lot through the site command to the site to another large storm sewer that's on the northeast corner, sitting between the existing building and the and the gas station. Andrea Farley (director of operations for Eastern Iowa Food Service of Burlington) stated the bakery folks are working second shift to make the donuts. They load them on the semis and those trucks are leaving the lot in the middle of the night and are returning at the latest around 6am, which is well ahead of the congestion time on Highway 1 therefore she is not concerned about truck traffic causing any issues. As far as pedestrians going in and out of the building, this building will be a ghost town during the day, people will be coming in around 2pm or 3pm and the bakers will then leave late in the evening after the trucks are loaded. There is no retail over the counter service of any time from the bakery. The bakery is really a kitchen and is self - contained. Having this type of bakery enables them to open more locations throughout the state. Chrischilles asked if there will be a sit-down area inside the coffee shop. Farley replied yes, while presently at their locations it is not allowed, they hope to be able to resume dine-in Board of Adjustment November 18, 2020 Page 8 of 10 service. Even so, most folks come in, order their food, order their drinks, grab them and then leave the restaurant and most of their businesses drive-through. Chrischilles asked then what is the purpose of the pedestrian walkway from the coffee shop to the bakery. Lehmann noted that was in the site design criteria for commercial uses in this zone, there is a requirement to try and connect buildings with pedestrian walkways. In this case, it would be if there were employees that were walking there to work or biking there would have some sort of demarcated path. The public hearing is now closed. Pretorius closed the public hearing. Chrischilles moved approval of EXC20-0002, to allow an accessory drive-through facility in a CC-2 zone subject to the following conditions: 1. Substantial compliance to site plan dated November 6, 2020. 2. Offsite pedestrian improvements shall be approved by the City Engineer prior to site plan approval and installed by the developer at the developer’s expense prior to the issuance of a certificate of occupancy. 3. The owner must grant the City a drainage easement for stormwater. The easement area must be approved by the City Engineer, terms approved by the City Attorney, and the easement granted to the City prior to site plan approval. 4. The owner must grant the City additional easements for the public water main and hydrant on the north side of the property if required by the City Engineer. The easement area must be approved by the City Engineer, terms approved by the City Attorney, and the easement granted to the City prior to site plan approval. Hazell seconded the motion. Pretorius said there's not much to talk about here, it was a very thorough presentation and makes a lot of sense. She is a big fan of businesses going in where businesses have been previously closed for a period of time. Chrischilles stated regarding agenda item EXC20-0002 he concurs with the findings set forth in the staff report of this meeting date, November 18, 2020 with the recommended conditions presented by staff, and concludes that the general and specific criteria are satisfied unless amended or opposed by another board member. He recommends that the Board adopt the findings in the staff report for the approval of this proposal. Hazell seconded the findings. A vote was taken and the motion carried 3-0 (Parker abstained). Chrischilles moved approval of EXC20-0003 to allow a general manufacturing use of between 5,000 and 15,000 square feet in a CC-2 zone, for the property located at 531 Highway 1 West subject to the following conditions: 1. Substantial compliance to site plan dated November 6, 2020. 2. Offsite pedestrian improvements shall be approved by the City Engineer prior to site plan approval and installed by the developer at the developer’s expense prior to the issuance of a certificate of occupancy. Board of Adjustment November 18, 2020 Page 9 of 10 3. The owner must grant the City a drainage easement for stormwater. The easement area must be approved by the City Engineer, terms approved by the City Attorney, and the easement granted to the City prior to site plan approval. 4. The owner must grant the City additional easements for the public water main and hydrant on the north side of the property if required by the City Engineer. The easement area must be approved by the City Engineer, terms approved by the City Attorney, and the easement granted to the City prior to site plan approval. Hazell seconded the motion Chrischilles stated regarding agenda item EXC20-0003 he concurs with the findings set forth in the staff report of this meeting date, November 18, 2020 with the recommended conditions presented by staff, and concludes that the general and specific criteria are satisfied unless amended or opposed by another board member. He recommends that the Board adopt the findings in the staff report for the approval of this proposal. Hazell seconded the findings. A vote was taken and the motion carried 3-0 (Parker abstained). Pretorius stated the motions declared approved, any person who wishes to appeal this decision to a court of record may do so within 30 days after this decision is filed with the City Clerk’s Office. CONSIDER THE OCTOBER 14, 2020 MINUTES: Chrischilles moved to approve the minutes of October 14, 2020. Hazell seconded the motion. A vote was taken and the motion carried 4-0. ADJOURNMENT: Chrischilles moved to adjourn this meeting, Hazell seconded, a vote was taken and all approved. Board of Adjustment November 18, 2020 Page 10 of 10 BOARD OF ADJUSTMENT ATTENDANCE RECORD 2020 NAME TERM EXP. 1/8 2/12 4/8 5/13 5/27 6/10 7/15 10/14 11/18 CHRISCHILLES, GENE 12/31/2022 X X X X X X X X X COX, ERNIE 12/31/2020 X O/E X X X X X O/E O/E HAZELL, ZEPHAN 12/31/2021 X O/E X X X O/E X X X PARKER, BRYCE 12/31/2024 0/E X X X X X X X X PRETORIUS, AMY 12/31/2023 X X X X X X X X X Key: X = Present O = Absent O/E = Absent/Excused -- -- = Not a Member