HomeMy WebLinkAbout2022-09-20 Ordinancer t
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CITY OF IOWA CITY
www.icgov.org
September 20, 2022
Item Number: 9.a.
Ordinance conditionally rezoning approximately 27.68 acres of property located east of Camp Cardinal Blvd
and west of Camp Cardinal Rd from Interim Development — Research Park (ID -RP) Zone to Low Density
Multi -Family Zone with a Planned Development Overlay (OPD/RM-12). (REZ22-0001). (Second
Consideration)
ATTACHMENTS:
Description
P&Z Staff Report
Late Correspondence
P&Z Preliminary Meeting Minutes
Council correspondence
Protest of Rezoning Forms
Ordinance & CZA
To: Planning and Zoning Commission
Item: REZ22-0001 & SUB22-0001
Cardinal Heights
GENERAL INFORMATION:
Applicant:
Contact Person:
STAFF REPORT
Prepared by: Esther Tetteh, Associate Planner
Date: August 3, 2022
Jason Walton
Navigate Homes
jason@naviqatehomesiowa.com
Brian Vogel
Hall & Hall Engineers, Inc
1860 Boyson Road
Hiawatha, IA 52233
319-362-9548
brian@halleng.com
Owner: Jason Walton
IC Grove East, LLC
Requested Action:
Purpose:
Location:
Location Map:
Size:
Rezoning from interim Development — Research
Park (ID -RP) to Low Density Multi -Family with a
Planned Development Overlay (OPD/RM-12) and
approval of a preliminary plat
To create Cardinal Heights and allow for the
development of 78 dwelling units
East of Camp Cardinal Boulevard and West of
Camp Cardinal Road.
27.68 acres
Existing Land Use and Zoning: Undeveloped, zoned for Interim Development -
Research Park (ID -RP)
Surrounding Land Use and Zoning:
Comprehensive Plan:
District Plan:
Neighborhood Open Space District:
Public Meeting Notification:
File Date:
2
North: OPD/RS-8 - Medium Density Single -
Family Residential with a Planned
Development Overlay
South: OPD/CC-2 - Community Commercial
with a Planned Development Overlay
East: OPD/RS-5 - Low Density Single -Family
Residential with a Planned
Development Overlay and
ID -RS - Interim Development Single -
Family Residential
West: OPD/RM-12 - Low Density Multi -Family
Residential with a Planned
Development Overlay
8-16 units / acre
None
NW1
Property owners in the surrounding areas have
been notified of the proposed subdivision and
rezoning and received notification of the Planning
and Zoning Commission public meeting. A
rezoning and a subdivision sign were posted on
the site on Camp Cardinal Boulevard.
April 19, 2022
45 Day Limitation Period: The applicant has waived the 45 -day review
period.
BACKGROUND INFORMATION:
The applicant, Navigate Homes, is requesting approval for the rezoning of 27.68 acres from Interim
Development—Research Park (ID -RP) zone to Low Density Multi -Family Residential with a
Planned Development Overlay (OPD/RM-12) and a preliminary plat for land located east of Camp
Cardinal Blvd and west of Camp Cardinal Road. The Preliminary Plat, Planned Development
Overlay, and Sensitive Areas Development Plan is provided in Attachment 3. The proposed
development would allow for the development of 22 duplexes, 4 townhomes and 30 multi -family
units. For renderings of the multi -family building see Attachment 4.
The development proposes the extension of Deer Creek Road off Camp Cardinal Blvd through the
parcel connecting to Camp Cardinal Road. The proposed preliminary plat for the development is a
cul-de-sac - loop layout running north and south, lined by 22 duplexes. Following Deer Creek Road
east toward Camp Cardinal Road, the proposal includes a 30 -unit multi -family complex (13 two
bedroom, 17 one -bedroom units) and 4 townhomes with additional duplexes on the south side of
Deer Creek.
The site contains regulated sensitive features including wetlands, woodlands, and slopes. The
Preliminary Sensitive Areas Development Plan proposes impacts to wetlands and modifications to
the 100' wetland buffer requirement (14-51-6), which requires a Level 11 Sensitive Areas Review. A
Level 11 Sensitive Areas Review requires submission of a Sensitive Areas Development Plan
3
(SADP). Furthermore, a Level II sensitive areas review is considered a type of planned development
and as such, must comply with the applicable approval criteria set forth in chapter 3, article A,
"Planned Development Overlay Zone (OPD)".
Good Neighbor Policy: The surrounding property owners have been notified of the proposed
rezoning and preliminary plat. A virtual Good Neighbor meeting was scheduled and took place on
February 1, 2022. A summary of the meeting is included in Attachment 5.
ANALYSIS:
Current zoning: The area is zoned as Interim Development—Research Park (ID -RP). This zone
is intended for areas of managed growth in which agricultural and other nonurban uses of land
may continue until the city is able to provide services and urban development can occur. The
interim development zone is the default zoning district to which all undeveloped areas should be
classified until city services are provided. Upon provision of city services, the City or the property
owner may initiate rezoning to zones consistent with the comprehensive plan, as amended.
Proposed zoning: The applicant is requesting to rezone the entire area (27.68 acres) to Low
Density Multi -Family with a Planned Development Overlay (OPD/RM-12). The purpose of the Low -
Density Multi -Family Residential Zone (RM -12) is to provide for the development of high density,
single-family housing and low density, multi -family housing. In this case, a mix of multi -family
housing units and duplex units provides a diverse variety of housing throughout the neighborhood,
as intended by RM -12 zoning. Because of this mixture, attention to site and building design is
important in this zone to ensure that these housing types are compatible with one another. Due to
impacts to the sensitive areas, a Planned Development Overlay is required. The OPD process
allows for a mixture of uses, provided that additional criteria in section 14-3A-4 and 14-3A-5 of the
City Code are met.
General Planned Development Approval Criteria: Applications for Planned Development
Rezonings are reviewed for compliance with the following standards according to Article 14-3A of
the Iowa City Zoning Ordinance.
1. The density and design of the Planned Development will be compatible with and/or
complementary to adjacent development in terms of land use, building mass and
scale, relative amount of open space, traffic circulation and general layout.
Density: The applicant is requesting a rezoning to an OPD/RM-12 zone, which allows for a density
of 15 dwelling units per net acre of land area (total land minus public and private streets right-of-
way). The proposed 30 -unit complex, 4 townhomes, and 22 duplexes adds up to 78 total units
across the 25.02 acres of net site area, which equals 3.1 dwelling units per acre.
Land Uses Proposed: The applicant is proposing a mix of duplex and multi -family residential. There
are currently two areas to the west zoned RM -12 and one area to the southeast. The property to
the immediate west was rezoned to OPD/RM-12 in 2017 but remains undeveloped. The property
to the northwest also has RM -12 zoning with townhomes constructed, as well as ongoing townhome
development. Cardinal Villas Condominiums located southeast of the subject property is also zoned
as OPD/RM-12 with two multi -family buildings on the property. The area to the north is zoned
OPD/RS-8 and contains duplexes similar to those proposed. The addition of more duplexes and
multi -family housing to the area will complement the existing, ongoing, and future development
plans in the area.
Mass, Scale, and General Layout: Due to the potential impacts of the sensitive areas, the
development layout is more compact instead of spreading out over the property. The proposed
duplexes are located on the western edge of the site off a cul-de-sac street to the north of Deer
Creek Road and a loop street to the south of Deer Creek Road. Additional duplexes front Deer
4
Creek Road to the east along with the proposed 30 -unit multi -family buildings and townhomes. The
multifamily and townhomes cannot exceed 35 feet in height and have a footprint of 12,000 square
feet and 3,660 square feet respectively.
The OPD plan shows duplex footprints with the access to garages from the front facade. 14 -3A -
4K -1c-(2) requires garages and off-street parking areas be located so that they do not dominate
the streetscape. Alley or private rear lane access will be required, unless garages are recessed
behind the front facade of the dwelling in a manner that allows the residential portion of the
dwelling to predominate along the street. This standard will be reviewed at site plan and building
permitting stage to ensure full compliance to the requirement.
Open Space: The proposed development will need to comply with private open space standards,
outlined in section 14 -2B -4E of the City Code. For the 30 -unit complex, the calculation comes out
to be 430 square feet of private open space required (10 SF per bedroom, 43 total bedrooms in
complex). The duplexes require a minimum of 300 SF per dwelling and the townhomes require
minimum 150 SF of useable open space. The applicant is aware of these open space standards as
they are listed on the preliminary plat. The OPD plans shows 10,000 square feet of on-site open
space for the multi -family uses. Additionally, the preliminary plat includes two outlots totaling 16.76
acres that contain regulated sensitive areas that will be placed in conservation easement at final
platting.
Traffic Circulation: The proposed development will have access off of Camp Cardinal Blvd through
an extension of Deer Creek Road. The extension of Deer Creek Road will provide access to the
entire site and, until Camp Cardinal Rd and a proposed traffic circle at the intersection of Deer Creek
Road and Camp Cardinal Road are constructed, Deer Creek Road will provide temporary access
to Camp Cardinal Road. This will provide a secondary access, if needed. The subdivision code 15-
3-2K authorizes the City to request an applicant to contribute 50% of the reconstruction cost of
bringing the segment of the subject street that abuts the subject property to city standards. As a
condition to the rezoning, owner shall contribute 50% of the cost of upgrading Camp Cardinal Road
to City standards prior to issuance of building permit. The infrastructure also requires traffic calming
devices. The contribution shall include 50% of the cost of construction of the traffic circle at the
intersection of Deer Creek Road and Camp Cardinal Road.
2. The development will not overburden existing streets and utilities.
The property can be serviced by both sanitary sewer and water. Access to the site will be provided
through the extension of Deer Creek Road, which will connect to both Camp Cardinal Blvd and
Camp Cardinal Road.
3. The development will not adversely affect views, light and air, property values and
privacy of neighboring properties any more than would a conventional
development.
The nearest neighbors to the north of the subject property are separated by a woodland
preservation area and a stream corridor. The nearest neighbors to the east and southeast will
also remain separated due to the preservation of woodlands. The proposed development does
not adversely affect views, light and air, property values and privacy of neighboring properties any
more than would a conventional development.
4. The combination of land uses and building types and any variation from the
underlying zoning requirements or from City street standards will be in the public
interest, in harmony with purpose of this Title, and with other building regulations.
The proposed development is not seeking any waivers or variations from the underlying zoning
requirements. Additionally, the proposed RM -12 zone allows the proposed mix of residential land
5
uses proposed. The proposed multi -family building, duplexes, and townhomes provide a range of
housing options. When factoring in both the total building area occupied (approximately 2.27
acres or 98,800 SF) and the total area occupied by R.O.W. (2.61 acres), the total lot coverage is
equal to approximately 15.5%. Meaning, approximately 84.5% of the net site area will remain free
of buildings, parking, and vehicular maneuvering areas. The mix of housing, the extension of Deer
Creek Road, and the preservation of sensitive features are in the public interest.
Compliance with Comprehensive Plan: The area does not have a district plan hence, the
proposed development is reviewed according to the 102030 Comprehensive Plan.
The Future Land Use Map of the IC2030 Comprehensive Plan identifies the subject property as
appropriate for residential development at a density of 8-16 dwelling units per acre. As previously
stated, the subject property proposes around 3.1 dwelling units per net acre. This density is
actually below what is envisioned in the plan; however, the site is constrained due to the sensitive
features.
The IC2030 Comprehensive Plan encourages urban growth through compact and connected
neighborhoods. The Preliminary Plat, Planned Development Overlay, and Sensitive Areas
Development Plan demonstrates a commitment to these goals by providing wide interconnected
sidewalks and a variety of housing types that as noted in the Comprehensive Plan, "Ensure a mix
of housing types within each neighborhood to provide options for households of all types and
people of all incomes".
The Comprehensive Plan is also aimed at encouraging pedestrian -oriented development and
attractive and functional streetscapes that make it safe, convenient, and comfortable to walk. The
applicant is showing sidewalks along both sides of Maclan Court and Dear Creek Road. The plan
also shows a sidewalk along Maclan Loop and connected to the Deer Creek sidewalk on the
subject property. The sidewalk along Deer Creek will connect to the existing sidewalk along Camp
Cardinal Blvd.
Although the comprehensive plan discourages cul-de-sacs and emphasizes stub streets for future
connectivity, the proposed development is limited due to sensitive areas and existing
neighborhood constraints. Specifically, due to the layout of the neighborhood to the north, which
incorporates a loop street, connecting with that existing neighborhood is not possible. By
proposing development on the most buildable portion of the property, and thereby preserving the
natural areas of the property, the development aligns with the goals of the comprehensive plan.
Subdivision Design: The proposed subdivision contains 23 residential lots and two outlots. Outlot
A is noted on the preliminary plat as open space area to be maintained by the homeowner's
association. Outlot B will also contain open space to be maintained by the HOA, but it will also
include a storm water management area. Additionally, the preliminary plat shows a conservation
easement area that will ensure the preservation of sensitive resources. The subject plat proposes
the designation of 2.61 acres of public right of way though the extension of Deer Creek Road. This
also includes the construction of Maclan Court and Maclan Loop from Deer Creek Road. Maclan
Court is proposed as a cul-de-sac lined by 12 duplexes. Maclan Loop is a loop street lined by
another 7 duplexes proposed. East of these streets and along Deer Creek Road are the proposed
4 townhomes, housing complex, and the remaining 3 duplexes.
According to section 15-3-2A-4 of the City Code, cul-de-sacs should be avoided unless it can be
demonstrated that existing constraints prevent the extension of the street to access existing
streets within or abutting the subdivision. Due to sensitive area constraints, as well as the northern
neighborhoods providing no access point due to loop street systems, there is not an outlet for
through street access. Because of these constraints on the property, the applicant proposes
Maclan Court ending in a cul-de-sac. Staff supports the proposed cul-de-sac design since
previous iterations with a loop street resulted in greater impact on sensitive features.
6
Environmentally Sensitive Areas: The subject property contains regulated wetlands,
woodlands, and slopes. The applicant has submitted a Preliminary Sensitive Areas Development
Plan as part of the OPD rezoning. Due to the proposed disturbance of wetlands and associated
buffers, a Level 11 Sensitive Areas Review is required.
Jurisdictional Wetlands — The City's Sensitive Areas Ordinance requires a 100 ft. buffer to be
maintained between a regulated wetland and any development activity (14-51-6E-1). The
Ordinance does allow for buffer averaging to be permitted where an increased buffer is deemed
necessary or desirable to provide additional protection to one area of a wetland for aesthetic or
environmental reasons. The applicant has chosen to request buffer averaging, as wetlands and
wetland buffers are proposed to be impacted. As required by 14-51-6E-2, no buffer will be reduced
by more than 50% and all provided buffers will be equal to or greater than what is reduced.
Additionally, the applicant proposes a buffer reduction for the wetland located at the southeastern
corner of the subject property. According to 14 -51 -6E -3b of the City Code, a wetland buffer may
be reduced by up to 50' if the standards of the of the previously mentioned section are met, as
demonstrated by a wetland specialist. A wetland specialist has determined that all standards of
14-51-6E-2 and 14 -51 -6E -3b are met. Staff finds that the proposed buffer averaging, and buffer
reduction can be justified as demonstrated by a wetland specialist and will meet the requirements
of the City Code.
The existing wetland is comprised of approximately 0.90 acres. Approximately 14% of the existing
wetlands will be disturbed or 0.059 acres to accommodate leveling of some lots and stormwater
management. Per 14-51-6G, staff has required the applicant to provide mitigation for the proposed
disturbance to the existing wetland. Compensatory mitigation for the impacts to a 0.015 -acre
forested wetland will be provided at a ratio of 1:2. Compensatory mitigation for the southern
wetland areas will be provided at a ratio of 1:1.5. The applicant has proposed to meet the City's
wetland mitigation requirements by providing onsite wetland mitigation. Specifically, the applicant
will provide 0.096 acres of wetland to mitigate the loss of 0.059 acres of wetlands.
Woodlands — As shown in Table 2, the subject property has approximately 22.9 acres of woodlands.
The preliminary SADP shows that the development proposes to disturb 9.35 acres (55.8%) of
woodlands on the subject property. An additional 3.43 acres will remain unimpacted but located
within the 50' woodland buffer area. The disturbed woodlands and buffer area total 12.78 acres
(55.8%), leaving roughly 44.2% (10.12 acres) unimpacted which is above the 20% woodland
retention allowed per the sensitive areas ordinance.
Table 2 — Summary of Woodlands
Existing
Disturbed & Buffer Area
Woodlands Preserved
22.9 acres
100%
12.78AC
(55.8%)
10.12AC
(44.2%)
Steep, Critical, and Protected Slopes — The subject property contains critical and protected
slopes. The impacts to these slopes are outlined in Table 3. Approximately 19.3% of critical
slopes are proposed to be impacted, which is below the 35% of critical slopes that are allowed to
be impacted per the sensitive areas ordinance. The sensitive areas ordinance only allows impacts
to protected slopes if they are manmade or needed for necessary infrastructure through a Level 11
sensitive areas review. The approximately 10.3% of protected slopes that will be impacted are
either manmade slopes or for the construction of the storm water basin.
Table 3 — Summary of Regulated Sloaes
Slopes
Existing
Impacted %
Non -impacted (%)
Critical
328,991(100%)
63,473 (19.3%)
276,327 (84.1%)
Protected
55,031(100%)
5,575 (10.3%)
49,456 (89.7%)
(manmade)
7
Archaeological Sites — Staff reached out to the State archaeologist and inquired about needing
an archaeological study for the site. Staff was informed that a study was conducted in 2004 and
there are no current concerns with the site.
Neighborhood Open Space: According to section 14-5K of the City code, dedication of public
open space or fee in lieu of land dedication is addressed at the time of final platting for residential
subdivisions. Based on the 27.68 acres of RM -12 zoning, the developer would be required to
dedicate 1.87 acres to the City or pay a fee in -lieu of land dedication.
Storm Water Management: All storm water management requirements for this site are being
met in the existing regional retention basin located on the west side of Camp Cardinal Blvd and
the proposed stormwater detention basin in Outlot B. Public Works staff have reviewed and
approved the preliminary storm water management plans. Additional review will occur at the time
of final platting.
Sanitary Sewer Service: The development is serviced by a previously approved sanitary sewer
plan of improvements that was originally proposed for development on the west side of Camp
Cardinal Blvd. The proposed sanitary sewer line is located at the north end of the subject property.
Correspondence: Staff has received public correspondence (Attachment 6) from neighboring
residents voicing both concern and support for the proposed development. Generally, the
concerns expressed relate to traffic and impacts on property values.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, a public hearing will be
scheduled for consideration by the City Council.
STAFF RECOMMENDATIONS:
Staff recommends approval of REZ22-0001, a proposal to rezone approximately 27.68 acres of
land located east of Camp Cardinal Blvd and west of Camp Cardinal Road from Interim
Development — Research Park (ID -RP) zone to Low Density Multifamily Residential with a
Planned Development Overlay (OPD/RM-12) zone subject to the following condition:
1 Prior to issuance of building permit, Owner shall contribute 50% of the cost of upgrading
Camp Cardinal Road to City standards. This contribution shall include 50% of the cost of
construction of the traffic circle at the intersection of Deer Creek Road and Camp Cardinal
Road.
Staff also recommends approval of SUB22-0001, a preliminary plat for Cardinal Heights.
ATTACHMENTS:
1. Aerial Location Map
2. Zoning Map
3. Preliminary Plat, Planned Development Overlay, and Sensitive Areas Development Plan
4. Multi -Family Building Renderings
5. Good Neighbor Meeting Summary
6. Public Correspondence
Approved by:
• St -h%,
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
0 0.05 0.1 0.2 Miles
I i I i I
REZ22-0001 and SUB22-0002
Cardinal Pointe Heights
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CITY OF IOWA CITY
Prepared By: Emani Brinkman
Date Prepared: January 2022
•
4)'R CREEK, RD
An application submitted by Hall & Hall Engineers, INC, on behalf of
IC Grove East, LLC, for approval of a rezoning and subdivision of 27.68 acres
located east of Camp Cardinal Blvd from Interim Development -Research Park (ID -RP)
zone to Low Density Multi -Family Residential with a Planned
Development Overlay (OPD/RM-12) zone.
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AMP CARDINAL BLVD
0 0.05 0.1 0.2 Miles
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REZ22-0001 and SUB22-0002
Cardinal Pointe Heights
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CITY OF IOWA CITY
Prepared By: Emani Brinkman
Date Prepared: January 2022
•
An application submitted by Hall & Hall Engineers, INC, on behalf of
IC Grove East, LLC, for approval of a rezoning and subdivision of 27.68 acres
located east of Camp Cardinal Blvd from Interim Development -Research Park (ID -RP)
zone to Low Density Multi -Family Residential with a Planned
Development Overlay (OPD/RM-12) zone.
P CARDINAL!BLVD
PRELIMINARY PLAT, PLANNED DEVELOPMENT OVERLAY, AND SENSITIVE AREAS DEVELOPMENT PLAN FOR
UTILITY AND EMERGENCY TELEPHONE NUMBERS
CITY OF IOWA CITY, IOWA
ENGINEERING DEPARTMENT
POLICE DEPARTMENT
EMERGENCY
FIRE DEPARTMENT
EMERGENCY
WATER DEPARTMENT
WASTEWATER DIVISION - COLLECTIONS
IOWA ONE CALL (UTILITIES)
MID -AMERICAN ENERGY
UTILITY LEGEND -EXISTING
(SS8)
(ST15)
(FM6)
(W8)
(G) (G)
(S) (S)
- - - (OHE)- - - - (OHE)-
- - - (E) - - - - (E)
- - - - (C)- - - - (C)-
- - - (OHC)- - - - (OHC)-
- --(OHT)- - --(OHT)-
- - - - (F) - - - - (F)
- - - (OHF)- - - - (OHF)-
(T)- - - -(T)
//
-««««««««
(FP)
(FW)
(CORP)
800-
® OR
SANITARY SEWER W/SIZE
STORM SEWER W/SIZE
SUBDRAIN
FORCE MAIN W/SIZE
WATER MAIN W/SIZE
GAS
STEAM
ELECTRIC -OVERHEAD
ELECTRIC -UNDERGROUND
CABLE TV -UNDERGROUND
CABLE TV -OVERHEAD
TELEPHONE -OVERHEAD
FIBER OPTIC -UNDERGROUND
FIBER OPTIC -OVERHEAD
TELEPHONE -UNDERGROUND
FENCE LINE
SILT FENCE
FLOODPLAIN LIMITS
FLOODWAY LIMITS
CITY CORPORATE LIMITS
CONTOUR LINE
LIGHT POLE W/O MAST
LIGHT POLE W/MAST
TELEPHONE POLE
POWER POLE
GUY ANCHOR
GUY POLE
TELEPHONE PEDESTAL
TELEPHONE MANHOLE
CABLE TV PEDESTAL
UTILITY/CONTROL CABINET
SANITARY MANHOLE
STORM MANHOLE
GRATE INTAKE
RA -3 INTAKE
11 011 RA -5 INTAKE
RA -6 INTAKE
RA -8 INTAKE
�poJ HORSESHOE CATCH BASIN W/O FLUME
0
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HORSESHOE CATCH BASIN W/FLUME
GAS VALVE
® FLARED END SECTION
CLEANOUT, STORM OR SANITARY
®--�� TRAFFIC SIGNAL W/MAST
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*BM BENCHMARK
STREET SIGN
WELL
4 SB SOIL BORING
FIRE HYDRANT
®wv WATER VALVE
460 WATER SHUTOFF
WATER BLOWOFF
NOTE: THIS IS A STANDARD LEGEND. SOME ITEMS MAY NOT APPEAR ON DRAWINGS.
PLAN APPROVED BY:
CITY CLERK
DATE
PLAN DATE: 08/01/2022
CITY FILE NUMBER:
HALL AND HALL PROJECT NUMBER: 20034-20-2
(319)-356-5140
(319)-356-5275
911
(319)-356-5260
911
(319)-356-5166
(319)-631-1144
(800)-292-8989
(319)-339-1156
UTILITY LEGEND -PROPOSED
CARDINAL HEIGHTS
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA
IOWA
ONE -CALL
800/292-8989
TOLL-FREE
CALL- BEFORE- YOU- DIG
SS8
ST18
FM6
W12
CORP
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460
SURVEY LEGEND
SANITARY SEWER W/SIZE
STORM SEWER W/SIZE
FORCE MAIN W/SIZE
WATER MAIN W/SIZE
CITY CORPORATE LIMITS
SANITARY MANHOLE
STORM MANHOLE
GRATE INTAKE
RA -3 INTAKE
RA -5 INTAKE
RA -6 INTAKE
RA -8 INTAKE
HORSESHOE CATCH BASIN W/O FLUME
FLARED END SECTION
CLEANOUT, STORM OR SANITARY
FIRE HYDRANT
WATER VALVE
WATER SHUTOFF
WATER BLOWOFF
O
•
•
X
()
PLANT LEGEND
SET REBAR W/CAP NO.
FOUND SURVEY MONUMENT AS NOTED
FOUND RIGHT OF WAY RAIL
SECTION CORNER SET AS NOTED
SECTION CORNER FOUND AS NOTED
CUT "X" IN CONCRETE
RECORDED AS
EASEMENT LINE
PLAT OR SURVEY BOUNDARY
PLAT LOT LINE
CENTERLINE
SECTION LINE
1/4 SECTION LINE
1/4-1/4 SECTION LINE
EXISTING LOT LINE
BUILDING SETBACK LINE
DECIDUOUS TREE
CONIFEROUS TREE
DECIDUOUS SHRUB
CONIFEROUS SHRUB
TREE STUMP
TREE LINE DRIP EDGE
PLANS SCALE CORRECTLY WHEN PLOTTED ON 22"x34" PAPER
HALL & HALL ENGINEERS, INC.
Leaders i/o Land Development Since /953
1860 BOYSON ROAD, HIAWATHA, IOWA 52233
PHONE: (319) 362-9548 FAX: (319) 362-7595
CIVIL ENGINEERING • LANDSCAPE ARCHITECTURE
LAND SURVEYING • LAND DEVELOPMENT PLANNING
www.halleng.com
LOCATION MAP
(SCALE: 1"=500')
CARDINAL POINTE
WEST PART 3
CARDINAL POINTE
SOUTH PART 3
1.0'
TYP
1/2 R.O.W. - 30'
28
B -B
PROFILE LINE, E ROW, AND SURVEY
BASELINE UNLESS NOTED OTHERWISE
1/2 R.O.W - 30'
5.0'
10.0'
14'
14'
10.0'
5.0'
(MAX.)
3.5
-11
COMPACTED
FILL
NOTES:
SUBDRAIN (TYP) AS SHOWN ON
PLANS SEE NOTE 1
-COMPACTED SUBGRADE AS SPECIFIED
- 6" MIN. SUBBASE AS SPECIFIED
-7" PCC PAVEMENT DEPTH
SEE NOTE 2
STORM SEWER WITH GASKETED
JOINTS AS PER PLANS SEE NOTE 1
1. REFER TO PLANS FOR LOCATION OF STORM SEWER LINES. SUBDRAIN SHALL BE INSTALLED ON BOTH SIDES OF STREET EVEN IF STORM
SEWER IS PRESENT. WHERE PLANS SHOW THESE LINES UNDER PAVEMENT LONGITUDINALLY, SUBGRADE SHALL BE SHAPED TO DRAIN TO
TRENCHES FOR THESE LINES. THIS WORK IS ALSO REQUIRED FOR LINES UNDER INTERSECTION RETURNS. DEPTH OF SUBBASE SHALL BE
INCREASED AS REQUIRED FOR THIS WORK.
2. SUBBASE SHALL BE EXTENDED OVER STORM SEWER AND/OR SUBDRAIN TRENCHES WHERE REQUIRED TO MAINTAIN PROPER SUBBASE
DRAINAGE. SUBBASE SHALL BE EXTENDED TO CENTERLINE OF STORM SEWER TRENCH AND COMPLETELY OVER SUBDRAIN TRENCH.
3. SEE SUDAS DETAIL 7030.104 FOR GRADING BEHIND CURB.
4. LONGITUDINAL JOINTS SHALL BE THIRD POINT JOINTING PER SUDAS DETAIL 7010.901
TYPICAL 28' STREET CROSS SECTION
(NOT TO SCALE)
1.0'
TYP
SHEET INDEX
P1.0) COVER
P2.0) SITE LAYOUT AND UTILITIES
P3.0) SITE GRADING AND EROSION CONTROL
P4.0) WETLANDS DISTURBANCE AND PRESERVATION
P5.0) WOODLAND DISTURBANCE AND PRESERVATION
L1.0) LANDSCAPE PLAN
L2.0) LANDSCAPE PLAN DETAILS
CONTACT PERSON
BRIAN VOGEL, PE
1860 BOYSON RD.
HIAWATHA, IA 52233
PH: 319-362-9548
FAX: 319-362-7595
EMAIL: BRIAN@HALLENG.COM
APPLICANT/OWNER
IC GROVE EAST, LLC
%DAVE OYLER
755 MORMON TREK BOULEVARD
P.O. BOX 1907
IOWA CITY, IA 52246
PH: 319-337-4195
FAX: 319-337-9823
EMAIL: DAVE@NAVIGATEHOMESIOWA.COM
AREA CALCULATIONS
TOTAL SITE AREA:
NET SITE AREA (EXCL. R.O.W.):
USE
EXISTING: VACANT LAND
PROPOSED: MULTI -FAMILY
RESIDENTIAL
ZONING
EXISTING: ID -RP
PROPOSED: OPD RM -12
AREA TO BE REZONED: 27.68 AC.
OWNER'S ATTORNEY
C. JOSEPH HOLLAND
123 NORTH LINN STREET
SUITE 300
IOWA CITY, IA 52245
1,205,744 SQ.FT. (27.68 AC)
1,091,316 SQ.FT. (25.05 AC)
TOTAL NUMBERED LOTS : 23
TOTAL DWELLING UNITS: 78 UNITS
GROSS AREA PER UNIT:
NET AREA PER UNIT (EXCLUDING R.O.W.):
15,458 SQ.FT.
13,991 SQ.FT.
TOTAL POST -DEVELOPED OPEN SPACE: 723,554 SQ.FT.
(OUTLOT A AND OUTLOT B)
(0.35 AC)
(0.32 AC)
(16.61 AC)
SITE LEGAL /REZONING DESCRIPTION
AUDITOR'S PARCEL 2011054 AS RECORDED IN PLAT BOOK 56, PAGE 37 IN THE OFFICE OF
THE JOHNSON COUNTY, IOWA RECORDER.
NOTES
1/2 R.O.W. - 30'
THE STORM WATER MANAGEMENT REQUIREMENTS FOR THE NORTHERLY PORTION OF THIS
SITE IS BEING MET IN THE EXISTING REGIONAL RETENTION BASIN LOCATED ON THE WEST
SIDE OF CAMP CARDINAL BLVD. THE STORM WATER MANAGEMENT REQUIREMENTS FOR
THE SOUTHERLY PORTION WILL BE ARCHIVED WITHIN THE PROPOSED DETENTION BASIN.
PARKING REQUIREMENTS (30-PLEX BUILDING)
MULTI FAMILY RESIDENTIAL:
1 BEDROOM UNITS = 17
2 BEDROOM UNITS = 13
TOTAL VEHICLE PARKING REQUIRED = 43 SPACES
17 UNITS X 1.0 SPACE PER UNIT = 17 SPACES
13 UNITS X 2.0 SPACES PER UNIT = 26 SPACES
TOTAL VEHICLE PARKING PROVIDED = 43 (INCLUDES 4 ACCESSIBLE SPACES)
14 OUTDOOR PARKING LOT PARKING (2 ACCESSIBLE)
29 INDOOR GARAGE PARKING (2 ACCESSIBLE)
TOTAL BICYCLE PARKING REQUIRED = 22 SPACES
17 UNITS X 0.5 SPACES PER UNIT = 9 SPACES
13 UNITS X 1.0 SPACES PER UNIT = 13 SPACES
TOTAL BICYCLE PARKING PROVIDED = 22 SPACES
PROFILE LINE, Q ROW, AND SURVEY
BASELINE UNLESS NOTED OTHERWISE
1/2 R.O.W - 30'
5.0'
11.0'
26' B -B
13'
13'
11.0'
5.0'
STANDARD
6" CURB
2.0%
COMPACTED
FILL
NOTES:
PROFILE
GRADE
JOINT SEE
NOTE 4
2.5'
TYP
2.0%
4.00/0
1.5%
Om -
(MAX.)
3.5
-11
SUBDRAIN (TYP) AS SHOWN ON
PLANS SEE NOTE 1
-COMPACTED SUBGRADE AS SPECIFIED
- 6" MIN. SUBBASE AS SPECIFIED
-7" PCC PAVEMENT DEPTH
-SEE NOTE 2
STORM SEWER WITH GASKETED
JOINTS AS PER PLANS SEE NOTE 1
1. REFER TO PLANS FOR LOCATION OF STORM SEWER LINES. SUBDRAIN SHALL BE INSTALLED ON BOTH SIDES OF STREET EVEN IF STORM
SEWER IS PRESENT. WHERE PLANS SHOW THESE LINES UNDER PAVEMENT LONGITUDINALLY, SUBGRADE SHALL BE SHAPED TO DRAIN TO
TRENCHES FOR THESE LINES. THIS WORK IS ALSO REQUIRED FOR LINES UNDER INTERSECTION RETURNS. DEPTH OF SUBBASE SHALL BE
INCREASED AS REQUIRED FOR THIS WORK.
2. SUBBASE SHALL BE EXTENDED OVER STORM SEWER AND/OR SUBDRAIN TRENCHES WHERE REQUIRED TO MAINTAIN PROPER SUBBASE
DRAINAGE. SUBBASE SHALL BE EXTENDED TO CENTERLINE OF STORM SEWER TRENCH AND COMPLETELY OVER SUBDRAIN TRENCH.
3. SEE SUDAS DETAIL 7030.104 FOR GRADING BEHIND CURB.
4. LONGITUDINAL JOINTS SHALL BE THIRD POINT JOINTING PER SUDAS DETAIL 7010.901
TYPICAL 26' STREET CROSS SECTION
(NOT TO SCALE)
SEE NOTE 2 -
DIMENSIONAL STANDARDS (RM -12)
MULTI -FAMILY (30-PLEX BUILDING - 1 BLDG)
MINIMUM LOT SIZE: 8,175 SF
AREA PER UNIT: 2,725 SF
MINIMUM LOT WIDTH: 60'
MINIMUM FRONTAGE: 40'
FRONT YARD SETBACK: 20'
SIDE YARD SETBACK: 10'
REAR YARD SETBACK: 20'
MAX. BLDG HEIGHT: 35'
MIN. BLDG WIDTH: 20'
MAX. LOT COVERAGE: 50%
MAX. BEDROOM PER UNIT: 3
MIN. BEDROOM SIZE: 100 SF
MIN. OPEN SPACE: 10 SF/ BEDROOM, NO LESS THAT 400 SF
ATTACHED SINGLE FAMILY (4 -UNIT TOWNHOMES - 1 BLDG)
MINIMUM LOT SIZE: 3,000 SF
AREA PER UNIT: 3,000 SF
MINIMUM LOT WIDTH: 20'/28'
MINIMUM FRONTAGE: 20'
FRONT YARD SETBACK: 15' (25' AT CUL-DE-SAC)
SIDE YARD SETBACK: 0710'
REAR YARD SETBACK: 20'
MAX. BLDG HEIGHT: 35'
MIN. BLDG WIDTH: N/A'
MAX. LOT COVERAGE: 50%
MAX. BEDROOM PER UNIT: 4
MIN. OPEN SPACE: 150 S.F.
DUPLEX (22 BLDGS)
MINIMUM LOT SIZE: 6,000 SF
AREA PER UNIT: 3,000 SF
MINIMUM LOT WIDTH: 55' WITH ALLEY ACCESS, 80' WITHOUT ALLEY ACCESS
MINIMUM FRONTAGE: 40'
FRONT YARD SETBACK: 15' (25' AT CUL-DE-SAC)
SIDE YARD SETBACK: 5' FOR FIRST 2 STORIES PLUS 2' FOR EACH ADD. STORY
REAR YARD SETBACK: 20'
MIN. BLDG HEIGHT: 35'
MIN. BLDG WIDTH: N/A'
MAX. LOT COVERAGE: 50%
MAX. BEDROOM PER UNIT: 4
MIN. OPEN SPACE: 300 S.F. PER UNIT
OPEN SPACE REQUIREMENTS
REQUIRED OPEN SPACE
LOT 23:
30 PLEX:
10 SF/BDRM X 43 BDRM = 430 SF
4 UNIT TOWNHOME:
150 SF
TOTAL REQUIRED FOR LOT 23 = 580 SF
TOTAL PROVIDED FOR LOT 23 = 10,000 SF
DUPLEX LOTS:
300 SF/UNIT TO BE PROVIDED ON-SITE
STANDARD VARIATIONS
NO VARIATIONS TO THE RM -12 STANDARDS ARE BEING REQUESTED
WITH THIS DEVELOPMENT.
PROFILE LINE, L ROW, AND SURVEY
BASELINE UNLESS NOTED OTHERWISE
23' TO ROW
22.1' B -B
11.0' 11.0'
STANDARD
6" CURB
KT -2 OR L-2 JOINT
SEE NOTE 4
2.00/0
PROFILE
GRADE
2.0%
6.0'
5.0'
1.5%
1.0'
TYP
COMPACTED
FILL
NOTES:
SUBDRAIN (TYP) AS SHOWN ON
PLANS SEE NOTE 1
COMPACTED SUBGRADE AS SPECIFIED
- 6" MIN. SUBBASE AS SPECIFIED
-7" PCC PAVEMENT DEPTH
STORM SEWER WITH GASKETED
JOINTS AS PER PLANS SEE NOTE 1
1. REFER TO PLANS FOR LOCATION OF STORM SEWER LINES. SUBDRAIN SHALL BE INSTALLED ON BOTH SIDES OF STREET EVEN IF STORM
SEWER IS PRESENT. WHERE PLANS SHOW THESE LINES UNDER PAVEMENT LONGITUDINALLY, SUBGRADE SHALL BE SHAPED TO DRAIN TO
TRENCHES FOR THESE LINES. THIS WORK IS ALSO REQUIRED FOR LINES UNDER INTERSECTION RETURNS. DEPTH OF SUBBASE SHALL BE
INCREASED AS REQUIRED FOR THIS WORK.
2. SUBBASE SHALL BE EXTENDED OVER STORM SEWER AND/OR SUBDRAIN TRENCHES WHERE REQUIRED TO MAINTAIN PROPER SUBBASE
DRAINAGE. SUBBASE SHALL BE EXTENDED TO CENTERLINE OF STORM SEWER TRENCH AND COMPLETELY OVER SUBDRAIN TRENCH.
3. SEE SUDAS DETAIL 7030.104 FOR GRADING BEHIND CURB.
4. LONGITUDINAL JOINTS SHALL BE THIRD POINT JOINTING PER SUDAS DETAIL 7010.901
TYPICAL 22' STREET CROSS SECTION
(NOT TO SCALE)
PRELIMINARY PLAT, PLANNED DEVELOPMENT OVERLAY, AND SENSITIVE AREAS DEVELOPMENT PLAN FOR CARDINAL HEIGHTS
SHEET
P1.0
CAD File: I:\projects\20000\20034\20034-20\20034-20-2 CP Heights (27 AC)\DWG\Plats\20034-20-2 PP v6.dwg Date Plotted : Aug 01, 2022 - 9:19am Plotted By : BDV
25 50
GRAPHIC SCALE IN FEET
SCALE: 1"=50'
100 O�'O�
DCIEPAO
CP�NA� W
ES V'c
J14 PR S
POTENTIAL FUTURE
TRAFFIC CIRCLE
scensoAN CA-UFOrk
sq. wofteri
CONNECT 8" DIA WATER MAIN INTO EXISTING
CAMP CARDINAL ROAD WATER MAIN
CONTRACTOR TO FIELD VERIFY
EXISTING HYDRANT LOCATION AND
RELOCATE OFF MAIN IF NECESSARY
FOR WATER MAIN EXTENSION
EXISTING GRAVEL ROAD
EXISTING PCC ROAD
W8
•
EXISTING TREE LINE
• ` .` W8 W8 W8
TEMPORARY PCC CONCRETE TO CONNECT
aP
`�Q`IC%� \1 DEER CREEK ROAD TO CAMP CARDINAL ROAD
t Livrerod;.1.V�� CAMP CARDINAL ROAD ink 4.1
W8
5' WALK
20.36'
68.46'
LOT 22
13,046 SF
0.30 AC
DUPLEX
(3,400 SF)
CONSTRUCTION LIMITS (SEE SHEET
P.3 -P.5 FOR SENSITIVE AREA
IMPACTS)
OUTLOT B SHALL BE FOR STORM WATER
MANAGEMENT AND OPEN SPACE TO BE
MAINTAINED BY THE HOMEOWNERS ASSOCIATION.
CONSERVATION
EASEMENT
PROPOSED RETAINING WALL
OUTLOT A
577,941 SF
13.27 AC
OUTLOT A SHALL BE OPEN SPACE MAINTAINED
BY THE HOMEOWNERS ASSOCIATION.
LOT 23
78,884 SF
1.81 AC
DUPLEX
(3,400 SF)
PROPOSED DETENTION
ALL DUPLEXES SHOWN
ARE FOR ILLUSTRATIVE
PURPOSES ONLY, ACTUAL
DUPLEX FOOTPRINTS WILL
VARY. DUPLEX
COMPLIANCE WITH
• 14 -3A -4C -1(a) WILL BE
'9' REVIEWED AT THE TIME OF/
�%\ BUILDING PERMITTING /
ss
s
�9
ss
3s
2�
PREVIOUSLY APPROVED SANITARY SEWER
PLAN OF IMPROVEMENTS FOR "THE GROVE -
OFFSITE SANITARY SEWER EXTENSION"
FtIV ATE DRNE
SHARED USABLE OPEN SPACE
(OUTSIDE OF EXISTING
WOODLANDS) = 10,000 SF
LOT 20
14,647 SF
0.34 AC
•
•
1
/
/
/
OUTLOT B
145,613 SF
3.34 AC
i
1
1
1
1
1
i� / 1
/1
/ 1
1
1
1
DETENTION
ACCESS
1
1
1
1 /
20' STORM SEWER AND
DRAINAGE EASEMENT
100' LOT WIDTH
AT 25' SETBACK
4 UNITS
(3,660 SF
POktile
•
•
\
CONSTRUCTION LIMITS (SEE SHEET
P.3 -P.5 FOR SENSITIVE AREA
IMPACTS)
CONSERVATION
EASEMENT
•
\
DUPLEX
(3,400 SF)
\
\
\
GRASS ISLAND TO BE
MAINTAINED BY THE HOA
\\
•
•
•
•
90' LOT WIDTH
AT 25' SETBACK
DUPLEX
(4,030 SF)
LOT 7
15,244 SF
0.35 AC
►DUPLEX
' r ■ •OT 10 I DUPLEX(4,030 SF) 110288 SF 14,030 SF)
11,413 SF I°.. 0.26 AC 1
LOTS I - 0.26AC IW 6'
DUPLEX
13,319 SF 4,030 SF 6' 1
0.31 AC ( ) 85.33'
7.24' I
• /D /D 11111111
105' �^
; CENTER OF BULB TO CETERLINE OF DEER CREEK ROA
COURT
MACLAN OU ■r te/
sass
CUL-DE-SAC 559 LF FROM TOTAL LENGTH OF 4 s°i" y •� �—
ASEMEN
1.08'
SS?'
MAILBOX
8 ' CLUSTER
5' WIDE
SIDEWALK
,nn
96' LOT WIDTH
AT 25' SETBACK
MAILBOX CLUSTER AND
GRASS ISLAND TO BE
MAINTAINED BY THE HOA
94' LOT WIDTH
AT 25' SETBACK
/
UPLEX
(3,400 SF)
LOT 13
11,597 SF\
0.27 AC
/
/
/
/
/
/
/
/
/
262.24'
408.27'
//LOT 6
16,950 SF
0.39 AC
1 LOT 3
(DUP DUPLEX
SF111,609 SF a,
10.27 AC W
6'
85.33'
1 LOT 2 (4,030 SF)' ~
1 11,741 SF .i'-\
6' 0.27 AC 1
DUPLEXI
(4,030 SF)1 �. r • / —\ \\
011/
- Iy`I�� �i
�� \ :11:1;
i/Ih h
M1
107' LOT WIDT
AT 25' SETBACK
CONSERVATION
EASEMENT
J
U)
SANITARY AND STORM
SEWER EASEMENT
LOT B (R. O. W . )
784 SF
0.02 AC
0)
(W)
(\N)
(W)
(m)
(AA)
(m)
(AA)
(W)
—
ofkovE cott
LEGEND
OVERSTORY TREE
ORNAMENTAL TREE
CONIFEROUS TREE
SEE SHEETS L.01 AND L.02 FOR
DETAILED LANDSCAPE PLAN
LOT BREAKDOWN
LOT #
PURPOSE
1-22
DUPLEX
23
MULTI -FAMILY
r--1 CONSERVATION EASEMENT
L__J (16.OAC)
DRAWN BY:
CJZ
CHECKED BY:
BDV
APPROVED BY:
BDV
DATE: 08/01/22
FIELD BOOK:
-
-
-
•
NO.
REVISION DESCRIPTION
APPROVED
//
//
//
//
DATE
IOWA
CITY
HALL & HALL ENGINEERS, INC.
Leaders Land Development Since c e 2953 L,L„,
1860 BOYSON ROAD, HIAWATHA, IOWA 52233
PHONE: (319) 362-9548 FAX: (319) 362-7595
CIVIL ENGINEERING • LANDSCAPE ARCHITECTURE
LAND SURVEYING • LAND DEVELOPMENT PLANNING
www.halleng.com
PRELIMINARY PLAT, PLANNED DEVELOPMENT OVERLAY,
AND SENSITIVE AREAS DEVELOPMENT PLAN FOR
CARDINAL HEIGHTS
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA
SITE LAYOUT & UTILITIES
PROJECT NO: 20034-20-2
P2.0
CAD File: I:\projects\20000\20034\20034-20\20034-20-2 CP Heights (27 AC)\DWG\Plats\20034-20-2 PP v6.dwg Date Plotted : Aug 01, 2022 - 9:19am Plotted By : BDV
z s
25
GRAPHIC SCALE IN FEET
SCALE: 1"=50'
100
LO'C C
ppkc-x.ti
O
C
„ i£'=s7- / / / /
I( (
\
AN�NS.OPsEt-R
/
7
7
602'
ODES ‘yC
JMP
VOX)"J EPtOSNK
NE,JP,ESC
\ Ep�
•
/
P1•0010:0101.04010-00‘
:0101.0PoPNCHVRCN
SeT
(
EXISTINSo GRAVEL ROAD
W8 WB--
CAMP CARDINAL RO D
1 1 1 I:. 0- I 1M-__k�A\�A�
ilk
ANN!
"awl;`
CP N�
\ \\
, Mt`• ?.
\ r} }**8******
**** }
"iSlAWiaWst}
NOTES:
510
AN�pTM"
C pA�
•
Gil.ily.,a4._*****w*********,*4-*,!7_
*tib P ***gyp` U,
*fi
n]K*
PROPOSED 8' WIDE
BERM @ 740.0
-
�f
N
N
{ 577,941 SF
13.27 AC
1
EQUIPMENT/
MATERIAL STORAGE
& STAGING AREA
7
I
CONSTRUCTION
l LIMITS (TYP)
n /
INSTALL SILT FENCE, FILTER
SOCK OR EQUIVALENT PER
\ SUDAS DETAILS 9040.19 & -
9040.20
EXISTING TREE
LINE (TYP)
1. /
1. CONTRACTOR SHALL VERIFY DEPTH AND LOCATION OF ALL EXISTING UTILITIES AND
STRUCTURES PRIOR TO CONSTRUCTION ACTIVITIES.
INSTALL FILTER SOCK �7
BEHIND ALL DROP CUR AT
SIDEWALK RAMP LOCATIONS
(TYP.)
2. CARE SHOULD BE TAKEN TO PROTECT ALL EXISTING STRUCTURES AND UNDERGROUND
FACILITIES.
3. ALL SITE WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE GEOTECHNICAL
EXPLORATION REPORT OF RECORD FOR THE SITE, WHERE APPLICABLE.
/
4. THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) SHALL BE KEPT ON THE
CONSTRUCTION SITE AT ALL TIMES FROM THE DATE CONSTRUCTION ACTIVITIES BEGIN TO
THE DATE OF FINAL STABILIZATION. ALL OPERATORS/CONTRACTORS WORKING ONSITE
MUST SIGN THE CERTIFICATION STATEMENT PROVIDED AND WILL BECOME CO -PERMITTEES
ON THE NPDES GENERAL PERMIT NO. 2 FOR THIS SITE. ALL OPERATORS/CONTRACTORS
WORKING ONSITE SHALL BE SUPPLIED A COPY OF THE SWPPP AND MUST BE FAMILIAR WITH
ITS CONTENTS. THE SWPPP MUST BE PERIODICALLY UPDATED TO SHOW CURRENT
EROSION CONTROL PRACTICES. UPDATED VERSIONS OF THE SWPPP WILL BE PROVIDED TO
ALL OF THE OPERATORS/CONTRACTORS WHOM ARE AFFECTED BY THE CHANGES MADE TO
THE SWPPP. IT WILL BE THE DUTY OF THE PERMITTEE (OWNER OR GENERAL CONTRACTOR)
TO SEE THAT THESE REQUIREMENTS ARE MET.
5. CONTRACTOR SHALL STRIP ALL ORGANIC MATERIAL WITHIN CONSTRUCTION LIMITS. A
MINIMUM 6" DEPTH. REFER TO IOWA CITY AND SUDAS FOR All OTHER GRADING
REQUIREMENTS.
6. PRIOR TO ANY SITE GRADING ACTIVITIES, THE CONTRACTOR SHALL OBTAIN A CSR PERMIT
FROM THE CITY OF IOWA CITY.
7. ALL DISTURBED AREAS NOT PAVED OR HARD SURFACE ON THE SITE SHALL RECEIVE
MINIMUM 6" TOPSOIL.
8. MAINTAIN SUBSTANTIAL VEGETATED AREA AROUND ENTIRE PROJECT PERIMETER TO ACT AS
VEGETATED FILTER STRIP. CONTRACTOR SHALL INSTALL ADDITIONAL SILT FENCE OR
EQUIVALENT TO ENSURE EROSION AND SEDIMENTATION MEET THE REQUIREMENTS OF THE
GENERAL PERMIT NO. 2.
9. CONTRACTOR SHALL PROTECT ALL ADJOINING PROPERTIES FROM DISRUPTION DURING
CONSTRUCTION ACTIVITIES.
10. FILL AREAS WITHIN STREETS AND AREAS OF 4' OR GREATER FILLS WITHIN BUILDING AREAS
AS SHOWN ON THE GRADING PLAN REQUIRE SOIL TESTING BY AN APPROVED
GEOTECHNICAL FIRM. THESE AREAS TO RECEIVE STRUCTURAL FILL AND TESTING PER LOCAL
BUILDING DEPARTMENT REQUIREMENTS. PROVIDE TESTING RESULTS TO OWNER AND
ENGINEER OF RECORD.
11. PROPER PERMITS SHALL BE IN PLACE FOR ANY GRADING ACTIVITIES WITHIN THE CITY
RIGHT OF WAY.
12. FINISHED CONTOURS REPRESENT FINISH GROUND ELEVATIONS.
13. ALL SLOPES TO BE NO STEEPER THAN 3.5:1.
DRAWN BY: CJZ
m
x,32
MANMADE
PROTECTED
SLOPES
750
0
w
INSTALL
SOCK OR
AROUND
SILT FENCE, FILTER
EQUIVALENT
ALL INTAKES.
/ 3v�
1108
INSTALL STABILIZED
CONSTRUCTION
ENTRANCE PER SUDAS
DETAIL 9040.20 (TYP)
81
(W)
/
(W)
(AA)
(W)
(M)
(w)
(W)
//
CHECKED BY: BDV
//
APPROVED BY: BDV
//
DATE: 08/01/22
//
FIELD BOOK:
NO.
REVISION DESCRIPTION
APPROVED
DATE
IOWA
CITY
(W)siv.�
4,04" \N's /C
/
HALL & HALL ENGINEERS, INC.
Loaders 3 Lend ILDvolopnlom¢ S3 coo /953
1860 BOYSON ROAD, HIAWATHA, IOWA 52233
PHONE: (319) 362-9548 FAX: (319) 362-7595
CIVIL ENGINEERING • LANDSCAPE ARCHITECTURE
LAND SURVEYING • LAND DEVELOPMENT PLANNING www.halleng.com
/
(W)
/
-
7
/
7
PRELIMINARY PLAT, PLANNED DEVELOPMENT OVERLAY,
AND SENSITIVE AREAS DEVELOPMENT PLAN FOR
CARDINAL HEIGHTS
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA
(/
11/
11
111
1 1
111
1 I 1
111
EXISTING SLOPES LEGEND
CRITICAL 25% - 39%
TOTAL ONSITE CRITICAL SLOPES = 328,991 SF (7.55 ACRES)
TOTAL DISTURBED CRITICAL SLOPES = 63,473 SF (1.46 AC)
19.3% DISTURBED
EXISTING PROTECTED 40% - 100%
TOTAL ONSITE PROTECTED SLOPES = 55,031 SF (1.26 AC)
TOTAL DISTURBED MANMADE PROTECTED SLOPES = 5,575 SF* (0.13 AC)
*10.3% DISTURBED PROTECTED MANMADE SLOPES
TOTAL TEMPORARY DISTURBED PROTECTED SLOPES = 80 SF** (0.002 AC)
**FOR STORM SEWER INSTALLATION
PROTECTED SLOPES BUFFER - 2' OF BUFFER PER VERTICAL FOOT (50' MAX)
TOTAL BUFFER AREA = 160,919 SF (3.69 AC)*
0.9% BUFFER AREA DISTURBED (1,375 SF)
*BUFFER FOR MANMADE PROTECTED SLOPES NOT INCLUDED, TEMPORARY DISTURBED
PROTECTED SLOPE AND BUFFER AREA IS FOR STORM SEWER INSTALLATION
SITE GRADING & EROSION CONTROL
PROJECT NO: 20034-20-2
P3.0
Z s
25 50
GRAPHIC SCALE IN FEET
SCALE: 1"=50'
100
off -°l c
NPLPo PPLO
CPF1a
PN�I.19, OpN\EL R
0101010601CHVRCN
SeT
cr N�
/
o�Es lyc
JMP PR
/
•
(
EXISTINSo GRAVEL ROAD
/
•
W8
W8
W8—
602'
CAMP CARDINAL RO
/
375' I
/ I
AN / EXISTING 0.020 AC WETLAND TO
16° BE REMOVED MITIGATED ONSITE /
*(SEE WETLAND REPORT)
\\
I
\
0
/
C h/ /
EXISTING 0.024 AC WETLAND TO
BE REMOVED MITIGATED ONSITE
(SEE WETLAND REPORT)
PROPOSED WETLAND 0.030 AC
\ � A
510 ..
Val; 1.\\\‘ \\k‘-‘.\\'',1.‘‘.;''‘:‘,. 0 V
145,613 5FF
3.34 AC
/
0
\\<
i s
\\ s
I
/
DRAWN BY: CJZ
CHECKED BY: BDV
APPROVED BY:
BDV
DATE: 08/01/22
FIELD BOOK:
CItt
ANS P TM
PS
/
EXISTING 0.015 AC
/ I WETLAND TO BE REMOVED
MITIGATED ONSITE (SEE /
I WETLAND REPORT)
\ �s
\ ,-
/ \
\ I /
\ \--\ - I
\ I
\ \ \ \ I
\I /
\ \ \\/
100' WETLAND
BUFFER AVERAGE
4 UNIT
(3,660 SF
0.34 AC
CONSTRUCTION
LIMITS (TYP)
LOT
1,4
0.2,6
0.26 AC
T A (R.O.
113,644
2.
EXISTING TREE
LINE (TYP)
0
w
1
MACLAN COURT
Alliir.���I 1 4
° 15' UTILITY EASEMENT
f �� I LOT 3
X71 I . I11 .09 76s
0.27A
�5n •6S
��761 MIS
1,597
0.27 AC
3\
0
w
LOT B (R.O.W.)
784 SF
0.02 AC
81
(W)
(W)
(m)
(W)
7
Il / //
7
(M)
//
//
//
//
REVISION DESCRIPTION
APPROVED DATE
(M)
IOWA
CITY
HALL & HALL ENGINEERS, INC.
Loadors 3 Lend ILD4v91opr omt &mcoo 3953 L,L„L
1860 BOYSON ROAD, HIAWATHA, IOWA 52233
PHONE: (319) 362-9548 FAX: (319) 362-7595
CIVIL ENGINEERING • LANDSCAPE ARCHITECTURE
LAND SURVEYING • LAND DEVELOPMENT PLANNING www.halleng.com
/
/
DEER CREEK ROAD
PRELIMINARY PLAT, PLANNED DEVELOPMENT OVERLAY,
AND SENSITIVE AREAS DEVELOPMENT PLAN FOR
CARDINAL HEIGHTS
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA
1/
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WETLANDS LEGEND
EXISTING ONSITE WETLANDS
TOTAL EXISTING ONSITE WETLAND AREA = 39,114 SF (0.90 AC)
PROPOSED ONSITE MITIGATED WETLANDS
TOTAL PROPOSED ONSITE WETLAND AREA = 40,739 SF (0.94 AC)
EXISTING 100' WETLANDS BUFFER (AVERAGED)
TOTAL ONSITE 100' BUFFER AREA REQUIRED= 264,950 SF (6.08 AC)
TOTAL ONSITE BUFFER AVERAGE AREA PROVIDED = 318,050 SF (7.30 AC)
EXISTING 50' WETLANDS BUFFER (BUFFER REDUCTION)
TOTAL ONSITE 50' BUFFER AREA = 49,422 SF (1.13 AC)
1
EXISTING WETLANDS TO BE REMOVED AND MITIGATED ONSITE
I TOTAL AREA = 2,575 SF (0.059 AC)
CONSTRUCTION LIMITS
EXISTING DELINEATED WETLANDS SHOWN ARE FROM
EARTHVIEW WETLAND DELINEATION REPORT #SOUTHGATE-004
WETLANDS DISTURBANCE AND PRESERVATION
PROJECT NO: 20034-20-2
P4.0
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WOODLAND DISTURBANCE CALCULATIONS
TOTAL SITE AREA: 27.68 AC.
TOTAL WOODLAND AREA ONSITE: 22.9 AC
DISTURBED WOODLAND AREAS ONSITE = 12.78 AC (55.8%)*
TOTAL WOODLAND ONSITE PRESERVATION AREA = 10.12 AC (44.2%)
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LOT B (R.O.W.)
784 SF
0.02 AC
OT
SS
0 TSS
0 SS
62)
(W)
cc
cc
CHECKED BY: BDV
APPROVED BY: BDV
DATE: 08/01/22
FIELD BOOK:
NO.
REVISION DESCRIPTION
APPROVED
DATE
IOWA
CITY
CROVE. C014000100,
HALL & HALL ENGINEERS, INC.
Leaders in Land Development Since 1953
1860 BOYSON ROAD, HIAWATHA, IOWA 52233 -.WW.f
PHONE: (319) 362-9548 FAX: (319) 362-7595
CIVIL ENGINEERING • LANDSCAPE ARCHITECTURE
LAND SURVEYING • LAND DEVELOPMENT PLANNING
www.halleng.com
PRELIMINARY PLAT, PLANNED DEVELOPMENT OVERLAY,
AND SENSITIVE AREAS DEVELOPMENT PLAN FOR
CARDINAL HEIGHTS
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA
WOODLAND DISTURBANCE & PRESERVATION
PROJECT NO: 20034-20-2
25 50 75 100
GRAPHIC SCALE IN FEET
SCALE: 1"=50'
100.0.0400°-°'
rTh
f.crefaes'
.1MP`
CAiregt
SS -0
372'
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PLANT SCHEDULE
OVERSTORY DECIDUOUS TREE
ID QTY. BOTANICAL/COMMON NAME ROOT NOTES
GDE 3 Gymnocladus dioicus'Espresso' BB 40-50' H X 25-35' W;
KENTUCKYCOFFEETREE MIN. OF 15" TRUNK DIAMETER AT6" ABOVE GRADE
CBF 3 Carpinus betulus'Fastigiata' BB 30-40' H X 20-30' W;
COMMON HORNBEAM MIN. OF 1.5" TRUNK DIAMETER AT6" ABOVE GRADE
CCT 2 Corylus colurna BB 40-60' H X 25-35' W;
TURKISH FILBERT MIN. OF 1.5" TRUNK DIAMETERAT6" ABOVE GRADE
COH 2 Celtis occidentalis 'Prairie Pride' BB 40-50' H X 40-60' W;
HACKBERRY MIN. OF 1.5" TRUNK DIAMETERAT6" ABOVE GRADE
COS 3 Carya ovata BB 60-80' H X 30-50' W;
SHAGBARK HICKORY MIN. OF 1.5" TRUNK DIAMETERAT6" ABOVE GRADE
Liquidambar syraciflua 'Rotundiloba' BB 60-75' H X 20-40' W;
LSR 4
FRUITLESS SWEETGUM MIN. OF 1.5" TRUNK DIAMETERAT6" ABOVE GRADE
LTT 2 Liriodendron tulipifera BB 70-130' H X 30-60' W;
TULIP TREE MIN. OF 1.5" TRUNK DIAMETER AT 6" ABOVE GRADE
NSB 5 Nyssa sylvatica BB 30-50' H X 20-30' W;
BLACK GUM MIN. OF 1.5" TRUNK DIAMETER AT6" ABOVE GRADE
OVE 2 Ostrya virginiana BB 35-45' H X 15-20' W;
EASTERN HOP HORNBEAM MIN. OF 1.5" TRUNK DIAMETERAT6" ABOVE GRADE
PTN 6 Populus tremuloides'NE-ARB' BB 35-40' H X 10-20' W;
PRAIRIE GOLD ASPEN MIN. OF 1.5" TRUNK DIAMETERAT6" ABOVE GRADE
PXA 4 Platanus x acerifolia'Liberty' BB 40-50' H X 50-60' W;
LONDON PLANE TREE MIN. OF 1.5" TRUNK DIAMETER AT 6" ABOVE GRADE
QBS 7 Quercus bicolor BB 50-75' H X 40-70' W;
SWAMP WHITE OAK MIN. OF 1.5" TRUNK DIAMETERAT6" ABOVE GRADE
QMC 3 Quercus muehlenbergii BB 40-60' H X 50-70' W;
CHINKAPIN OAK MIN. OF 1.5" TRUNK DIAMETER AT6" ABOVE GRADE
QRC 3 Quercus rubra 'Clemons' BB 60-80' H X 60-80' W;
RED OAK MIN. OF 1.5" TRUNK DIAMETER AT 6" ABOVE GRADE
QRL 3 Quercus rubra 'Long' BB 60-75' H X 45-50' W;
RED OAK MIN. OF 1.5" TRUNK DIAMETER AT 6" ABOVE GRADE
QXW 1 Quercus x warei'Long' REGAL PRINCE BB 40-60' H X 20-25' W;
REGAL PRINCE OAK MIN. OF 1.5" TRUNK DIAMETERAT6" ABOVE GRADE
TMH 3 Tilia mongolica 'Harvest Gold' BB 25-45' H X 20-30' W;
MONGOLIAN LINDEN MIN. OF 1.5" TRUNK DIAMETER AT6" ABOVE GRADE
56 TREES
ORNAMENTAL / SMALL DECIDUOUS TREES
ID QTY. BOTANICAL/COMMON NAME ROOT NOTES
CCS 2 Cercis canadensis 'Northern Strain' BB 20-30' H X 25-35' W;
EASTERN REDBUD MIN. 1.5" TRUNK DIA. AT6" ABOVE GRADE (SINGLE STEM)
MIP 14 Malus ioensis 'Prince Georges' BB 10-15' H X 10-15' W;
PRINCE GEORGE CRABAPPLE MIN. OF 1.5" TRUNK DIAMETER AT 6" ABOVE GRADE
CCF 2 Cercis canadensis 'Forest Pansy' BB 20-30' H X 25-35' W;
FOREST PANSY REDBUD MIN. 1.5" TRUNK DIA. AT 6" ABOVE GRADE (SINGLE STEM)
CCN 4 Cercis canadensis'NC2016-2' PPAF BB 15-20' H X 10-15' W;
FLAME THROWER REDBUD MIN. 1.5" TRUNK DIA. AT6" ABOVE GRADE (SINGLE STEM)
CAP 5 Cornus alternifolia BB 15-25' H X 20-35' W;
PAGODA DOGWOOD MIN. 1.5" TRUNK DIAMETER AT 6" ABOVE GRADE
AAD 4 Amelanchier arborea BB 15-25' H X 15-25' W;
DOWNY SERVICEBERRY MIN. 1.5" TRUNK DIA. AT6" ABOVE GRADE (SINGLE STEM)
AXG 7 Amelanchier X grandiflora'Autumn Brilliance' BB 15-25' H X 20-25' W;
AUTUMN BRILLIANCE SERVICEBERRY MIN. OF 1.5" TRUNK DIAMETERAT6" ABOVE GRADE
SPD 4 Syringa pekinensis'DTR' 124 BB 15-20' H X 10-15' W;
SUMMER CHARM TREE LILAC MIN. OF 1.5" TRUNK DIAMETER AT6" ABOVE GRADE
CVW 7 Crataegus viridis'Winter King' BB 15-20' H X 10-15' W;
GREEN HAWTHORN MIN. OF 1.5" TRUNK DIAMETERAT6" ABOVE GRADE
49 TREES
CONIFEROUS TREES
ID QTY. (BOTANICAL/COMMON NAME I ROOT NOTES
PAN 14 Picea abies BB 40-60' H X 25-30' W;
NORWAY SPRUCE MIN. OF 1.5" TRUNK DIAMETERAT6" ABOVE GRADE
PFV 20 Pinus flexilis'Vanderwolfs Pyramid' BB 20-30' H X 10-15' W;
LIMBER PINE MIN. OF 1.5" TRUNK DIAMETERAT6" ABOVE GRADE
PSE 41 Pinus strobus BB 50-80' H X 20-40' W;
EASTERN WHITE PINE MIN. OF 1.5" TRUNK DIAMETERAT6" ABOVE GRADE
75 TREES
ALL PLANTS SHALL BE NURSERY MATCHED, QUALITY SPECIMEN: American National Standards Institute (ANSI) Z60.1
\
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602'
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577,941 SF
13.27 AC
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02 - QRC
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03 - PFV
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3.34 AC
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02-CVW
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02 - AXG
01 - MIP
02 - QMC
02 - QRL
03 - QBS
06 - PSE
02 - QBS
01 - MIP 1 /
01 - NSB
01 - CCF
01 - COS
lc 02 - SPD
03 - AXG
02 - AAD
01 - SPD
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01 - AAD
02 - AXG
02 - CAP
03 - CVW
03 - PFV
01 - PTN
05 - PSE
04 - PAN
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03 - CBF
04 - PFV
01 - QXW
05 - PSE
02 - PAN
02 - QBS
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03 - PTN
03 - PFV
01 - PAN
03 - PSE
04 - PAN
05 - MIP
03 - PFV
04 - PSE
06 - MIP
LOT B (R. O. W . )
784 SF
0.02 AC
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(W)
(W)
(W)
(W)
(AA)
(W)
(AA)
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0
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LEGEND
OVERSTORY TREE
ORNAMENTAL TREE
CONIFEROUS TREE
LANDSCAPE CALCULATIONS
IOWA CITY CODE 14-2B-6: C-3, 14-5E, & 14-5F
LANDSCAPING AND SCREENING
ZONING:
EXISTING: ID -RP PROPOSED: RM -12
RM -12: LOW DENSITY MULTI -FAMILY RESIDENTIAL
ADJACENT ZONING:
NORTH: RS -8
WEST: RM -12
SOUTH: CC2
EAST: ID -RS, RS -5
TREE REQUIREMENTS FOR MULTI -FAMILY:
14-5E-8
MINIMUM REQUIREMENTS
1 TREE/550 SF BUILDING SPACE
BUILDING SPACE:
24 BUILDINGS TOTALING: 98,800 SF
98,800/550= 179.64
TREES REQUIRED/PROVIDED: 180
BUFFERS/SCREENING
PER 14 -2B -6:C-3 LANDSCAPE SCREENING REQUIREMENTS
NO SCREENING REQUIRED AS PROPOSED MULTI -FAMILY
BUILDINGS BLOCK VIEW OF DRIVEWAYS FROM ADJACENT
PROPERTIES.
LANDSCAPE CALCULATIONS
TREES REQUIRED/PROVIDED: 180
DRAWN BY:
CJZ
CHECKED BY:
BDV
APPROVED BY:
BDV
DATE: 08/01/22
FIELD BOOK:
•
-
-
•
NO.
REVISION DESCRIPTION
APPROVED
//
//
//
//
DATE
IOWA
CITY
HALL & HALL ENGINEERS, INC.
(Leadless in Land! Development Sii c e 2953 L,L„,
1860 BOYSON ROAD, HIAWATHA, IOWA 52233 ,`
PHONE: (319) 362-9548 FAX: (319) 362-7595
CIVIL ENGINEERING . LANDSCAPE ARCHITECTURE
LAND SURVEYING • LAND DEVELOPMENT PLANNING www.halleng.com
PRELIMINARY PLAT, PLANNED DEVELOPMENT OVERLAY,
AND SENSITIVE AREAS DEVELOPMENT PLAN FOR
CARDINAL HEIGHTS
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA
LANDSCAPE PLANTING PLAN
PROJECT NO: 20034-20-2
L1.0
CAD File: I:\projects\20000\20034\20034-20\20034-20-2 CP Heights (27 AC)\DWG\Plats\20034-20-2 PP v6.dwg Date Plotted : Aug 01, 2022 - 9:20am Plotted By : BDV
GENERAL LANDSCAPE NOTES
1. CONTRACTOR TO LOCATE ALL UTILITIES PRIOR TO EXCAVATION. BEFORE COMMENCEMENT OF ANY WORK, CONTACT IOWA ONE CALL (1-800-292-8989) OR 811 AT LEAST 48 HOURS PRIOR TO DIGGING.
CONTRACTOR TO REPAIR DAMAGE TO UTILITIES AND STRUCTURES IMMEDIATELY AT CONTRACTORS EXPENSE.
2. PRIOR TO PLANT MATERIAL INSTALLATION, THE LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE SHALL APPROVE PLANT LOCATIONS. FIELD ADJUSTMENTS OF PROPOSED PLANT LOCATIONS MAY
BE REQUIRED TO MINIMIZE POTENTIAL INTERFERENCE WITH EXISTING UTILITIES, TO MINIMIZE HAZARDS TO PLANT GROWTH AND TO IMPROVE MAINTENANCE CONDITIONS AND/OR IN CONSIDERATION
OF OTHER FACTORS.
3. PRIOR TO INSTALLATION, ALL TREE PLANTING LOCATIONS SHALL BE FLAGGED AND PLANTING BEDS SHALL BE DELINEATED FOR APPROVAL BY THE PROJECT LANDSCAPE ARCHITECT OR OWNER'S
REPRESENTATIVE. CONTACT THE PROJECT LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE ONE WEEK PRIOR TO ANTICIPATED PLANT MATERIAL INSTALLATION DATE FOR LAYOUT APPROVAL.
4. ALL PLANT MATERIAL SHALL AT LEAST MEET MINIMUM REQUIREMENTS SHOWN IN THE "AMERICAN STANDARD FOR NURSERY STOCK" (ANSI Z60.1 -LATEST EDITION).
5. PLANT QUANTITIES ARE FOR CONTRACTOR'S CONVENIENCE. DRAWINGS SHALL PREVAIL WHERE DISCREPANCIES OCCUR.
6. NO PLANT MATERIAL SHALL BE SUBSTITUTED WITHOUT THE AUTHORIZATION OF THE LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE.
7. PROVIDE A MINIMUM 3" DEPTH OF SHREDDED HARDWOOD MULCH IN ALL PLANTING BEDS AND TREE RINGS. MULCH RINGS FOR TREES SHALL BE A MINIMUM SIX FOOT (6') DIAMETER. ALL MULCH BEDS
AND TREE RINGS SHALL CONTAIN SPADE/SHOVE CUT EDGING AT MULCH EDGE.
8. NURSERY TAGS SHALL BE LEFT ON PLANT MATERIAL UNTIL LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE HAS COMPLETED THE INITIAL ACCEPTANCE.
9. CONTAINER GROWN STOCK SHALL HAVE THE CONTAINER REMOVED AND THE ROOT BALL CUT THROUGH THE SURFACE IN TWO VERTICAL LOCATIONS.
10. ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER GROWN AS SPECIFIED. NO CONTAINER STOCK WILL BE ACCEPTED IF IT IS ROOT BOUND. ALL ROOT WRAPPING MATERIAL MADE OF
SYNTHETICS, METALS, OR PLASTICS SHALL BE REMOVED AT TIME OF PLANTING.
11. AS NEEDED, STAKE ALL NEWLY PLANTED TREES RELATIVE TO WIND EXPOSURE. ALL PLANTS SHALL BE SET PLUMB TO GROUND AND FACED FOR BEST APPEARANCE. AS NECESSARY, PRUNE DEAD
BRANCHES OR THOSE THAT COMPROMISE APPEARANCE AND STRUCTURE TO A MAX OF %3 THE PLANT.
12. CONTRACTOR SHALL WATER AND MAINTAIN ALL SEEDED AREAS AS WELL AS ALL PLANT MATERIAL UNTIL GROUND FREEZES. MAINTENANCE IS INCIDENTAL AND INCLUDES, BUT IS NOT LIMITED TO,
WEEDING, MULCHING, AND OTHER NECESSARY RELATED OPERATIONS UNTIL INITIAL ACCEPTANCE. INITIAL ACCEPTANCE IS CONSIDERED TO BE THE DATE AT WHICH PLANTING AND MULCHING, ETC.,
PER LANDSCAPE PLAN, HAS BEEN COMPLETED AND APPROVED BY LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE.
13. ALL PLANT MATERIAL SHALL BE GUARANTEED TO BE IN VIGOROUS GROWING CONDITIONS FOR A PERIOD OF ONE (1) YEAR FROM DATE OF INITIAL ACCEPTANCE. REPLACE ALL PLANT MATERIAL UP TO
ONE YEAR OF INITIAL ACCEPTANCE, IN ACCORDANCE WITH LANDSCAPE PLANS. ALL PLANTS THAT ARE DEAD OR IN AN UNHEALTHY OR UNSIGHTLY STATE ARE REQUIRED TO BE REPLACED AT NO
ADDITIONAL COST TO THE OWNER.
14. ALL AREAS DISTURBED BY CONSTRUCTION SHALL HAVE FULL SURFACE RESTORATION IMPLEMENTED BY MEANS OF TURF GRASS LAWN SEED AND/OR SOD, CONTRACTOR TO VERIFY/COORDINATE WITH
OWNER UNLESS NOTED OTHERWISE.
15. ALL SEEDING APPLICATION NOTES ARE LISTED IN SOD/SEED APPLICATION NOTES. CONTRACTOR SHALL FOLLOW SEED MANUFACTURER'S RECOMMENDED SPECIFICATIONS FOR PRODUCT INFORMATION
& INSTALLATION, OR SUDAS SPECS/DESIGN STANDARDS OR CITY STANDARDS, AS APPLICABLE.
16. FOR ALL OTHER LANDSCAPING WORK NOT ADDRESSED VIA MANUFACTURER'S SPECIFICATIONS OR NOT COVERED WITHIN THESE GENERAL NOTES, CONTRACTOR SHALL FOLLOW SUDAS OR CITY
STANDARDS AS APPLICABLE. THE PLAN AND NOTES ON THIS SHEET SHALL SUPERCEDE SUDAS OR CITY STANDARDS AS APPLICABLE
17. ALL TREES TO BE PLACED WITHIN PARKING LOT ISLANDS ARE TO STRICTLY FOLLOW APPLICABLE SUDAS OR CITY STANDARDS.
18. ALL LANDSCAPE TO BE INSTALLED PER APPLICABLE SUDAS OR CITY STANDARDS.
19. NURSERY SOURCE FOR LANDSCAPE PLANTS SHOWN HEREON SHALL BE WITHIN A 500 MILE RADIUS OF IOWA CITY, IOWA AND GROWN IN A CLIMATE ZONE OF 5A OR COLDER.
20. PROVIDE AND MAINTAIN POSITIVE DRAINAGE THROUGHOUT CONSTRUCTION AND INSTALLATION. DO NOT ALLOW ADDITION OF TOPSOIL, PLANTING SOIL OR MULCH TO DETER POSITIVE DRAINAGE OR
TO CREATE AREA OF LOCALIZED PONDING.
BED PREPARATION AND MULCHING NOTES
1. IMPORTED TOPSOIL, IF REQUIRED, SHALL BE:
FERTILE, FRIABLE, NATURAL TOPSOIL, WITH A CLAY CONTENT NOT
EXCEEDING 30% AND ORGANIC MATTER CONTENT NOT LESS
THAN 5% FREE FROM LUMPS, COARSE SANDS, STONES, ROOTS,
STICKS, AND OTHER FOREIGN MATERIAL, WITH ACIDITY RANGE
OF BETWEEN Ph 6.0 and 6.8.
2. PLANTING SOIL:
PLANTING SOIL (i.e. BACKFILL AREAS AROUND ROOT BALLS AS
SHOWN ON TREE/SHRUB INSTALLATION DETAIL) SHALL BE
AMENDED. THOROUGHLY MIX 4 PARTS TOPSOIL, 1 PART COMPOST,
1 PART SAND.
TOPSOIL SHALL BE AS SPECIFIED WITHIN THE NOTE ABOVE.
COMPOST SHALL BE FINELY SCREENED GRADED TO PASS SIEVE
AS FOLLOWS:
-MINIMUM OF 85% BEING 1/4" OR SMALLER (DRY BASIS
RESULT).
-MINIMUM OF 70% BEING 5/32" OR SMALLER (DRY BASIS
RESULT).
-WITH CLUMPS OR PARTICLES 3/4" DIAMETER OR GREATER.
SAND SHALL BE C33 WASHED CONCRETE SAND, OR APPROVED
EQUAL.
3. PRIOR TO MULCHING ALL PLANTING BED AREAS, APPLY COMMERCIAL
GRADE PRE -EMERGENT HERBICIDE (PREEN OR APPROVED EQUAL),
PER MANUFACTURE'S DIRECTIONS, TO ALL PLANTING BEDS.
SEED/ SOD APPLICATION NOTES
1. IF TURF GRASS LAWN SEED ALTERNATE IS USED IN LIEU OF SOD,
ALL SEEDING APPLICATION AREAS SHALL PER SUDAS TYPE 1
LAWN MIX. ALL TURF GRASS SEEDED AREAS SHALL HAVE S150
EROSION CONTROL BLANKET INSTALLED.
2. ALL TURF GRASS LAWN AREAS, WHETHER SODDED OR SEEDED,
UNLESS NOTED OTHERWISE, ARE TO BE PLANTED AND
INSTALLED AS PER SUDAS SPECIFICATIONS FOR SEEDING OR
SOD.
3. ALL TURF GRASS SOD TO BE OF THE SAME PERFORMANCE QUALITY
AND SPECIES OF SUDAS TYPE 1 SPECIFICATIONS.
SURFACE RESTORATION APPLICATION NOTES
1. ALL TURF GRASS LAWN SEED, SHALL BE PER SUDAS TYPE 1 LAWN
MIX APPROVED EQUAL
2. ALL TURF GRASS LAWN AREAS, UNLESS NOTED OTHERWISE, ARE
TO BE PLANTED AND INSTALLED AS PER THE SUDAS
SPECIFICATIONS.
STAKING NOTES:
(SEE GENERAL LANDSCAPE NOTES FOR MORE DETAIL).
Si. STAKING WIRE
S2. RUBBER HOSE SET LOOSE
LESS DETRIMENTAL GROWTH
S3. STEEL FENCE POST STAKE
DIAMETER. DRIVE STAKES 6"
BELOW ROOTBALL.
TO ALLOW FOR TRUNK TAPER AND
DRIVEN INSIDE MULCH RING
TO 1'-0" INTO UNDISTURBED SOIL
TREE & SHRUB PLANTING NOTES:
1. REMOVE TOP 3 OF WIRE BASKET AND BURLAP ONCE PLACED
INTO PLANTING HOLE. REMOVE ALL SISAL AND SYNTHETIC
TWINE.
2. TRUNK FLARE SHOULD BE EXPOSED BEFORE DETERMINING
PLANTING HOLE DEPTH.
3. PLANT TREE WITH TRUNK FLARE 1-2" MAXIMUM ABOVE
ORIGINAL GRADE, AVOID PLANTING TREE TOO DEEPLY.
4. PLANTING HOLE TO BE AT MINIMUM 3 TIMES THE WIDTH OF
ROOTBALL AT SOIL SURFACE, SLOPING TO THE WIDTH OF ROOT
BALL AT BASE. PLANTING HOLE WIDTH NEAR SURFACE IS
INCREASED TO 5 TIMES THE WIDTH OF ROOTBALL WHEN SOILS
ARE HIGHLY COMPACTED OR HEAVY IN CLAY CONTENT.
5. SCARIFY PLANTING HOLE TO HELP ELIMINATE THE CREATION OF
A SOIL INTERFACE.
6. PLACE ROOTBALL ON COMPACTED & LEVELED SUBGRADE
7. REMOVE EXISTING SOIL FROM EXCAVATED PLANTING PIT AND
REPLACE WITH PLANTING SOIL. WHILE BACKFILLING, WORK
PLANTING SOIL AROUND ROOTBALL TO MINIMIZE LARGE AIR
POCKETS AND ENSURE BETTER VERTICAL SUPPORT.
8. AVOID MOUNDING MULCH & MAKING CONTACT WITH TRUNK.
FORM MULCH RING SAUCER TO HELP HOLD WATER DURING
ESTABLISHMENT. DIAMETER OF MULCH AREA SHOULD BE CLEAR
OF GRASS, WEEDS, ETC. TO REDUCE COMPETITION WITH TREE
ROOTS.
9. SHREDDED HARDWOOD MULCH
10. UNDISTURBED SOIL
SEE PLANTIN
SOIL SURFACE
SOIL SURFAC
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Summary Report for
Good Neighbor Meeting
1CITY OF IOWA CITY
Project Name: Cardinal Heights Project Location: East of Camp Cardinal Blvd, west of Camp Cardinal Rd
Meeting Date and Time: February 1st, 2022 - 5:30pm to 6:30pm
Meeting Location: Zoom Meeting
Names of Applicant Representatives attending: F. Joe Hughes - Navigate; Jason Walton - Navigate
Brian Vogel -Hall and Hall; Susan Forinash -HHE
Names of City Staff Representatives attending: Anne Russet - Senior Planner
Number of Neighbors Attending: 7 Sign -In Attached? Yes
No X
General Comments received regarding project (attach additional sheets if necessary) -
Neighbors were not particularly excited about potentially losing some privacy and seeing the private
woodland area behind their home being disturbed. Applicant explained the closest proposed home will be
approximately 400' from any existing home and will be buffered by existing woodlands and drainage way.
The proposed development will be at an elevation of at least 50' higher than the existing homes.
Old trees were cut down but never removed from previous work that started but was never completed.
Concerns expressed regarding project (attach additional sheets if necessary) -
Project will cause increased traffic
Storm water runoff
Proposed building proximity to existing homes
Construction trash
Will there be any changes made to the proposal based on this input? If so, describe:
Added additional stormwater detention basin
Added proposed trees along north boundary to provided additional screening for existing homes
Staff Representative Comments
From: Tom Bender
To: Anne Russett
Cc: Rob Bender
Subject: Rezoning REZ22-0001
Date: Tuesday, July 12, 2022 10:00:00 AM
Attachments: image001.png
imaoe008.onq
image009.png
imaoe010.onq
Anne,
I am an owner of Cardinal Villas at 30 and 80 Gathering Place Lane. I received notification of the
rezoning request for IC Grove East and while I am generally in favor of the request, I do have some
comments;
It appears that Deer Creek Road will be stubbed to Camp Cardinal Road with the intention of later
adding a traffic circle. If this connection is to provide 2ndary egress, it would be potentially putting
an increased amount of traffic on a section of gravel road from the intersection southward to
Gathering Place Lane.
This section of road has been the source of erosion in the form of gravel washing down into the
intersection of Camp Cardinal Road and Gathering Place Ln. The increase in traffic on the gravel
portion will create more dust and the intersection of Camp Cardinal Road and Camp Cardinal Blvd is
already a dangerous place to pull out of due to the reduced visibility on the curve and the high speed
of traffic (well above posted limit) on Camp Cardinal Blvd. Perhaps a signal at that intersection
would help.
All that being said, I like the project and I believe it will add synergy to the area.
Tom
Thomas J Bender
Assurance Property
Management
52 Sturgis Corner Drive
Iowa City, IA 52246
Partner
319-530-7333
319-358-0556
tom@assu ra nce pm .com
www.assurancepm.com
July 18, 2022
Ms. Anne Russett
Neighborhood & Development Services
City of Iowa City
Re: REZ22-0001-& SUB 22-0001Cardinal Heights
410 East Washington Street
Iowa City, IA 522404826
Dear Anne,
Thank you for the note regarding this planned rezoning by Hall & Hall Engineers. I will be out of town
during your meeting.
This looks like a nice addition to our neighborhood and as a homeowner i would welcome them to our
community.
I am not on the Cardinal Ridge HOA any longer, however, was the longest serving board member in the
HOA history. I was proud to volunteer and recently welcomed other residents to take their turn. I do feel
that more than anyone else-- that I understand the wants and needs of Cardinal Ridge and feel that
—_ _---a aners would welcome this new neighbor.
All the best with your forts,
d R. Beussink
Cardinal Ridge Homeowner
d rb
From: Jo Emerson
To: Anne Russett
Subject: East of Camp Cardinal Blvd
Date: Wednesday, July 20, 2022 2:47:48 PM
Consideration should be given to Increase in traffic on Camp Cardinal Blvd, which has already increased
substantially in the last nine years.
Aesthetically the new development could impact property value of some existing homes in that area. In my
opinion, townhomes and duplexes would fit in best rather than large apartment complex.
Sincerely,
Mary Jo Emerson
839 Camp Cardinal Rd
Sent from my iPhone
This email is from an external source.
July 31, 2022
Ms. Anne Russett
Urban Planning
City of Iowa City
410 E. Washington St
Iowa City, IA 52245
Dear Anne,
Re: REZ22-0001 and SUB22-0001 Cardinal Heights
My name is Mark Gedlinske, and I live at 834 Ryan Court. I am an adjoining neighbor to the
proposed rezoning property. I have several concerns about the rezoning and development
plan, and am not a supporter of the plan.
I grew up on the east side of Iowa City and went through the Iowa City schools. A few years
ago, I was in the market for a new house. Because trees were a requirement for me, I began
the search for lots that had wooded views. There were not many available! My current lot was
one of them; others were in neighboring towns. I knew that the property behind me was zoned
as a research park, and that gave me some confidence that perhaps the trees wouldn't be clear-
cut. Given the slopes and the wetlands, it actually didn't look very buildable.
If the current rezoning and development plan were approved, the result would be a dramatic
reduction in the woodlands, wetlands and wildlife habitat. It would be a huge blow to a
neighborhood that has seen the removal of hundreds of trees in the past three years.
I oppose the proposed rezoning and development plan for several significant reasons:
• Woodlands
• Drainage — and implications with the existing creek near my property
• Wildlife
Interestingly, in the Staff Report (prepared by Esther Tetteh), page 2 of the Background
Information section starts off by saying that "The site contains regulated sensitive features
including wetlands, woodlands, and slopes", and further describes that the "...Preliminary
Sensitive Areas Development Plan proposes impacts to wetlands and modifications to
the 100' wetland buffer requirement (14-5i-6), which requires a Level II Sensitive Areas
Review."
Those statements raised an immediate flag with me, since they align with my major concerns:
wetlands; woodlands; slopes. These three areas all work together, and changes to any ONE
of these will affect the others. The proposed plan describes changes to ALL three of these,
which is my first sign that perhaps this isn't a good idea.
Woodlands. The trees on the proposed property create a pleasing, natural setting. They're
beautiful and provide a wonderful canopy. But they serve a larger purpose. They provide a
habitat for wildlife and help control runoff and erosion. Roots hold the soil, stabilize the slopes,
and hold water that would otherwise run off. One area of specific concern is the northern
Page 1 of 4
section of the proposed development - the northern cul-de-sac with the duplexes on the hillside.
My concern is twofold: the severe destruction of existing trees, and the clearcutting of the slopes
where the duplexes are proposed. Not only would we lose the trees and the canopy, but would
then have additional runoff, erosion and drainage from houses built on the slope.
Here are sections from proposed Site Grading and Erosion Control document (P3.0) and
Woodland Disturbance document (P5.0).
This shows the slopes involved with the duplexes on Lots 6 and 7, and how they
encroach the critical and protected slopes.
Page 2 of 4
CONSTRUCTION
UNITS (TYP)
This shows the significant area of woodland destruction, compared to the small area of
woodland preservation on the north (the left side of the diagram).
Drainage / Creek. There is a creek that is to the south of our properties on Ryan Court. This
creek has seen varying amounts of water over time, and it seems like the water has been
increasing. The creek certainly caused erosion near the Ryan Court properties — particularly the
eastern -most, and this erosion is getting worse. My concerns are several:
- How will this be affected by drainage from the proposed Cardinal Heights development,
especially with the removal of trees? The amount of water will increase.
- How will this creek be affected by the pond — and the significant housing development -
on the west side of Camp Cardinal Boulevard? It appears that there are already signs of
increased water in the creek.
- What are the concerns with the proposed sewer line being so near this creek?
Page 3 of 4
My concerns are heightened by watching recent news of severe flooding in Missouri and
Kentucky. We should be thinking about how similar "water events" may affect us. I would not be
surprised to see the creek and surrounding areas flooded.
Wildlife. I see wildlife every day. Turkeys, deer, owls, raccoons, bees, butterflies and
numerous birds are common. Of course, any new development area destroys wildlife habitats,
but this area seems to be a key refuge. Endangered species: I remember being told at a
previous HOA meeting about a protected animal in the proposed rezoning area, and I
mentioned this at the Good Neighbor Meeting. One of the meeting presenters told us that this
was the Indiana Bat. The Indiana Bat is on the endangered list. Are there other such issues?
I strongly disagree with the rezoning and development (Case No. REZ22-001 & SUB22-001),
due to concerns about woodlands, drainage and wildlife. The proposed plan squeezes a
sizable amount of development in a small portion of the total 27.68 acre property. The proposed
development encroaches, overlaps and adjoins regulated sensitive wetlands, woodland and
slopes. It seems like a bad idea to me.
Mark Gedlinske
834 Ryan Ct
Iowa City, IA 52246
Note: Several years ago, a path of existing trees was cut down in the proposed rezoning area —
supposedly for a future sewer for the new development on the west side of Camp Cardinal
Boulevard. This is when our HOA was told that the timing of the cutting and removal of the
trees was limited, because of the endangered species in that area. (The trees were cut, but
never removed. This created quite an eyesore. Here is one example. My hope is that the
current property owner/developer is a much better steward of the land).
Page 4 of 4
Dan and Cindy Fishburn
832 Ryan Court
Iowa City, IA 52346
August 1, 2022
Via E -Mail Only to: arussett?iowa-city.org
The Iowa City Piannin.g and Zoning Commission
RE: Case No.: REZ 22-0001 & SUB 22-0001
Dear Planning and Zoning Commission:
We own the property at 832 Ryan Court which adjoins the area of the proposed
rezoning and subdivision. We purchased this property in October of 2018 as a second
home. Our primary residence is in northwest Illinois. We plan to retire and
permanently reside in Iowa City within the next two years. We were attracted to this
property because of the wooded area behind our home.
We are opposed to the rezoning and the subdivision plan for the following
reasons:
• The tree canopy on the subject property is composed mostly of mature Large
trees including all the trees on the hillside overlooking our home. In addition to
providing a beautiful landscape, the trees provide a habitat for wildlife and control
runoff and erosion down the hill to the creek that borders our property. One of the
reasons we purchased our home was that we were confident in looking at other
developments in Iowa City that the city was very pro -active in preserving green space
between subdivisions, As stated in the City's Comprehensive Plan "the city should
encourage subdivisions to not only preserve environmental areas but incorporate them
as assets in the overall development for public open space." The proposed plan does not
meet this objective. Specifically, Lot 6 and Lot 7 (see the drawing attached to this letter)
will be built on the sensitive slope which overlooks our home. These units should not be
built on the slope and the tree canopy should not be removed in this area for two
reasons. First, to preserve green space between our subdivision and the new
development. Second, to stabilize the slope and preserve erosion control into the creek
behind our home.
2
• We are concerned regarding the storm management plan, not just for the
riew development but for the entire neighborhood given the expansive development
which has occurred to the west of Camp Cardinal Boulevard. The staff report indicates
that all storm water management requirements are being met in the existing regional
retention basin located on the west side of Camp Cardinal Boulevard and the proposed
storm water retention basin in Outlot B of the proposed project. However, with the
development of Cardinal Point West and Grove Condominiums LLC, all of the tree
canopy and erosion control on the west side of Camp Cardinal Boulevard has been or
will be removed. We want to be assured that the existing storm water management plant
has taken into account all of the development west of Camp Cardinal. Can the city
assure us that in the event of a St. Louis or Kentucky type of rain event that the existing
pond on the west side of Camp Cardinal will control all of the runoff or is there a
possibility that the pond could overflow Camp Cardinal Boulevard which would put
our homes in jeopardy?
* At some point in time, Iowa City and Coralville will need to address the
traffic situation on Camp Cardinal Boulevard. Driving on Camp Cardinal frequently
resembles a NASCAR race, and the 35 mile per hour speed limit (25 miles per hour at
the Kennedy intersection) is largely ignored, There is Little, if any, enforcement of the
speed limit by either Coralville or Iowa City, and since Camp Cardinal Boulevard.
includes a bike lane on both sides of the boulevard, it places bikers at great risk.
Adding to the traffic flow is the soon -to -open four -corner intersection being built at
Preston Lane, and with this proposed rezoning there will be another intersection at
Deer Creek Road. Further compounding the traffic congestion is the substantial amount
of construction traffic (dump trucks; cement trucks; and dirt hauling trucks) that for six
days of the week uses Camp Cardinal as access from Melrose to Second Street in
Coralville.
• Southgate and their related companies which include the owner of the
subject tract and Navigate have not been stewards of the forest or the environment.
They removed a substantial number of mature trees in March of 2019 all along the creek
which adjoins our homes. Southgate assured us at our annual HOA meeting in the fall
of 2019 that the dead trees would be removed. They are still on the property and are a
real eyesore, particularly in the winter when they are clearly visible. Further, a number
of years ago, when Southgate or their related companies turned over Outlots A & D of
Cardinal Point South (to the east of Ryan Court), they left all the silt fence and
construction debris on the property. There are hundreds of yards of silt fence and posts
which were never removed. Those properties are now owned by the HOA. We certainly
hope that this type of issue will not be allowed to occur with the proposed
development.
3
For the reasons stated above, we are opposing the re -zoning and subdivision
approval as proposed. Thank you for your consideration,
Dan G. Fishburn
CindyL. Fishburn
Enclosure
From: Erik Winborn
To: Anne Russett
Cc: Esther Tetteh; Josh Slattery; Mark Gedlinske; Hedlund Steve; Dan Fishburn
Subject: Winborn and Hedlund Statements in Opposition to Navigate Home"s Rezoning Request
Date: Monday, August 1, 2022 3:18:50 PM
Attachments: We sent you safe versions of your files.msq
Winborn Statement P&Z Aug 1.pdf
Hedlund Statement before P&Z, Aua 1.odf
Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files.
Dear Ms. Rusett
We share a duplex with Steve and Chris Hedlund. Their address is 864 Ryan Ct, Iowa City and our address is 862
Ryan Ct. The Hedlund's and us are adjacent to the property that is subject to the rezoning request on Camp Cardinal
Blvd. We attached our written statements that we would like the Planning and Zoning Commission to consider. We
also request that the statements be included in the administrative record for the rezoning request. Unfortunately, the
Hedlund's and us are out of town and will not be able to testify in the public meeting on Wednesday.
Dan Fishburn and Mark Gedlinske sent you written statements earlier today. We would like the record to reflect
that we agree with their statements.
We appreciate the work you and your staff have done on the rezoning request.
Sincerely
Erik and Carol Winborn
This email is from an external source.
STATEMENT OF ERIK AND CAROL WINBORN
Iowa City Planning and Zoning Commission
Presented on August 1, 2022
We appreciate the opportunity to submit a statement in opposition to Navigate Homes
application to rezone property located east of Camp Cardinal blvd. from Interim Development -
Research Park (ID -RP) to Low Density Multi -Family Residential with a Planned Development
Overlay (OPD/RM-12) We own a home at 852 Ryan Ct immediately adjacent to and north of
the property subject to the rezoning request. When we purchased our home in 2016, we relied
or the existing zoning on our adjacent property. We never expected that the City of Iowa City
would amend the Comprehensive Plan to indicate that 8-16 Dwelling Units/Acre would be
appropriate in the property at issue.
We prepared our statement based on information from the following:
• Information provided by Navigate Homes representatives during a February 1, 2022,
virtual meeting.
• The location map and Draft Planned Development Overlay Plan and Preliminary Plat
enclosed with a letter from Ms. Anne Russett, Senior Planner, Neighborhood and
Development Services, dated July 6, 2022
• A cursory analysis of the Staff Report reviewing the rezoning application. Since the Staff
Report was published on July 29, 2022, we didn't have the opportunity closely analyze
the Staff Report.
We strongly urge the City of Iowa City to deny the application to rezone the property as
requested by Navigate Homes, The proposed rezoning and Planning Development Overlay will
significantly harm our property, our neighborhood, the City of Iowa City, and the environment.
The harm includes the following:
• Storrnwater runoff from the development will cause serious erosion on the creek south
of our home.
• Stormwater runoff will pollute the creek, Clear Creek, and the Iowa River (the creek
flows into Clear Creek, a tributary of the Iowa River)
• The development will destroy woodlands, trees, and greenspace.
• The development will be harmful to wildlife, including bobcats, wild turkeys, fox,
coyotes, and bald eagles that pass through the woodlands along the creek.
1
+ The development detracts from the residential and natural character of our
neighborhood and will harm our property values.
Our most serious objection to the proposed rezoning and development plan is that it will
damage the environment in our area and streams downstream from where we live. We
understand from comments made by Navigate Homes and Planning and Zoning Commission
staff that stormwater runoff on the north side of the development will be diverted into a
retaining pond on the west side of Camp Cardinal Blvd. After a heavy rain, pond water
immediately rises over the outlet drain in the pond and rushes down the creek behind us
causing erosion, The erosion has become worse since 2016 as development increases on the
west side of Camp Cardinal, The creek is dark Tike a Colorado stream in a burn area after a
heavy rain. Navigate's application with IC Grove East's development plan in the agenda packet
does not cover the stormwater runoff environmental impact and erosion along the creek
flowing from the retention pond to Clear Clark. Moreover, the Staff Report does not address
the problem.
A representative of Navigate Homes promised us a copy of their drainage plan during a virtual
meeting held on February 1, 2022. Navigate Homes never provided us the promised copy. We
would like a copy so that we can have an independent expert review the plan. Navigate Hames
drainage plan must include expert analysis of how stormwater runoff will impact the rezoned
property, the creek, and our property. We would life the City Engineer to review the plan and
seek our comments on the plan.
If the City of Iowa City approves the rezoning and development, we request that Navigate
Homes be required to protect and restore the creek behind our home by reducing stream bank
erosion, minimizing the dawn -cutting of the stream bed when constructing the planned sewer
line, and restoring the natural stream system. As part of the restoration, we urge that rocks,
logs, and native plants be used to slow down the stormwater.
In addition, the stormwater diversion into the pond will pollute the creek behind us, Clear
Creek, and the Iowa River. The stormwater runoff from the development's streets, driveways,
and roofs will include chemicals, fertilizers, construction debris, pet waste, petroleum products,
and winter deicing chemicals. The development will remove and destroy vegetation on the
north slope that would have absorbed and filtered water into the soil. The Staff Report does
not address the pollution problem caused by the development and how Navigate Hames will
prevent pollution.
The trees on the property at issue are majestic. They overlook the hillside, creek, and rise
above Ryan Court. They are home to numerous bird species and fireflies shine on summer
nights from the grass and low-lying shrubs to the tops of the trees. The City's Comprehensive
2
Plan states that "the City should encourage subdivisions that not only preserve environmental
areas but that incorporate them as assets in the overall development or public open space,"
We urge that any rezoning restrict development and removal of trees and greenspace on the
north slope of the property to protect environmentally sensitive areas, regulated slopes, and
the stream corridors in the property. The Staff Report at page 7 points out that the subject
property has 22,9 acres of woodland, and the development will only preserve 10.12 acres of
woodland (44,2%). Fora City that prides itself in protecting the environment and woodlands,
the destruction of the woodlands is unacceptable. If the City of Iowa City does not regulate the
construction and development an hillsides and woodlands along Camp Cardinal Blvd, driving
down Camp Cardinal will be like driving through West Virginia looking at mountain tops
permanently scarred by coal strip mining.
A plethora of wildlife travel along the creek behind our home and fly overhead in the trees
above the creek. Deer, wild turkeys, bobcats, coyotes, and fox walk along the creek and hawks
and owls sit in the trees above the creek, Four years ago, a bald eagle perched in a tree behind
us staring at us and surveying the woodlands. When we took his picture, he posed for us. We
suspect other bald eagles have perched closer to the retention pond looking for fish. The
proposed development on the north slope of the property will harm their habitat.
Since the development as originally proposed will damage regulated slopes, interfere with
natural drainage on the north facing slope of the development, and cause erosion on the slope
due to removal of trees and vegetation on the slope, we urge the City Engineer to closely
scrutinize the proposed development. We're confident the City Engineer will ensure our
environment is protected and Navigate's plan complies with local, state, and federal
environmental laws and regulations.
We also urge that the Planning and Zoning Commission delay consideration of the rezoning
request to give the public more opportunity to comment. Although the development will
significantly impact our neighborhood, the rezoning application appears to be on a fast track as
directed by IC Grove East, LLC and then Navigate Homes dating back to January 2022. This is
when the City of Iowa City Comprehensive Plan was updated to indicate that 8-16 DU/A would
be an appropriate land use for the property at issue. Although aur neighborhood wrote to the
Planning and Zoning Commission in October 2018 expressing our concerns with potential
rezoning, we weren't specifically asked to comment on proposed updates to the
Comprehensive Plan, The City of Iowa City did not conduct public workshops and hearings for
questions and comments on the proposed update (We attached a copy of our October 12,
2018, letter). The Comprehensive Plan describes how extensively the City of Iowa City sought
public participation in preparing the original Comprehensive Plan several years ago. The Plan
describes public workshops the City of Iowa City conducted on the east and west sides of the
3
Iowa River in 2012 as part of the public participation process. The City of Iowa City didn't follow
this process in updating the Plan in January 2022 even though the updated Plan severely
impacts cur neighborhood.
The Staff Report does not mention the October 12th letter. The Staff Report on page 7
describes public correspondence expressing concerns about traffic and property values. Our
objections are much more important than traffic and property values. Our objections go to the
very core of being stewards of our environment and preserving wetlands, woodlands, and
streams.
Page 17 of the Staff Report contains a summary report of the "Good Neighbor Meeting"
conducted by Zoom on February 1, 2022. It was nice that we were invited to participate in the
meeting. However, our recollection of the meeting is different than what is described in the
summary's general comments. The summary states that "Neighbors were not particularly
excited about potentially losing some privacy and seeing the private woodland area behind
their home being disturbed." Since this was a "Goad Neighbor Meeting", we didn't view the
meeting as an advocacy session. Our goal was to gather more information about the proposed
development and offer constructive suggestions. We asked questions about storrnwater
runoff, stream erosion, removal of trees and green space, pollution, and the proximity of the
project to homes en Ryan Court. Navigate's answers were vague and never addressed the
environmental problems posed by the development. We submitted our statement today,
August 14t to give staff the opportunity to amend their Staff Report to reflect the deep
opposition that our neighborhood has to the project.
We received a letter dated July 6, 2022, announcing the Planning and Zoning Commission
would review the rezoning application from IC Grove East, LLC and receive comments at a
public meeting tentatively scheduled for July 20, 2021 We understand IC Grove East, LLC
requested a delay, The Planning and Zoning Commission is now scheduled to meet on August
3, 2022, to consider an application from Navigate Homes to rezone the property that IC Grove
East, LLC earlier requested be rezoned. The planning documents in the Staff Report reference
IC Grove East, LLC. Are these companies related? Will Navigate Homes submit their own
documents to support their rezoning application request? When we attended the "Good
Neighbor Meeting" we were never told who would be applying for the rezoning. Under well-
established environmental laws, regulations, and case law the property owner bears ultimate
responsibility for compliance with environmental laws and regulations and is responsible for
fines and penalties. Who owns the property? Does Navigate Homes have standing to apply for
the rezoning? If so, they haven't provided any documents to support their application.
After we attended the February 1, 2022, meeting we didn't hear anything from Navigate Homes
regarding aur questions and fallow -up. Suddenly in July there appeared to be a rush to apply
4
for rezoning and conduct a public meeting. This fast-track process disadvantages the property
owners on Ryan Court because we and our outside experts have not had time to review the
petitioner's development and drainage plans prior to the August 3rd public meeting. In
addition, we have the issue of who is the applicant and do they have the capability to develop
the property in an environmentally responsible manner.
Due to the issues we raised in our statement, we request that the Planning and Zoning
Commission delay action until we have time determine who is the applicant, are they a
responsible developer, and how will the development impact our neighborhood and the
environment. Another reason for the delay would be to give us time to submit our petition in
opposition to the rezoning. Cur neighborhood is unanimous in opposition to the rezoning and
development. We need until the end of August to secure notarized signatures on the petition
from all the property owners on Ryan Court.
Iowa City is a great place to live and work. The City of Iowa City focuses an people, the
environment, education, sustainability, inclusion, diversity, equality, and culture. We
respectfully urge that the City of Iowa City continue its emphasis on the environment by either
rejecting the rezoning request or accepting the rezoning request subject to substantial changes
to the development plan that would prevent development on the north slope, preserve
woodlands, and control stormwater runoff to protect the creek behind our home, Clear Creek,
and the Iowa River.
Signed on August 1, 2022, by
Cetjz-o-C//0141
Erik Winborn Carol Winborn
5
Mr. Michael H. Hensch
Chairman
Iowa City Planning and Zoning Commission
410 E. Washington St.
Iowa City, Iowa 52240
Dear Chairman Hensch:
October 12, 2018
We are homeowners in the Cardinal Pointe Subdivision in western Iowa City near Camp
Cardinal Boulevard and are members of the Cardinal Pointe South Homeowners Association.
We would like to express our concerns in advance of what could he a request to rezone 27,68
acres of property (Parcel ID 1112401008) south of our l or es and subdivision. The property is
owned by Iowa City Grove LLC (a Southgate company) and is zoned Interim Development -
Research Park. The Iowa City Assessor classifies the property as agriculture property with an
assessed value of $20,410 and the owner will pay $148 in taxes for tax year 2017.
Urban Acres Reals Estate recently listed the property for sale for Iowa City grove LLC. The
property is listed for sale for $1,990,880 and is described as "tremendous development land
with great potential for a multi-farnily subdivision." The real estate listing includes pictures and
preliminary site layouts for high-density mufti -family units.
When we purchased our Maines, our builder, Advantage Custom Builders (ACB), and AC6's
realtor, Urban Acres, promised most of us that the wooded area and wetlands south of our
property would not be developed and that it was protected by a restrictive covenant, We paid
a premium for our homes relying on these promises. in addition, we and our realtors were
aware that the Comprehensive Plan did not allow for the construction of high-density multi-
family units on the property, We never expected anyone would seek to rezone the property to
change the character of our neighborhood.
We fully support Iowa City's vision expressed in the Comprehensive Plan for the policy of
growth and development in our neighborhood and western Iowa City. We expect Southgate
and any future owner of the property adjacent to our subdivision would use the property in
compliance with the Comprehensive Plan and Iowa City's zoning requirements. if the property
owner petitions to rezone the property, we expect the owner's proposed use would also
comply with the Comprehensive Plan.
As neighboring homeowners directly impacted by any request to rezone the property, we will
closely follow any discussion to rezone the property. We understand that the Planning and
Zoning Commission has detailed rules that allow for public input in the rezoning process_ We
appreciate the Commission's requirements for notice, analysis, comment, and a hearing and
the Commission's reputation for fairness.
We would like it known to the owner and a future owner of the property at issue that we would
firmly oppose any attempt to rezone the property for high-density multi -family units as
advertised by Urban Acres Real Estate's property listing. if the property owner petitions to
rezone the property for high-density multi-fan,iiy units, we would have a number of concerns
with the rezoning, including the following:
• The rezoning would not be consistent with Iowa City's Comprehensive Plan.
• The rezoning is not necessary, since there is sufficient property on the west side of Iowa
City for high-density multi -family residential use,
• The rezoning would not be consistent with surrounding residential use,
• The rezoning would hurt our property values after we had relied on the zoning
established in the Comprehensive Pian.
• The rezoning would adversely impact public safety by causing an undue and unplanned
burden on fire protection, police protection, and other emergency services.
• The rezoning would significantly increase traffic and would affect the safely of children
in the subdivision, including their travel to and from Rorlaug Elementary schools and
other schools.
• The rezoning would impact the safety of bicyclists, who regularly travel along Camp
Cardinal Road (a popular travel route for bicyclists oa the west side of Iowa City).
• The rezoning will lead to construction and development that will harm the streams and
wetlands in and around the property_
We look forward to working with the Planning and Zoning Commission on future development
initiatives to ensure that Iowa City remains a unique and appealing place to live for people of all
ages as set forth in the Comprehensive Plan_
Sincer ly;
4
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Erik and Carol Winborn
852 Ryan Court
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854 Ryan Court
Iowa City, Iowa
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853 Ryan Court
Iowa City, Iowa
Steve and Chris Hedlund
864 Ryan Court
Iowa City, Iowa
Mark Gedlinske
834 Ryan Court
Iowa City, lows
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844 Ryan Court
Iowa City, Iowa
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Alan and Gale Elgar
842 Ryan Court
Iowa City, Ionia
!Gyle Austen
1052 Ryan Court
Iowa City, €qwa
Dave anti Debra Aegerter
852 Ryan Court
Iowa City, Iowa
Dan and Cindy Fishburn
832 Ryan Court
Iowa City, Iowa
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Becky Crane
824 Ryan Court
Iowa City, lnwa
STATEMENT OF STEVE AND CHRIS HEDLUND
Iowa City Planning and Zoning Commission
Presented on August 1, 2022
Thank you for the opportunity to state our opposition to Navigate Homes' application to rezone
property located east of Camp Cardinal Blvd. from Interim Development -Research Park (ID -RP)
to Low Density Multi -Family Residential with a Planned Development Overlay (OPD/RM-12).
We own a horne at 864 Ryan Ct. Our home is a duplex, Our neighbors in the duplex are Erik
and Carol Winbarn_ We are adjacent to the northeast corner of the property subject to the
rezoning request. Before we offer our views of the rezoning request, we agree with the
statement Erik and Carol Winborn submitted on August 1, 2022. We incorporate their
statement with our statement.
We have lived in Iowa City for over 5D years and have been active in the community supporting
charitable and civic activities_ We are proud to be citizens of Iowa City and have devoted time
and energy to make Iowa City a better place to live and work. When Steve practiced dentistry,
he routinely provided free dental care to the underserved.
As longtime citizens of Iowa City, we are disappointed that the City of Iowa City did not actively
seek our input when it amended the Comprehensive Plan to support rezoning of the property
at issue to 8-15 Dwelling Units/Acre, We joined our neighbors in sending a letter (a copy is
attached) to the Planning and Zoning Commission in October 2018 objecting to rezoning
without input. No one replied to our letter, and no one specifically asked for our views of
proposed changes to the Comprehensive Plan. We're also disappointed that it appears the City
of Iowa City is rapidly considering the rezoning application without giving us time to review the
request, seek outside expert advice, and submit comments. We expect better from the City.
We built our home in 2014 and were the first residents to live beside the property to be
rezoned, When we built our home, we never dreamed that we would be fighting the battle we
are fighting today to preserve the environment behind our home and the character of our
neighborhood. Nobody foresaw that the Comprehensive Plan would be amended to support
high density development and that a developer would request rezoning for a development that
would damage our property with stormwater runoff, significantly reduce woodlands, and
threaten the sensitive area behind our home.
The applicant proposes to drain stormwater runoff into a retention pond on the west side of
Camp Boulevard. The pond drains into a creek that runs on the south side of our home and
then makes a sharp turn north on the east side of our house, Our property line is Tess than 10
yards from the creek. The creek has been significantly eroding during the eight years we have
lived in our home. Erosion has become worse as development increases on the west side of
Carnp Cardinal Blvd. Stormwater runoff is diverted into the pond versus being absorbed by
trees, vegetation, and soil. For example, a large section of creekbank collapsed last year into
the creek after a heavy rain. Heavy rains cause the pond to overflow and water races down the
creek eroding the banks. If the development is approved, the runoff in our creek will include
pollutants from the streets, yards, and roofs of homes and buildings in the development,
We can't tell from the agenda whether Navigate Homes or JC Grove East, LLC is the applicant.
In any case, neither party addressed how they will control stormwater runoff. If the rezoning
and development is approved, it is imperative that the approval be subject to restoring the
creek beside our home to prevent future erosion.
We also oppose the rezoning application and development due to its impact on the woodlands
and sensitive areas behind our home and the homes of our neighbors. As the Staff Report
indicates, the development will preserve only 10.12 acres of the 22.9 acres of woodland on the
subject property. The woodlands are close to environmentally sensitive areas, including the
area behind our house. We urge the City to limit the area to be developed to preserve the
woodlands. These woodlands protect our watershed, sensitive areas, and are home to wildlife.
The woodlands must be preserved.
The Comprehensive Plan's Community Vision Statement stresses the City will strive to protect
and enhance the environment and encourage responsible use of our naturaf resources. The
Comprehensive Plan an page 6 describes the City's broad support for riverfront improvements
to make it more attractive and a focal paint for the entire community. The rezoning and
proposed development detracts from these initiatives by destroying woodlands and causing
polluted stormwater runoff and silt from eroded creekbanks to flow through the Iowa City
riverfront.
We also agree with Erik and Carol Wiriborn and our other neighbors in urging the Planning and
Zoning Commission to delay consideration of the rezoning request to give the public more
opportunity to comment. Although the development will significantly impact our
neighborhood, we been given only 5 days to review the application and the Staff Report. It
obviously took the applicant or another entity months to prepare the rezoning request and
accompanying documents. It's impossible for us to review and prepare comments on the
application in 5 days. As 50 -year residents of Iowa City, we have never experienced this rush to
judgment.
In closing we urge that the City of Iowa City deny the rezoning request and Planned
Development Overlay. If the City approves the rezoning, we request that the rezoning be
subject to substantial changes to the Planned Development Overlay. The Overlay should not
allow development of the north slope of the property to preserve woodlands, wetlands, and
the creek beside our property. The applicant should also be required to restore the creek and
prevent stormwater runoff that will cause erosion in the future and pollution from stormwater
runoff.
Signed an August 1, 2022
Steve Hedlund Chris Hedlund
From:
To:
Subject:
Date:
Ernie Galer
Anne Russett
Rezoning concerns
Tuesday, August 2, 2022 2:34:39 PM
Commimission Members,
Subject rezoning South of Ryan Ct.:
Our major concerns are drainage and the removal of trees coming down the slope toward our
homes. We are going to request that the two buildings at the north end of the project shown
on the plan (4 units) be eliminated so that trees will not be removed coming down the hill.
We also want the City to understand that we have major concerns with drainage. We are
experiencing erosion in the drainage creek behind our homes, particularly at the east end. We
believe the City needs to update the storm water management plan for the entire area given
all of the recent construction activity.
Ernie Galer
822 Ryan Ct.
Sent from Mail for Windows
From:
To:
Cc:
Subject:
Date:
Cindy Lebsack
Anne Russett
dan.fishburnc comcast.net
Iowa City Zoning Hearing August 3
Tuesday, August 2, 2022 8:21:32 PM
We are Michael and Cindy Lebsack and live at 802 Ryan Court, Iowa City. We share the
same concerns and agree without reservation on all points listed in the letters written by our
neighbors (Hedlunds and Winborns).
We look forward to attending the upcoming meeting on August 3rd to convey our support for
the opposition of this project.
Thank you.
Michael and Cindy Lebsack
STATEMENT OF JOHN & DONNA MULLER AUGUST 3, 2022
RE: REZONING APPLICATION BY NAVIGATE HOMES
As owners of a property at 854 Ryan Ct. in Iowa City purchased 11/2014, we were
informed by both realtor and builder for the sub -division the property directly south of our
property would not be developed as it was had restrictive covenant that protected it from
removing this green space and certainly had strong impression on the purchase of this
property. Obviously, that changed with the future development of the west side of Iowa
City.
In October 2018 we joined other Cardinal Pointe association members in requesting a
meeting to voice our concerns with the future development impact to our properties with
the construction of the real estate west of Camp Cardinal Blvd. As trees were downed
but not cleared the landscape was forever changed and even though this is west of a
most busy street the impact on our properties has been immediate and continues. A
copy of this joint letter has previously been provided you.
As we had in 1990-92 personally developed a smaller parcel of land we were made
aware of Planning and Zoning Commission's commitment to preservation of green
space and woodlands as we negotiated over several months with adjoining property
owners in answering their concerns regarding water run-off, drainage issues and
naturally preserving the abundant assortment of trees. That we know continues yet
today in the future development in all of Iowa City and thus the reason for my letter to
request the delay in approval of this rezoning application.
Fellow association members have submitted similar requests to stop this fast -tracking
approval as there are issues that need to be addressed that in a zoom meeting in
February 2022 were brushed aside and not fully addressed. With the current run off from
the west side developments and the future sewer extension to be place next to what was
once a clear running stream at the base of my property to now a dirty, muddy out of the
banks catch basin for the entire area that will only become more severe than there must
be remedies that need to be addressed.
I see that this was delayed as requested by Navigate Homes from approval decision a
month earlier so it would ne prudent and simply logical for addressing my and others in
the Cardinal Pointe Association concerns. The letter from Erik Winborn asks multiple
questions that have not been properly addressed. As my last resort to ger this rezoning
delayed we are requesting the declination of this application until these concerns are
addressed.
John & Donna Muller 854 Ryan Ct, Iowa City
Planning and Zoning Commission
August 3, 2022
Page 5 of 15
Craig stated if there is support, she would like to amend her motion to allow more
flexibility for other businesses that may come in and include an allowable opening time of
6:00 a.m.
Elliott seconded the amendment.
Craig is very excited to see something going back in this building, it was sad to see it sit empty.
Hensch agreed noting it's a perfect use to have as Neighborhood Commercial and supports it.
A vote was taken and the motion with amendment passed 6-0.
CASE NO. REZ22-0001 & SUB22-0001:
Location: East of Camp Cardinal Blvd and west of Camp Cardinal Rd
An application for a rezoning of approximately 27.68 acres of land from Interim Development -
Research Park (ID -RP) zone to Low Density Multi -Family zone with a Planned Development
Overlay (OPD/RM-12) and an application for a preliminary plat of Cardinal Heights, a residential
subdivision with 22 duplex lots and 1 multi -family lot.
Tetteh began the staff report showing the area of the site which is east of Cardinal Boulevard
and west of Camp Cardinal Road. The subject property is currently zoned ID -RP which allows
only plant related agriculture or hold a property until it is prepared for a use to be identified.
North of the site is zoned RS -8, to the east is RS -5 and ID -RS and west is RM -12 with a Planned
Development Overlay. The applicant is proposing to extend Duck Creek Road to provide access
to the development. The proposal is to rezone 27.68 acres of land to Low Density Multi -Family
zone with a Planned Development Overlay. The RM -12 zone provides for high-density single-
family housing and low-density multifamily housing. It also provides for diversity in the housing
types. The Planned Development Overlay allows a mixture of uses; however additional criteria
set forth in the multifamily sites development standards must be met. The preliminary OPD and
Sensitive Areas Development Plan proposes a total of 23 lots and the applicant is proposing 22
duplexes, 4 townhomes and 30 multifamily units. The 4 townhomes and 30 multifamily units will
be located on lot 23 and the 22 duplexes will be located on lots 1 to 22. The development is also
proposing a cul-de-sac and one loop street for traffic circulation on the site. The preliminary
Sensitive Areas Development Plan also includes woodlands, wetlands and slopes.
Tetteh stated Planned Development Overlay applications are reviewed in compliance with the
following standards according to Article 14-3A of the Iowa City Ordinance. The first standard is
the density and design is compatible with and/or complementary to the adjacent development,
second is the development will not to overburden existing streets and utilities, third is the
development will not adversely affect views, property values and privacy, fourth is the land use
and building types will be in the public interest. The rezoning is also reviewed according to two
criteria, first consistency with the Comprehensive Plan and two, compatibility with the existing
neighborhood.
Planning and Zoning Commission
August 3, 2022
Page 6 of 15
The first criteria as density and design is compatible with adjacent development. The OPD/RM-
12 zone allows 15 dwelling units per acre. The applicant is proposing 3.1 dwelling units per acre
with 78 dwelling units for the entire site. They are also proposing two family uses which are
duplexes and multifamily uses which will be an extension of the existing duplex and multifamily
developments in the area. The preliminary OPD also shows garage fronts in the front facade of
the of the duplexes. The OPD requires that access to garages needs to be from an alley or the
rear of buildings, however if the garages are accessed from the front of the buildings, they need
to be recessed in order not to dominate the streetscape. The applicant is aware of this and this
will also be checked at building permit and site plan stages. Tetteh showed a rendering of the
proposed 30 -unit multifamily building. The development is proposing 10,000 square feet of
private open space on site for the townhomes and the 30 -unit multifamily which exceeds the
required 580 square feet. They are also providing 300 square feet of onsite open space for each
duplex. The applicant is also proposing to construct Maclan Court and Maclan Loop to provide
access to the site. The development will be accessed of off Camp Cardinal Blvd through an
extension of Deer Creek Road. A secondary access will be provided by Camp Cardinal Road in
future when it is constructed, and a traffic circle will also be constructed at that time. As a
condition of the rezoning staff is recommending that prior to the issuance of building permits the
owner contributes 50% of the cost of upgrading Camp Cardinal Road to City standards. This
50% will include the traffic circle at the intersection of Deer Creek Road and Camp Cardinal
Road.
Regarding the second criteria, the subject property is serviced by both sanitary sewer and water.
The stormwater management requirements are being met in the existing stormwater regional
detention basin west of Camp Cardinal Boulevard. The development is also proposing a new
stormwater management detention basin in outlot B. The development consists of two outlots,
approximately 16.61 acres of land, to be placed in a conservation easement.
For the third criteria Tetteh noted the closest neighbors will be to the north and southeast of the
subject property. To the north they are separated by approximately 13.7 acres of woodland in
outlot A. Southeast of the property is also separated by woodland in outlot B. This development
will not impact neighboring residents more than any conventional development.
Moving on to criteria number four, land use and building types will be in the interest of the public.
The applicant is not requesting for any waivers from the underlying zoning requirements. The
proposal also incorporates two-family uses and multifamily uses which will provide housing
diversity in the housing types. They are also proposing 60% of the site area will be contained in
the outlots A and B. The proposed developments balances environmental protection with the
need for increased housing.
Tetteh stated there is not a district plan for the proposed site and the Future Land Use map of
the Comprehensive Plan allows 8 to 16 dwelling units per acre. As noted earlier, the applicant is
proposing 3.1 dwelling units per acre, which is below what is allowed. The Comprehensive Plan
also encourages diversity in the housing types the applicant is proposing 2 -family uses and
multifamily uses. The Plan also encourages the preservation of sensitive areas and guide
developments away from such areas. As noted the development is proposing to preserve 60% of
the site area. The Plan encourages pedestrian oriented development and attractive and
functional streetscapes that make it safe, convenient and comfortable to walk. This development
Planning and Zoning Commission
August 3, 2022
Page 7 of 15
proposes sidewalks around the proposed streets and also connects to the existing sidewalk
system around Camp Cardinal Boulevard. The Comprehensive Plan discourages cul-de-sacs
however, the due to sensitive features on the site it is necessary.
Regarding compatibility with the existing neighborhood, to the north the sites there are duplexes,
which the applicant is proposing as well. To the east there are multifamily uses and to the west
are growth sites which will provide for new multifamily buildings.
Tetteh noted the proposed development will impact wetlands and man-made slopes, hence the
level two sensitive areas review as required by the Commission and City Council. The sensitive
areas ordinance requires 100 feet buffer between wetlands and developments, wetland buffer
averaging may be permitted when necessary, and as justified by a wetland specialist. The
applicant is proposing a wetland buffer averaging to the northeast wetland to accommodate
leveling of some lots. The applicant is also proposing a wetland reduction buffer for the southeast
wetland which also needs to be justified by a wetland specialist. The size consists of
approximately 0.90 acres of wetland and 0.059 acres are proposed to be disturbed. The
applicant is proposing to mitigate the wetlands on site by the ratio of 1:2 for the northeast
wetland and 1:1.5 for the southeast wetland. The site also consists of critical slopes of which
there are 7.55 acres of critical slopes, of which 1.46 acres are proposed to be impacted, which is
19.3%. The City Code allows up to 35% of disturbance. There are also 1.26 acres of protected
man-made slopes of which 0.13 acres will be impacted. The site has 22.9 acres of woodland,
the proposed development will impact 12.78 acres, which is 55.8%. An additional 3.43 acres will
remain unimpacted but will be located in a 50 -foot wetland buffer area. A total 10.12 acres of
woodland would be preserved which is 44.2%. The required woodland retention rates is 20%,
which this development is above. Staff reached out to the state archaeologist, and it was noted
that a study was conducted in 2004 and there are no current concerns with the site.
Russett stated related to the preliminary plat portion of this application, Tetteh covered most of
that, but Russett wanted to summarize what the applicant is proposing with the platting. Again,
it's 22 duplex lots and one multifamily lot. Outlot A to the north of the site is around 13 acres and
that will be for open space which will be maintained by the homeowner's association. Outlot B to
the southern end of the site will be for stormwater management and open space to be managed
by the homeowner's association. There will be a conservation easement area which will be land
that will be protected from development in the future. Staff has received several questions on
how stormwater will be managed, stormwater will be accommodated by the existing regional
basin located on the west side of Camp Cardinal Boulevard and by an onsite stormwater basin
on the southeast corner of the site and outlot B. Russett showed an image that was prepared by
Hall & Hall Engineering to show the location of the site that will drain to the onsite basin and the
general direction of water flow. The regional basin was designed to accommodate future
development in this area including the site of the proposed rezoning. The City stormwater
specialist visited the site this afternoon and he noted that all basin inlets structures are open and
their discharge drainage ways show no signs of erosion. He also took a look at the creek at the
northern end of the site to examine any signs of erosion and did note that the slope north of the
basin there's about 15 feet of the area that does show signs of erosion on the north end of the
creek. He was only able to make it in about 150 feet from Camp Cardinal Boulevard because the
area is heavily vegetated but for the most part, the creek is heavily vegetated and there weren't
any signs of erosion except for that portion on the north end. Public Works staff has reviewed the
Planning and Zoning Commission
August 3, 2022
Page 8 of 15
preliminary stormwater management plan as well as the plat and those have been approved. In
terms of neighborhood open space, the City does require the dedication of public open space or
a fee in lieu at the time of planning. Based on the 27 acres in the RM -12 zone, the developer
would be required to dedicate 1.87 acres of land to the City or pay a fee in lieu of land
dedication, and in this case that fee in lieu would be appropriate.
Russett noted staff received several pieces of correspondence from neighboring residents. This
information has been passed on to the Commission. There were two letters expressing support
for the rezoning and preliminary plat. There were several pieces of correspondence that
expressed concerns related to traffic, impact on property values, stormwater, woodland impacts
etc.
Staff recommends approval of REZ22-0001, a proposal to rezone approximately 27.68 acres of
land located east of Camp Cardinal Blvd and west of Camp Cardinal Road from Interim
Development - Research Park (ID -RP) zone to Low Density Multifamily Residential with a
Planned Development Overlay (OPD/RM-12) zone subject to the following condition:
1. Prior to issuance of building permit, Owner shall contribute 50% of the cost of upgrading
Camp Cardinal Road to City standards. This contribution shall include 50% of the cost
of construction of the traffic circle at the intersection of Deer Creek Road and Camp
Cardinal Road.
Staff also recommends approval of SUB22-0001, a preliminary plat for Cardinal Heights.
In terms of next steps, upon recommendation from the Planning and Zoning Commission staff
will request that Council set a public hearing for September 6.
Hensch asked if for the erosion on the north creek, can there be some requirements made to a
restoration of that erosion. Russett noted the sanitary sewer is going to run along the creek and
needs to be constructed. Public Works staff has approved to provide sanitary sewer to the west
side of Camp Cardinal Boulevard and when that gets installed and the City receives construction
drawings for the layout, Public Works will be looking at things like erosion and what needs to be
mitigated.
Hensch asked if there will be a sidewalk on the east side of the development, particularly from
the new street with the proposed roundabout down to where Gathering Place Lane would be so if
somebody lived there and wanted to walk to that church they could. It seems like a good idea if
they're going to build a road there to put a sidewalk. Russett said they are asking the applicant
to contribute to the construction of Camp Cardinal Road so it would be a City project and at that
time the City would install a sidewalk.
Hensch asked about the measurement from the north property line to the closest residential lot in
the development north of there. Russett replied it is 408 feet.
Hensch noted he was out there today and actually saw the inspector, he was looking around at
elevations and it looks like north looking south there's a decrease in elevation, then it goes back
Planning and Zoning Commission
August 3, 2022
Page 9 of 15
up. So if someone is a resident on the north side in the existing houses what they would see
now there is mature trees.
Hensch noted in the landscaping plan they will put in coniferous trees along where that sanitary
sewer is, but the brush is so thick there, will the trees go in after the sanitary sewer goes in.
Russett confirmed that was correct.
Hensch noted there wasn't a grading plan so it can be assumed that no area outside of the 23
lots will be graded, Russett confirmed that.
Hensch noted regarding the topography and the flow of water, it doesn't seem like water can flow
uphill so how is that storm drainage going to occur. Russett noted it is higher in that area and to
the northwest it gets lower so water will be flowing north and then west and into the basin.
Craig stated the plan keeps referring to 22 duplex lots and one multifamily lot but what about
those townhouses, are they on the multifamily lot. Russett confirmed they are included in the
multifamily lot.
Craig asked just for a little bit of history because she is always sympathetic to people and it was
evident from some of the comments that they got that say homeowners were told certain things
when their homes were built about zoning, and why things are zoned in sort of a holding place
for development to come. Russett noted it is because the area wasn't ready because of
infrastructure for development at the time. Most of the interim development zones ultimately get
rezoned at the time of development.
Craig had a question about the creek and the erosion, after the sewer line is put in and any
mitigation is done for the creek erosion, after that if more erosion were to occur, it is the
homeowner's responsibility to fix it. Russett noted if the creek is on private property then the
private property owners are responsible.
Hensch noted in one or two of the letters there's concern about trees that were cut down and
were never removed, are those in areas that are controlled by the HOA's. This Commission
always has concerns about HOAs who don't take care of their outlots and do the preventative
maintenance that needs to be done in these areas.
Padron asked about the multifamily building with 30 units, on the floorplan it shows like a three-
story building, but then on the elevation it shows as a four-story building. Russett noted it would
only be allowed to be 35 feet which would be no more than three stories. The maximum height in
the zone is 35 feet.
Townsend asked if any of those 78 units will be affordable housing. Not that Russett is aware of.
Planning and Zoning Commission
August 3, 2022
Page 10 of 15
Elliott asked will people in on Ryan Court be able to see these buildings. Russett is not sure,
they don't really have a any type of visual study that was done.
Hensch opened the public hearing.
Jason Walton (Director of Development, Navigate Homes) has read the report prepared by the
staff and agrees and on behalf of Navigate Homes would ask the Planning and Zoning
Commissioners to approve this plan as followed by the City's zoning ordinances.
Signs asked about the proposed multifamily building, it's proposed as a 30 -unit complex with 43
total bedrooms, so he is assuming a bunch of one -bedroom units being proposed. Are these
units going to be rental units or owner -occupied units. Walton is not sure at this point, it depends
on what the market shows but it could be a variety of both.
Signs noted on the backside of that multifamily building there seems to be some slope
adjustments being done there. Will there be a fairly substantial retaining wall there. Walton
confirmed there will be a retaining wall on the backside of the building where there parking. He
believes it will be an 8 -foot wall.
Brian Vogel (Hall and Hall Engineers) answered the question regarding elevation, that cul-de-sac
on the north end will be around 755 elevation, and the south property line is around 695 so
there's about 60 feet elevation difference from the property line to that cul-de-sac.
Hensch asked what the distance from the multifamily structure to those houses on the north side
is. Vogel replied it will be at least 800 feet or so. Hensch asked that because the concern for
neighbors and understand this is always their view. They're very used to the view they've had for
years. People are vociferously opposed to development because of their view shed changes.
Elliott asked what the people on Ryan Court will see, these buildings or trees. Vogel explained
Ryan Court is 50 feet lower than this development area but there is woodland between them and
the development.
Hensch asked regarding the trees they're going to plant after the sanitary sewer is put in. The
landscaping plan notes coniferous trees but how tall will they get. Vogel responded they will be
full trees that should get fairly tall.
Dan Fishburn (832 Ryan Court) and his wife Cindy reside in a duplex that would be the closest to
the development on Ryan Court. He also wrote a letter but wants to review some of their
concerns. First a couple of comments on the testimony, that 400 feet is going to be affected by
elevation. He doesn't know exactly how far above them those those northerly duplexes are going
to be in the development but it's not a flat surface, they're going to be significantly higher than his
home and he is sure in the wintertime after the leaves come down, there's going to be definite
sight to those northerly units and they're asking that those two lots that contain two buildings be
eliminated from the plan for that reason. To conclude that there isn't going to be any effect on
privacy rights or property values is incorrect. The issue with the trees that were cut down, that
was not an HOA issue. Southgate came in on their property three and a half years ago and took
Planning and Zoning Commission
August 3, 2022
Page 11 of 15
all the trees down in the area where they're going to put that sanitary sewer in, and they're still
there. These are large, mature trees. They don't feel that Southgate has been a particularly good
steward of the environment. They promised at the HOA meeting two and a half years ago that
those trees would be removed, particularly in the wintertime they are very unsightly. The creek
erosion, Fishburn is not sure if this creek is on the new HOA property or if it's on theirs but
believes it will be on the new Property Owners Association. That creek is served solely as
drainage for the regional basin on across the street. Fishburn noted in his letter they're
concerned about drainage and staff indicated that they're relying on a stormwater management
plan that was done quite some time ago and he wonders does that take into consideration all of
the development at Cardinal Point West, which has taken place across the street and has been
entirely recontoured. And the other parcel that was recently rezoned, which will be for Growth
Condominiums LLC, with two large buildings, all of that slopes downhill to that regional basin.
Fishburn's concern is coming down that hill and they think that green space to the top of the hill
should be preserved and those two units on the north end should be eliminated because they're
going to be within their view as that's a very steep hill there. They'd like to see that green space
preserved, it has all mature trees on it, as far as putting these new trees in that may help
somebody 50 years from now when those trees grow up to be 50 or 60 feet tall but in the short
run, new trees aren't going to block their view at all. He will be long gone before those new trees
they that they're putting in will provide any privacy, but they do appreciate it. Their area that
adjoins the outlot, that outlot does not have any trees, that's just bare land and it's kind of
developed into a natural prairie. They're concerned about the sightlines. Fishburn also did say
something in his letter about the traffic situation, which he realizes isn't really their issue but
sooner or later, Camp Cardinal Boulevard traffic is going to need to be addressed in terms of
speed limits with bicycle riders and heavy construction traffic. Overall they are concerned about
the sightlines and concerned about the stormwater management plan. Fishburn pointed to what
happened in St. Louis and Kentucky the last two weeks and if they have a rain event like that, is
that basin going to be able to handle it or are they going to be in a situation where they could
potentially have water come over that road. On Ryan Court there are seven buildings with 14
owners, they're all duplexes in that circle there, are all adjacent property owners. They would ask
that the Commission take all these matters into consideration, and at the very least modify the
plan.
Mark Gedlinske (834 Ryan Court) stated he is in the same duplex that Dan Fishburn is in and
agree absolutely with all of his comments and notes. Gedlinske would like to highlight a couple
things, his concern, just like Fishburn's, is on the northern end. Those in that part of the cul-de-
sac that he'll be looking at from his house. He can stand out on his deck right now and look
straight across at the base of those trees, the trees that will be gone, and duplexes will be built
there. So he will look out the back of his house, look up the hill, and he'll be able to see the
people sitting on their decks in their backyards, and they'll be able to look and watch everything
he's doing in his house. So from a privacy perspective, he certainly thinks this is reducing his
privacy, his view, probably his property values. So the statement that was made that this is not
going to have an effect, he just doesn't understand that at all. Anytime there is that drastic
removal of the trees, it's just a painful to see. He also would like to see if those duplexes on the
north end could be moved back or eliminated or something just to get them off that downward
Planning and Zoning Commission
August 3, 2022
Page 12 of 15
slope, that would be much better, it'd be easy to hide things behind trees up there. The other
thing with that downward slope is everything from those northern duplexes he doesn't know how
can possibly drain across Camp Cardinal and into the pond, it's going to run right down and
follow gravity down into the creek and further cause either some erosion of that area or run offs
of whatever fertilizer and pesticides that's all going to come right down the hill. There isn't any
way to defy gravity. Gedlinske has this image of houses on a hillside out in Los Angeles, and
they're overlooking everybody else and that's what they're going to end up with here. He'd like to
see if that that plan could be moved a little bit or those properties move back south to get them
off that downward slope. The one thing that hasn't been brought up is they've heard over the
years that there is an Indiana bat that is an endangered species that's on that property.
Gedlinske is unsure if it's still there and doesn't know who monitors that or what the effect of this
development is. They heard that brought up in the past when that swath of a 40- or 50 -foot area
of trees was cut down, the trees that are still lying there. The timing had to be right to not disturb
the Indiana bat. He doesn't know if they have resources to take a look at that but it's a concern
that was brought up and then never mentioned. Otherwise he agrees with all Fishburn's other
points.
Hensch closed the public hearing.
Signs moved to recommends approval of REZ22-0001, a proposal to rezone approximately
27.68 acres of land located east of Camp Cardinal Blvd and west of Camp Cardinal Road
from Interim Development - Research Park (ID -RP) zone to Low Density Multifamily
Residential with a Planned Development Overlay (OPD/RM-12) zone subject to the
following condition:
1. Prior to issuance of building permit, Owner shall contribute 50% of the cost of
upgrading Camp Cardinal Road to City standards. This contribution shall include
50% of the cost of construction of the traffic circle at the intersection of Deer Creek
Road and Camp Cardinal Road.
Signs also recommends approval of SUB22-0001, a preliminary plat for Cardinal Heights.
Townsend seconded the motion.
Signs began by reiterating a statement he has made many times, if you don't own the property,
you don't have control of property. That's the mantra he has espoused in the six some years he's
been on the Commission. He also finds the view shed argument questionable and noted that the
poor people on top of the hill in the new duplexes will have to look down the back of duplexes at
the bottom of the hill so how is that any different. Regarding the removal of trees, he agrees with
the concern, and has noted it before, of Southgate's stewardship of some of the properties they
have, and in some of the disturbances they do, but it is probably within their right as a property
owner to do it. He also wanted to note the distances here are 400 to 1000 feet of distance
between the new units and the in the old units is a huge amount of distance, he has about 40
feet between him and his neighbor in the back. The property owner or developer are already
sacrificing, rightfully so, and developing in the manner of a conservation development that is
usually looked favorably upon, where they try to condense construction into smaller areas to in
Planning and Zoning Commission
August 3, 2022
Page 13 of 15
order to preserve larger areas of natural space and he thinks that they're doing that to the tee on
this development. Regarding the stormwater access to cross Camp Cardinal, he hears what
they're saying, but there's already an existing stormwater connection underneath Camp Cardinal
Road, from the east side to the west side, towards the bottom of the hill, so he doesn't think it's
going to be running over land, it's going to be going into stormwater sewers and channeled
through the sewer system into that basin. As far as the capacity of that basin, it's his
understanding and belief that was designed as part of the entire master plan of that whole area,
which was considered to be developed at some point, so he would assume that it was designed
to hold the capacity and if it wasn't, then someone will have to take care of correcting it at some
point. The only other issue Signs would have is on the property value issue that came up on
several points. He is a realtor in town and can say this won't have any impact on property values,
absolutely zero. This is a different development and property values are really much more
related to development in like kind, so he doesn't think that that's a relevant issue.
Craig supports the proposal, she drove out there today and it feels like this has the potential to
be almost identical to the Ryan Court development, it's sort of a mirror of that as it has a
multifamily section, and it has beautiful houses. The area has developed differently than maybe
the City thought it was going to 20 years ago, but it's developed with beautiful residential homes
and she expects that these will be more beautiful residential homes. She is sympathetic to
people who want to stand on their deck because that's the way they bought their property but
this is in the City and they can see from Deer Creek Road there's a stub in on the other side of
the street which means something's going to go in there. She thinks this is an appropriate
development for that area and is in favor of it.
Padron is also in favor of development and basically agrees with everything Signs said and every
time there's a development a neighbor complains about the views from their house being
affected and she finds it very selfish, to be honest.
Townsend noted it amazes her the way that whole development has come up, she can
remember when there was nothing out there and to see a subdivision like this being developed in
that area, it's what's needed so will be agreeing.
Elliott does support the application, stating it does meet all the City requirements.
Hensch noted he does have three concerns, one is he is completely sympathetic to people who
feel like their realtor told them one thing but looking right at a realtor for he has great respect for,
their job is to sell the property. They're not going to mislead someone, but they're not
fortunetellers and can't for 100% certainty tell someone what the zoning is going to be in the
future. The second thing is, he has a growing sensitivity to viewsheds, before his eight years on
this Commission it was something he didn't give much thought to because he lives in town and
his view shed was 20 feet to his neighbor. But he is sympathetic to that and does understand
that. However, since the nearest property is going to be 400 feet, in town that's almost unheard
of. Nobody's that far away from each other in town. All the properties on Ryan Court are just
beautiful and he had the exact same feeling that Craig had driving through there that this
development is going to mimic largely Ryan Court, and overall is going to be a great
development. Hensch's only negative concern is that water is a big deal to him, especially
erosion, so he has concerns about that unnamed creek on the north edge. He is asking the
Planning and Zoning Commission
August 3, 2022
Page 14 of 15
neighbors to keep the City and the developers feet to the fire about that and if there's erosion
occurring hold people responsible to fix that. When the sanitary sewer goes through, that's when
there's disruptions that occur and it has to be put back together in a way that is natural and
aesthetic and doesn't have erosion.
Townsend noted the other thing really talked about were trees that have been there for ages that
haven't been taken away and there's several places here in Iowa City where the trees fell down
during the derecho and they're still down. So she is hoping there's a way that as good neighbors,
they could get whoever is in charge of doing that to get rid of those.
Hensch noted it was brought up the question about the Indiana bats, there is a limitation on when
their habitat can be disrupted or when trees can be cut down, there's some periods of times
where trees can't be cut down because of breeding season.
A vote was taken and the motion passed 6-0.
CONSIDERATION OF MEETING MINUTES: JULY 6, 2022:
Elliott moved to approve the meeting minutes of July 6, 2022.
Townsend seconded the motion.
A vote was taken and the motion passed 6-0.
PLANNING AND ZONING INFORMATION:
Russett noted that at last night's City Council meeting they approved the historic preservation
code amendments which the Commission saw a couple of months ago.
Elliott noted regarding the coffee shop on Bowery, she has been to the one downtown and they
use all glass, nothing is a single use utensil, so that is really nice.
Townsend noted she was concerned when they built the coffee shop across from HyVee on
North Dodge but now sees how packed it is and well utilized, so nice to see.
ADJOURNMENT:
Townsend moved to adjourn.
Craig seconded.
A vote was taken and the motion passed 6-0.
August 28, 2022
Dear Mayor Teague and Members of the City Council:
Navigate Homes applied to rezone property east of Camp Cardinal Boulevard and West of Cab
Cardinal Road (Parcel Number 1112401008 of the records of the Iowa City Assessor). Part of tie
property is in the Camp Cardinal Creek watershed and is adjacent to property owned by the Cardinal
Point South Homeowners Association and is south of homes we own on Ryan Ct. Navigate Homes
proposes that the property be rezoned from Interim Development -Research Park (ID -RP) to Low Density
Mufti -Family with a Planned Development Overlay (OPD/RM-12). Although Navigate Homes is the
applicant, the property is owned by IC Gove East LLC. The application doesn't indicate a business
relationship between Navigate Homes and IC Grove.
We urge the City Council to deny the rezoning application. The proposed development will harm the
environment, the Camp Cardinal Creek watershed, property owned by our homeowners' association
adjacent to the proposed development, and our property. Those of us who live within 200 feet of the
property to be rezoned will submit a protest of rezoning in accordance with the Section 414.5 of the
Code of Iowa and Chapter 14, Section 14-8D-5 of the Code of Iowa City. Since over 20 percent of the
owners of property which is located within the 200 feet of the property to be rezoned will submit
petitions in protest of the rezoning, three fourths of the City Council members must approve the
rezoning request.
Navigate Homes proposes to build a 30 -unit complex, 4 townhomes, and 22 duplexes across 25.02 acres
of land. Four of the proposed duplexes will be built on the slope of a heavily wooded hill that rises
above wetlands, environmentally sensitive areas, and Camp Cardinal Creek. To construct these four
duplexes, Navigate Homes proposes to remove 40 -year-old majestic hardwood trees and will build
retaining walls to prevent erosion. Navigate Homes proposes to access these duplexes with a narrow
road north -south road that ends in a cul-de-sac on the north end of the property.
Although the Department of Neighborhood and Development Services staff report recommended
approval of the rezoning application, the staff report extensively referenced impacts on sensitive areas;
"disturbed" woodlands and wetlands; and impacts on steep, critical and protected slopes. Even though
the development's impact on wetlands, woodlands, and slopes would meet the minimum standards
established by Iowa City's ordinance, the total negative impact of the development requires disapproval
to conform with the spirit and intent of the Iowa City Comprehensive Plan and the Iowa City Zoning
Code. The Comprehensive Plan's vision statement states the Iowa City will strive to protect and enhance
the environment and encourage the responsible use of our natural and energy resources. The
Comprehensive Plan further emphasizes that "Iowa City's vision for the future includes environmental
protection as a basic tenet." The Comprehensive Plan states that any impacts on regulated features
must be minimized. Section 14 -1A -3B-8 explains the Iowa City Zoning Code is intended to conserve
open space and protect natural, scenic, and historic resources.
Another reason to disapprove the rezoning application and development plan is that the proposed
development violates the Comprehensive Plan's policy against cul-de-sacs and the standards limiting use
of cul-de-sacs specified in Section 15-3-2A-4 of the Iowa City Code. Page 5 of the staff report notes that
the Comprehensive Plan discourages cul-de-sacs and emphasizes stub streets for future connectivity.
Section 15-3-2A-4 states that cul-de-sacs should be avoided, and cul-de-sacs will be considered where
there are environmental constraints. The staff report notes that the proposed development is limited
due to sensitive areas and existing neighborhood constraints. The staff report then states that due to
environmental constraints the staff supports a cul-de-sac design rather than a loop street. This doesn't
make sense. The cul-de-sac will cause environmental damage that Iowa City is trying to prevent. The
cul-de-sac enables construction around it that harms woodlands, wetlands, and slopes. If the north -
south road is shortened 100 yards at the north end of the development and the cul-de-sac is moved 100
yards south, woodlands and wetlands will be preserved and there will not be slope -side development
threatening the Camp Cardinal Creek watershed.
Although we urge the City Council to deny Navigate Homes' rezoning application, we would not object
to a new rezoning request that includes an amended proposed development. The amended proposed
development would shorten the north -south road 100 yards at the north end of the development and
would propose construction of 18 duplexes rather 22 duplexes. The amended development would be a
win-win for the developer, the environment, and our neighborhood. It recognizes IC Grove East LLC's
property rights while preserving the environment and the character of our neighborhood.
We appreciate the City Council's leadership in making Iowa City a great place to live and work.
Sincerely,
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August 31, 2022
862 Ryan Ct
Iowa City, IA 52246
Ms. Kellie Fruehling
City Clerk
City of Iowa City
410 E. Washington St
Iowa City, IA 52240
Dear Ms. Fruehling:
3
My neighbors and I who are homeowners and residents on Ryan Ct in Iowa City are protesting
the proposed rezoning of property south of us and east of Camp Cardinal Blvd. Navigate Homes
is the applicant. I enclosed nine protest forms my neighbors and I signed before notaries. I also
included a letter signed by nearly everyone in our neighborhood explaining why we oppose the
rezoning.
Nine of the fourteen homeowners located within 200 feet of the proposed rezoning signed
protest forms opposing the rezoning. Five homeowners could not sign the protest form
because they are either temporarily out of the state or unable to travel to a notary. Three of
the five signed the letter explaining our opposition to the rezoning.
Please present the protest forms and our letter to the City Council for their consideration
during the rezoning process. We appreciate your assistance. I can be reached at (202) 271-
8950 and ewinbornaol.com if you have any questions.
Sincerely,
Erik Winb rn AJL
Enclosures (10)
Protest forms (9)
Letter to City Council (1)
PROTEST OF REZONING
TO: HONORABLE MAYOR AND CITY COUNCIL
IOWA CITY, IOWA
•
CITY OilOIVA CITY
We, the undersigned, being the owners of property included in the proposed zoning change, or the owners of property
which is located within two hundred feet of the exterior boundaries of the property for which the zoning change is
proposed, do hereby protest the rezoning of the following property:
ectsi-0 Coomp C41-6,1 na C3 ‘41 eua_ onlancktis-t. of CarApCxtricen PaLtd(FlArce1ti Lib lacl?
TcLo C.20 -y Asses
This protest is signed and acknowledged with the intention that such rezoning shall not become effective except by the
favorable vote of at least three-fourths of all the members of the council, all in accordance with Section 414.5 of the
Code of Iowa.
Property Address: iP7.-
Propert mer(s): Le.; e_K
By:
By:
cr
INDIVIDUAL PROPERTY OWNER(S):
STATE OF IOWA )
JOHNSON COUNTY) ss:
ps4
instrument was acknowledged before m 3 be on (Date) by
r)d-v 2-S_ _ and _rCIL_C.. t.-111.___42.S.1,04.4.narne(s)
af
individual property ownet(s)).
AUTHORIZED REPRESENTATIVE SIGNING FOR PROPERTY OWNER(S):
0.,CAROL LYNN RAYMER
0 Commission Number 822821
z
,' My cpmmission Expires
)0,0. 1 ("--
STA I E OF IOWA. )
JOHNSON COUNTY) ss:
This instrument was acknowledged before me on (Date) by
(name(s) of person(s)) as (type of authority, such as officer, trustee) of
(name of property owner).
Notary Public in and for the State of Iowa
Ong: Subd Folder
Cc: CA - PCD - Council - Media File
02/2013
PROTEST OF REZONING
TO: HONORABLE MAYOR AND CITY COUNCIL
IOWA CITY, IOWA
.•. __
CITY OF IOWA CITY
We, the undersigned, being the owners of property included in the proposed zoning change, or the owners of property
which is located within two hundred feet of the exterior boundaries of the property for which the zoning change is
proposed, do hereby protest the rezoning of the following property:
primeriy C>ustr GavnpCcultinaI (3 "IeOft rdanCkLLeSiafCar9pCixrdisert1 RaCafekralite I 1a, 40Iac3`8
0u0o 641/ Assessor-.
This protest is signed and acknowledged with the intention that such rezoning shall not becorne effective except by the
favorable vote of at least three-fourths of all the members of the council, all in accordance with Section 414.5 of the
Code of Iowa. { A I t
Property Address: �
1 -J 1 A
Prop v O� er(s):
By: LA
By: y [
INDIVIDUAL PROPERTY OWNER(S):
STATE OF IOWA )
JOHNSON COUNTY) ss:
This instgument vas acknowledged before me on
1�t and
to
vidual
e),r,orz2
41,b)r
JENNIFER P LEE
.S Notarial Sohl - IOWA
CorAmiSSIOD iNlo.7713 32
?Ay Cornmiss'son Expires January 29, 2
iv'o blic
or a State of Iowa
AUTHORIZED REPRESENTATIVE SIGNING FOR PROPERTY OWNER(S):
STATE OF IOWA )
JOHNSON COUNTY) ss:
(Date) by
(narne(s) of
This instrurnent was acknowledged before me on (Date) by
(name(s) ofperson(s)) as (type of authority, such as officer, trustee) of
(name of property owner) .
Notary Public in and for the State of Iowa
Orig: Subd Folder
Cc: CA- PCD - Council - Media File
0212013
PROTEST OF REZONING
TO: HONORABLE MAYOR AND CITY COUNCIL
IOWA CITY, IOWA
CITY OF IOWA CITY
We, the undersigned, being the owners of property included in the proposed zoning change, or the owners of property
which is located within two hundred feet of the exterior boundaries of the property for which the zoning change is
proposed, do hereby protest the rezoning of the following property:
Pimp€ r+y eas-tt Gakrn p Cc rzl i na 1 e a ui eua rdancklLesi of CarypCitrtflen I Pactcla=tkrce I# 11 /a `-01 ao V
3bLda a+y Assessor
This protest is signed and acknowledged with the intention that such rezoning shall not become effective except by the
favorable vote of at least three-fourths of all the members of the council, all in accordance with Section 414.5 of the
Code of Iowa.
Property Address: ea Li 12.
Property Owner(s): l rte `L
By:
By:
te el 5:P.OM
e�dli
Il\TDIVIDUAL PROPERTY OWNER(S):
STATE OF IOWA )
JOHNSON COUNTY) ss:
This `owledged before me on
7/ k �'F/ A(5 d
individual property owner(s))-
LG [ 22- (Date) by
(name(s) of
Notary Publi
�?4-/LA_
in and for the State of Iowa
AUTHORIZED REPRESENTATIVE SIGNING FOR PROPERTY OWNER(S):
STATE OF IOWA )
JOHNSON COUNTY) ss:
This instrument was acknowledged before me on
(name s) ofperson s)) as +flu t
■
i/vca bl� 'T11116f
Orig: Subd Folder
Cc: CA — PCD - Council - Media File
name of
‘r Commission Number WOOTONN
796078
.o*a M �j mm" n
(Date)by (add- 4.• /' '
(type of authority, such as officer, trustee) of
erty owner) .
Notary Public in an
for the State of Iowa
SHEILA WOOTONN
mmr
Com fission Number 796078
rtO .jr-
A
02/2013
PROTEST OF REZONING
TO: HONORABLE MAYOR AND CITY COUNCIL
IOWA CITY, IOWA
CITY OF IOWA CITY
We, the undersigned, being the owners of property included in the proposed zoning change, or the owners of property
which is located within two hundred feet of the exterior boundaries of the property for which the zoning change is
proposed, do hereby protest the rezoning of the following property:
grope.r+y Eat_sttf Camp Cart%inal RAuieva.r+sialickt . 61 ofCavflpCnrtflvn 1 frcei# 111•& 001?
3o�.da c.. 4 y Ass
This protest is signed and acknowledged with the intention that such rezoning shall not become effective except by the
favorable vote of at least three-fourths of all the members of the council, all in accordance with Section 414.5 of the
Code of Iowa
Property Address:
Property Owner(s):
By: lam- !<e,
By: .1.A4� r
8" Y2 j ya{t cd', Tow, cry
(n v� 1G. C1,9 ar r)--• An -01
Ga (e tr. 1,14i, b G+
INDIVIDUAL PROPERTY OWNER(S):
STATE OF IOWA )
JOHNSON COUNTY) ss:
This instrument was acknowledged before me on k/Sv ,'SC)`±/ f Z Z
and U* D g-01/0-11-
individual
-01r0
individual propowner(s)).
�.p+ AVERY POWERS
2° - Commission Number 839576
• M • mmiss on • fires
- nt
•ii! .
AUTHORIZED REPRESENTATIVE SIGNING FOR PROP
STATE OF IOWA )
JOHNSON COUNTY) ss:
Iowa
.,RTY OWNER(S):
(Date) by
(name(s) of
This instrument was acknowledged before me on (Date) by
(name(s) ofperson(s)) as (type of authority, such as officer, trustee) of
(name of property owner) .
Notary Public in and for the State of Iowa
Orig: Subd Folder
Cc: CA — PCD - Council - Media File
02:2013
PROTEST OF REZONING
TO: HONORABLE MAYOR AND CITY COUNCIL
IOWA CITY, IOWA
:�—
CITY OF IOWA CITY
We, the undersigned, being the owners of property included in the proposed zoning change, or the owners of property
which is located within two hundred feet of the exterior boundaries of the property for which the zoning change is
proposed, do hereby protest the rezoning of the following property:
prc €r -+y eastoFCamp Ccu inaI 63aUIevctnflandlLestofCar9PC.tallyn1 Qactd(Rkrce1# 11a.' O1608
3o�da CGi-y Assessor
This protest is signed and acknowledged with the intention that such rezoning shall not become effective except by the
favorable vote of at least three-fourths of all the members of the council, all in accordance with Section 414.5 of the
Code of Iowa
Property Address: S 4 1236 14 Cry
/1;7 2
Property Owner(s): 5 t P h e +''
By:
By:
INDIVIDUAL PROPERTY OWNER(S):
C -)
STATE OF IOWA )
JOHNSON COUNTY) ss: /
This ins w ac owledged before me on 1 &Q! Oaz_(Date) by
� (name(s) of
indiatSal property owner(s)). and
Notary Public in and for the State of Iowa
AUTHORIZED REPRESENTATIVE SIGNING FOR PROPERTY OWNER(S):
4lu�s� DEVIN BUSH
r Commission Number 841419
My Commission Expires
STATE OF IOWA )
JOHNSON COUNTY) ss:
This instrument was acknowledged before me on (Date) by
(name(s) of person(s)) as (type of authority, such as officer, trustee) of
(name of property owner) .
Notary Public in and for the State of Iowa
Orig: Subd Folder
Cc: CA — PCD - Council - Media File
0212013
PROTEST OF REZONING
TO: HONORABLE MAYOR AND CITY COUNCIL
IOWA CITY, IOWA
We, the undersigned, being the owners of property included in the proposed zoning change, or the owners of property
which is located within two hundred feet of the exterior boundaries of the property for which the zoning change is
proposed, do hereby protest the rezoning of the following property:
p;rcee.r+y ecstofCamp Cetrairia1 Rouletktrdoridl siofCar9pC'Ord+vxt1 Pacbrialkrcelti111a5Fo1aog
SoLda G+y Assessor,
Thisctive except by
o abl protestvis of at three-fourths
e fo rths of with
the members of thate counuch cil, all in accordance with Sning shall not become efction 414 5 ofthe the
favorable vote of at
Code of Iowa. �7
Property Address: 1C \+ ar\
Propert wner(s): Cl�.Vraer---a-r-14110,-10r6 ML V
By: _-;;%1==-
By:
INDIVIDUAL ROPER OWNER(S):
CITY OF IOWA CITY
STATE OF IOWA )
JOHNSON COUNTY) ss:
This imtrument was acknowledged before me on
l�a�v t A e.) 4- r _ and
individual property owner(s)).
3 f - 0.20 a (Date) b
❑.e b r.% A e } k-: -_ (name(s) of
Public in and for the State of Iowa
AUTHORIZED REPRESENTATIVE SIGNING FOR PROPERTY OWNER(S):
STATE OF IOWA )
JOHNSON COUNTY) ss:
This instrument was acknowledged before me on
Orig: Subd Folder
Cc: CA — PCD - Council - Media File
- 3 1- a da a (Date) by
(type of authority, such as
e of property owner) .
1� J . 1
f—'
icer, trust It
Not ublic in and for the State of Iowa
JAMES A LYNCH
Comrr fission Number 831271
• ' My Expires
0212013
PROTEST OF REZONING • x
TO: HONORABLE MAYOR AND CITY COUNCIL
IOWA CITY, IOWA
CITYOFIOWR CITY
We, the undersigned, being the owners of property included in the proposed zoning change, or the owners of property
which is located within two hundred feet of the exterior boundaries of the property for which the zoning change is
proposed, do hereby protest the rezoning of the following property:
prcxr+y eccs* Gannp Carib i na I Q o uieVct rzlar,cll.ck.si of Car9pCard ha 1 Pry td(pa rce ltt 111a ooh ,
Iouoa 6+y Assessor-.
This protest is signed and acknowledged with the intention that such rezoning shall not become effective except by the
favorable vote of at Ieast three-fourths of all the members of the council, all in accordance with Section 414.5 of the
Code of Iowa P l
Property Address: 8 ` �'�'I '�J ! thit � j Jt ..s. --.2c/6
-
"�. �M ot �
Property Owpea(s): .b4�N 4 / l
By: f'' i
f
By:
INDIVIDUAL PROPERTY OWNER(S):
STATE OF IOWA )
JOHNSON COUNTY) ss:
Thitr unent was acknowledged before me on
�Oh na 1q tt OA,e and
individual property owner(s))•
blit int V or the/
e of lows
AUTHORIZED REPRESENTATIVE SIGNING FOR PROPERTY OWNER(S):
STATE OF IOWA )
JOHNSON COUNTY) ss:
ow
STACIE S BEDFORD
Commission Number 006031
' My Commission Expires
August 29, 2023
This instrument was acknowledged before me on (type of authDate ) ry, such as officer, trustee) of
(name(s) ofperson(s)) as
(name of property owner)
Notary Public in and for the State of Iowa
Orig. Subd Folder
Cc: CA — PCD - Council - Media File
022013
PROTEST OF REZONING
TO: HONORABLE MAYOR AND CITY COUNCIL
IOWA CITY, IOWA
-
CITY OF IOWA CITY
We, the undersigned, being the owners of property included in the proposed zoning change, or the owners of property
which is located within two hundred feet of the exterior boundaries of the property for which the zoning change is
proposed, do hereby protest the rezoning of the following property:
pr'cper+y easttk Camp Carmina l 3 DIeuccrrlandll�siofCars pCartilsVxt l ►2aad(Fkrrel#' U Q.4o la0V
3o�da (24y Assessor
This protest is signed and acknowledged with the intention that such rezoning shall not become effective except by the
favorable vote of at least three-fourths of all the members of the council, all in accordance with Section 414.5 of the
Code of Iowa. ^�
Property Address: 6-6° `2- i' �" J 6 7 "j� 4IeR CU �.JL,4 6 22 y }�
):
,r'i 1C' if
/ c hJOQ Y'24
Property Ow
By: %
By: ��4'/t
-a-►
aghteer-A • i / r - Crco/ G J(kl1 o ii
INDIVIDUAL PROPERTY OWNER(S):
STATE OF IOWA )
JOHNSON COUNTY) ss:
This instrument was acknowledged before me on ' atA-
a, lL W VAN° by N _ and _ C0...r o\ w \vtb b( Y\
individual property owner(s)).
1111.A/� t0(4
-
Notary Public in and for the State of Iowa
Et1A1.
AUTHORIZED REPRESENTATIVE SIGNING FOR PROPERTY OWNER(S)
STATE OF IOWA )
JOHNSON COUNTY) ss:
(Date) by'.
(name(s) of ' =`
DIXIE ABBOTT
s. Commission Number 755982
dire
r• My Commission Expires
November 26, 2023
IOWA
This instrument was acknowledged before me on (Date) by
(type of authority, such as officer, trustee) of
(name(s) ofperson(s)) as
Orig: Subd Folder
Cc: CA — PCD - Council - Media File
(name of property owner) .
Notary Public in and for the State of Iowa
0212013
PROTEST OF REZONING
TO: HONORABLE MAYOR AND CITY COUNCIL
IOWA CITY, IOWA
•
CITY OF IOWA CITY
We, the undersigned, being the owners of property included in the proposed zoning change, or the owners of property
which is located within two hundred feet of the exterior boundaries of the property for which the zoning change is
proposed, do hereby protest the rezoning of the following property:
Pryr+y EastoCam pCarel inaIG3oule etrcionc‘lAsiofCar9pCaalien I Pacta(FtkrzelttII!a,Lio1008
.3oLdd CA -41 Assesso)-,
This protest is signed and acknowledged with the intention that such rezoning shall not become effective except by the
favorable vote of at least three-fourths of all the members of the council, all in accordance with Section 414.5 of the
Code of Iowa.
Property Address: l9! 4
Own 59
Propertys): /c/ _AP/ 5
By:
INDIVIDUAL PROPERTY OWNER(S):
STATE OF IOWA )
JOHNSON COUNTY) ss:
This instrument wa acknowledged before me on
tgtd L 't)r c3 and
individual property owner s)).
yP Lt SA CAROL LYNN RAYMER
1 g . Commission Number 822821
My Commission FXidres
StL (91) Z�2�
1 (Date) by
' ) v n} (name(s) of
Notary ' blic ' i ', d for the State • Iowa
AUTHORIZED REPRESENTATIVE SIGNING FOR PROPERTY OWNER(S):
STATE OF IOWA )
JOHNSON COUNTY) ss:
This instrument was acknowledged before me on (Date) by
(name(s) ofperson(s)) as (type of authority, such as officer, trustee) of
Orig: Subd Folder
Cc: CA - PCD - Council - Media File
(name of property owner) .
Notary Public in and for the State of Iowa
02/2013
Prepared by: Esther Tetteh, Associate Planner, 410 E. Washington Street, Iowa City, IA 52240; (REZ22-0001)
Ordinance No.
An ordinance conditionally rezoning approximately 27.68 acres of
property located east of Camp Cardinal Blvd and west of Camp Cardinal
Rd from Interim Development — Research Park (ID -RP) Zone to Low
Density Multifamily Residential Zone with a Planned Development
Overlay (OPD/RM-12) (REZ22-0001).
Whereas, IC Grove East, LLC, and Navigate Homes Iowa, LLC, have requested a rezoning
of property located east of Camp Cardinal Blvd and west of Camp Cardinal Rd. from Interim
Development — Research Park (ID -RP) to Low Density Multifamily Residential with a Planned
Development Overlay (OPD/RM-12); and
Whereas, the Comprehensive Pian indicates that the subject area is appropriate for
residential development at a density of 8-16 dwelling units per acre; and
Whereas, the Comprehensive Plan encourages a mix of housing types within each
neighborhood to provide options for households of all types and people of all incomes; and
Whereas, the Comprehensive Plan encourages pedestrian -oriented development and
attractive and functional streetscapes that make it safe, convenient, and comfortable to walk;
and
Whereas, the rezoning creates a public need for construction of Camp Cardinal Rd to
provide a secondary access and additional traffic calming devices at the intersection of Deer
Creek Rd and Camp Cardinal Rd to provide the safe street network envisioned in the
Comprehensive Plan; and
Whereas, the Planning and Zoning Commission has determined that, with appropriate
conditions regarding construction of Camp Cardinal Rd and a traffic circle at the intersection of
Deer Creek Rd and Camp Cardinal Rd, the requested zoning is consistent with the
Comprehensive Plan; and
Whereas, Iowa Code §414.5 (2021) provides that the City of Iowa City may impose
reasonable conditions on granting a rezoning request, over and above existing regulations, in
order to satisfy public needs caused by the requested change; and
Whereas, the owner, IC Grove East LLC, and the applicants have agreed that the property
shall be developed in accordance with the terms and conditions of the Conditional Zoning
Agreement attached hereto to ensure appropriate development in this area of the city.
Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa:
Section I Approval. Subject to the Conditional Zoning Agreement attached hereto and
incorporated herein, property described below is hereby classified Low Density Multifamily
Residential with a Planned Development Overlay (OPD/RM-12), as indicated:
AUDITOR'S PARCEL 2011054, A PART OF THE SOUTHEAST QUARTER OF THE
NORTHEAST QUARTER AND PART OF THE NORTHEAST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 79 NORTH, RANGE 7 WEST OF THE
5TH P.M.,
IOWA CITY, JOHNSON COUNTY, IOWA IN ACCORDANCE WITH THE PLAT OF
Ordinance No.
Page 2
SURVEY RECORDED IN BOOK 56, PAGE 37, PLAT RECORDS OF JOHNSON COUNTY,
IOWA:
Section II. Zoning Map. The building official is hereby authorized and directed to change the
zoning map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage,
approval and publication of the ordinance as approved by law.
Section III. Conditional Zoning Agreement. The mayor is hereby authorized and directed to
sign, and the City Clerk attest, the Conditional Zoning Agreement between the property owner(s)
and the City, following passage and approval of this Ordinance.
Section IV. Certification and Recording. Upon passage and approval of the Ordinance, the
City Clerk is hereby authorized and directed to certify a copy of this ordinance and any
agreements or other documentation authorized and required by the Conditional Zoning
Agreement, and record the same in the Office of the County Recorder, Johnson County, Iowa, at
the Owner's expense, upon the final passage, approval and publication of this ordinance, as
provided by law.
Section V. Repealer. All ordinances and parts of ordinances in conflict with the provisions of
this Ordinance are hereby repealed.
Section VI. Severability. If any section, provision or part of the Ordinance shall be adjudged to
be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a
whole or any section, provision or part thereof not adjudged invalid or unconstitutional.
Section VII. Effective Date. This Ordinance shall be in effect after its final passage, approval
and publication in accordance with Iowa Code Chapter 380.
Passed and approved this day of , 2022.
Mayor
Attest:
City Clerk
Approved by
City Attorne/s Office
(Sara Greenwood Hektoen — 08/30/2022)
Ordinance No.
Page
It was moved by and seconded by
the Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
Alter
Bergus
Harmsen
Taylor
Teague
Thomas
Weiner
that
First Consideration 09/06/2022
Vote for passage: AYES: Alter, Bergus, Harmsen, Teague, Thomas, Weiner
NAYS: Taylor ABSENT: None
Second Consideration
Vote for passage:
NAYS: Taylor
09/20/2022
AYES: Alter, Bergus, Harmsen, Teague, Thomas, Weiner
ABSENT: None
Date published
Prepared by: Esther Tetteh, Associate Planner, 410 E. Washington, Iowa City, IA 52240 (REZ22-0001)
Conditional Zoning Agreement
This agreement is made among the City of Iowa City, Iowa, a municipal corporation (hereinafter
"City"), IC Grove East, LLC (hereinafter referred to as "Owner"), and Navigate Homes Iowa, LLC
(hereinafter referred to as "Applicant").
Whereas, Owner is the legal title holder of approximately 2T68 acres of property located
east of Camp Cardinal Blvd and west of Camp Cardinal Rd., legally described below; and
Whereas, the Applicant has requested the rezoning of said property legally described
below from Interim Development — Research Park (ID -RP) to Low Density Multifamily -Family
with a Planned Development Overlay (OPD/RM-12) zone; and
Whereas, the Comprehensive Plan indicates that the subject area is appropriate for
residential development at a density of 8-16 dwelling units per acre; and
Whereas, the Comprehensive Plan encourages a mix of housing types within each
neighborhood to provide options for households of all types and people of all incomes; and
Whereas, the Comprehensive Plan encourages pedestrian -oriented development and
attractive and functional streetscapes that make it safe, convenient, and comfortable to walk;
and
Whereas, the rezoning creates a public need for construction of Camp Cardinal Rd to
provide a secondary access to the development; and
Whereas, the rezoning creates a public need for additional traffic calming devices at the
intersection of Deer Creek Rd and Camp Cardinal Rd to provide the safe street network
envisioned in the Comprehensive Plan; and
Whereas, the Planning and Zoning Commission has determined that, with appropriate
conditions regarding contributing to the cost of developing Camp Cardinal Rd to urban design
standards and also contributing to the cost of constructing a traffic circle at the intersection of
Deer Creek Rd and Camp Cardinal Rd, the requested zoning is consistent with the
Comprehensive Plan; and
Whereas, Iowa Code §414.5 (2021) provides that the City of Iowa City may impose
reasonable conditions on granting a rezoning request, over and above existing regulations, in
order to satisfy public needs caused by the requested change; and
Whereas, the Owner and Applicant agree to develop this property in accordance with the
terms and conditions of this Conditional Zoning Agreement.
Now, therefore, in consideration of the mutual promises contained herein, the parties agree as
follows:
1. IC Grove East LLC is the legal title holder of the property legally described as:
1
AUDITOR'S PARCEL 2011054, A PART OF THE SOUTHEAST QUARTER OF THE
NORTHEAST QUARTER AND PART OF THE NORTHEAST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 79 NORTH, RANGE 7 WEST
OF THE 5TH P.M., IOWA CITY, JOHNSON COUNTY, IOWA IN ACCORDANCE WITH
THE PLAT OF SURVEY RECORDED IN BOOK 56, PAGE 37, PLAT RECORDS OF
JOHNSON COUNTY, IOWA.
2. Owner and Applicant acknowledge that the City wishes to ensure conformance to the
principles of the Comprehensive Plan. Further, the parties acknowledge that Iowa Code
§414.5 (2021) provides that the City of Iowa City may impose reasonable conditions on
granting a rezoning request, over and above the existing regulations, in order to satisfy
public needs caused by the requested change.
3. In consideration of the City's rezoning the subject property, Owner and Applicant agree
that development of the subject property will conform to all requirements of the Zoning
Code, as well as the following conditions:
a. Prior to issuance of a building permit, Owner shall contribute 50% of the cost of
upgrading Camp Cardinal Road to City standards in accordance with Iowa City Code
of Ordinances 15-3-2. This contribution shall include 50% of the cost of construction of
the traffic circle at the intersection of Deer Creek Road and Camp Cardinal Road
4. The conditions contained herein are reasonable conditions to impose on the land under
Iowa Code §414.5 (2021), and that said conditions satisfy public needs that are caused
by the requested zoning change.
5. This Conditional Zoning Agreement shall be deemed to be a covenant running with the
land and with title to the land, and shall remain in full force and effect as a covenant with
title to the land, unless or until released by the City of Iowa City. Once a building permit
is issued, the conditions shall be deemed satisfied and no further release of this
agreement will be provided. The parties further acknowledge that this agreement shall
inure to the benefit of and bind all successors, representatives, and assigns of the
parties. In the event the subject property is transferred, sold, redeveloped, or subdivided,
all development will conform with the terms of this Conditional Zoning Agreement.
6. Nothing in this Conditional Zoning Agreement shall be construed to relieve the Owner
from complying with all other applicable local, state, and federal regulations.
7. This Conditional Zoning Agreement shall be incorporated by reference into the
ordinance rezoning the subject property, and that upon adoption and publication of the
ordinance, this agreement shall be recorded in the Johnson County Recorder's Office at
the Applicant's expense.
Dated this 1 S1day of (,/S1- , 2022.
City of Iowa City
Bruce Teague, Mayor
2
IC Grove Eai, LC
j
qpi t- . O y 1-er� Nl aK.al ef,
Attest:
Kellie Fruehling, City Clerk
Approved by:,%
City Attorney's Office
City of Iowa City Acknowledgement:
State of Iowa
) ss:
Johnson County )
Navigate Homes Iowa, LLC
This instrument was acknowledged before me on , 2022 by Bruce Teague
and Kellie Fruehling as Mayor and City Clerk, respectively, of the City of Iowa City.
Notary Public in and for the State of Iowa
(Stamp or Seal)
IC Grove East, LLC Acknowledgement:
State of '-A-
County of ohrison
This record was acknowledged before me on 1,1,51- /6 , 2022 by
Davi c k L�N I (name) as
RIA(
0
z
SUSAN J WEAVER
Commission Number 794422
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SUSAN J WEAVER
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Item Number: 9.b.
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CITY OE IOWA CITY
www.icgov.org
September 20, 2022
Ordinance conditionally rezoning approximately 1,470 square feet of property
located at 518 Bowery Street from High Density Multi -Family Residential
zone with a Historic District Overlay (OHD/RM-44) to Neighborhood
Commercial zone with a Historic District Overlay (OHD/CN-1) (REZ22-0010).
(Second Consideration)
ATTACHMENTS:
Description
P&Z Staff Report
P&Z Preliminary Meeting Minutes
Ordinance & CZA
STAFF REPORT
To: Planning and Zoning Commission
Item: REZ22-0010 518 Bowery St
GENERAL INFORMATION:
Applicant:
Prepared by: Emani
Brinkman, Planning Intern
Date: August 3, 2022
Connor Moellenbeck
Daydrink Coffee
co n n o r@ d ayd ri n k. coffe e
Contact Person: See above.
Owner:
Requested Action:
Purpose:
Location:
Location Map:
Size:
Existing Land Use and Zoning:
M&W Properties
Ryan Wade
ryanwade1000@gmail.com
Rezone from High Density
Multi -Family Residential
with a Historic District
Overlay (OHD/RM-44)
Zone to Neighborhood
Commercial with a Historic
District Overlay (OHD/CN-
1) Zone
To allow for a coffee shop
on the property
518 Bowery Street
1,470 Square Feet
High Density Multi -Family
Residential with a Historic
District Overlay (OHD/RM-
44), Commercial building
2
Surrounding Land Use and Zoning:
Comprehensive Plan:
District Plan:
Neighborhood Open Space District:
Public Meeting Notification:
File Date:
North:
South:
East:
West:
25+ DU/A
Central
C3
Residential
(RM -44)
Residential
(RM -44)
Residential
(RM -44)
Residential
(RM -44)
Properties within 500' of the
subject property received
notification of the Planning
and Zoning Commission
public meeting. A rezoning
sign was posted on the site
July 5, 2022.
July 5, 2022
45 Day Limitation Period: August 19, 2022
BACKGROUND INFORMATION:
The applicant, Connor Moellenbeck, is seeking a rezoning from High Density Multi -Family
Residential with a Historic District Overlay (OHD/RM-44) to Neighborhood Commercial with
a Historic District Overlay (OHD/CN-1) for a 1,470 square foot property located at 518
Bowery Street. The applicant intends to open a coffee shop at the subject property.
The subject property contains a one and a half story building with a one-story addition. The
building was originally constructed sometime between 1856-1864 as a grocery store by
John M. Haas. Having been established as a commercial business prior to the adoption of
a zoning code by the City in the mid -1920s, the property has continued to be used for non-
residential purposes on the ground floor throughout its existence. The existing 720 square -
foot building was originally used as a grocery store, and historic records show continued
use as a grocery store from 1895 until the early 1970s when it served as the first home of
the New Pioneer Cooperative Society. A retail establishment, the House of Jade, moved in
when the New Pioneer moved out in 1975. Records show a brief tenancy by Helen Caldicott
Community School in 1983. More recently the building was used by Zaza's Pasta and then
as an office.
In 2012, the property was designated a Local Historic Landmark. The historic designation
protects the building from demolition as well as exterior modification that would diminish its
historic integrity. The designation also makes the property eligible for certain exceptions
3
and zoning waivers to allow the continued use of the property.
In 2012 the property was granted a special exception to allow for sales -oriented retail use
and then in 2016 was granted a special exception for general office and commercial retail
(EXC12-000010 and EXC16-00010). These special exceptions allowed the continuance of
commercial uses within a residential zone. Since the building has remained vacant for over
a year, the property has lost its non -conforming use status and cannot receive a special
exception for a different non -conforming use. In 2013 there was another special exception
application submitted to convert the sales -oriented retail use to a coffee shop, the
application was ultimately withdrawn. Given the size of the property and structure, it is not
possible for the property to be re -adapted for a multi -family use and single-family residential
is not allowed within the zoning district.
The applicant wishes to establish another Daydrink coffee shop location at the property.
Their mission is to provide high quality coffee while preventing continued adoption of
"single -use" plastic. Daydrink only use glass jars for to -go containers with the hope of
creating a more sustainable focused community.
The applicant held a good neighbor meeting on July 27, 2022, but no one from the public
attended.
ANALYSIS:
Current Zoning: The property is currently zoned as High -Density Multi -Family
Residential with a Historic Preservation Overlay (OHD/RM-44). RM -44 zoning provides
areas for development of high-density, multi -family dwellings and group living quarters but
does not allow single-family or duplex dwellings. The zone allows, as a provisional use,
hospitality -oriented retail (hotels, guest houses, meeting or event facilities), but does not
allow any other retail or commercial uses. Through a special exception, community
service uses are allowed. The purpose of High -Density Multi -Family Residential is for
high-density multi -family housing located in proximity to downtown, the University, or
other employment centers. The minimum lot requirement for a non-residential use in RM -
44 zoning is 5,000 square feet; minimum frontage is 35 feet; front setback is 20 feet; the
required side setback is 10 feet. The property does not meet any of these minimum
dimensional standards. The property does meet the rear 20 feet setback standards.
The property is a Local Historic Landmark and is listed in the National Register of Historic
Places. Changes to the exterior of the building would require review by the Historic
Preservation Commission. The Historic District Overlay will still apply if the underlying
zone is changed to CN -1.
Proposed Zoning: The purpose of the Neighborhood Commercial Zone (CN -1) is to
promote small-scale retail sales and personal service uses in a neighborhood shopping
area. The zoning encourages neighborhood shopping areas that are conveniently located
and that primarily serve nearby residential neighborhoods and promote pedestrian -
oriented development at an intensity level that is compatible with surrounding residential
areas. Allowed uses are restricted in size to promote smaller, neighborhood -serving
businesses and to limit adverse impacts on nearby residential areas. Unlike the RM -44
zone, the CN -1 zone does not have a minimum lot area requirement nor a minimum
frontage requirement. The front setback requirement is 5' and the side and rear
4
setbacks are 0' unless the property abuts a non-residential zone, which is the case with
the rear boundary of the subject property.
Uses allowed in the CN -1 zone are outlined in Table 1.
Table 1 — Uses Allowed in CN -1
Household living uses
Group Households
PR
Multi -family dwellings
PR
Animal Related Commercial
Use
General
PR
Commercial Recreational
Uses
Indoor
PR/S
Eating or Drinking
Establishments
PR/S
Office Use
General
PR
Medical
PR
Quick Vehicle Servicing
Uses
S
Retail Uses
Alcohol sales -oriented retail
PR
Hospitality oriented retail
PR
Personal service oriented
PR
Sales oriented
PR
Basic utility uses
PR/S
Community Service Uses
General community service
S
Daycare uses
PR
Educational facilities
Specialized
PR
Parks and open space uses
PR
Utility -scale ground-
mounted solar energy
systems
S
Communication
transmission facility uses
PR/S
P = Permitted; PR = Provisional; S = Special Exception
Coffee shops are classified as Eating Establishments. Eating establishments are
provisionally allowed in CN -1 if they meet certain standards (see 14 -4B -4-B-10), such
as a maximum occupancy load of 100, which can be increased through a special
exception. Additionally, drive-throughs are prohibited.
Given the proximity to adjacent residential uses, staff recommends a condition that
commercial uses may not be open to the public between the hours of 10:00 p.m. and
7:00 a.m. This helps to ensure the commercial use of the property remains compatible
with nearby residential properties and to minimize activities that may be injurious to the
use and enjoyment of residential uses in the vicinity. A similar condition was also
recommended for Deluxe Bakery's rezoning (REZ17-0006).
Parking: The property has two parking spots. Eating establishments require 1 space
per 150 square feet or 1/3 the occupant load, whichever is less. Depending on the
floorplan, which is yet to be determined, the proposed use could require 4 off-street
5
parking spaces. Staff has notified the applicant that the property is eligible for a parking
reduction via special exception due to its local historic landmark status and one may be
needed for the proposed coffee shop. On -street parking along the portion of Bowery
Street is prohibited during daytime business hours. Additionally, there is a high demand
for on -street parking in the surrounding neighborhoods.
Rezoning Review Criteria:
Staff uses the following two criteria in the review of rezoning:
1. Consistency with the comprehensive plan.
2. Compatibility with the existing neighborhood character.
Compliance with Comprehensive Plan:
The Future Land Use Map of the Comprehensive Plan identifies this property as
appropriate for multi -family residential development at a density of 25+ dwelling units per
acre. The Central District Plan Future Land Use Map has the subject property designated
as High -Density Multi -Family Redevelopment. This land use category is targeted at the
redevelopment of existing multi -family where living conditions are less than ideal due to
a lack of adequate pedestrian amenities and little open space. The plan category notes
that possible redevelopment scenarios will need to be assessed prior to redevelopment.
Due to the subject property's local landmark status, demolition of the building will not
happen unless the building was structurally unsound.
Although the proposed rezoning does not directly align with the land use policy direction
outlined in the Comprehensive Plan and the Central District Plan, there are several goals
and policies within the plans that support the rezoning. The Comprehensive Plan
encourages sustainable and walkable neighborhoods and envisions neighborhood
commercial uses as contributing to the quality of life within neighborhoods. The Plan
states:
Neighborhood commercial areas can provide a focal point and gathering place
for a neighborhood. The businesses within a neighborhood commercial center
should provide shopping opportunities within convenient walking distance for
the residents in the immediate area. The design of the neighborhood
commercial center should have a pedestrian orientation with the stores placed
close to the street, but with sufficient open space to allow for outdoor cafes and
patios or landscaping. Parking should be located to the rear and sides of stores
with additional parking on the street (IC2030: Comprehensive Plan Update
page 22).
The Comprehensive Plan also has goals about establishing strategies to retain and
encourage growth of existing locally owned businesses, and recognize that small, and
independently owned, local businesses are integral to Iowa City's `brand' and sense of
identity (IC2030: Comprehensive Plan Update page 32). Also, to promote economic
growth, encourage a healthy mix of local businesses and support entrepreneurial activity.
Allowing the rezoning of this property, allows for the city to create space for neighborhood
commercial. Additionally, since this building is currently vacant, a rezoning can help with
infill development which is another goal in the comprehensive plan (IC2030:
Comprehensive Plan Update page 7).
6
The Central District Plan acknowledges several properties originally developed with
buildings that served as neighborhood grocery stores and have remained, over time as
non -conforming commercial uses. These include the Design Ranch Building on Dodge
Street, the former Seaton's Meat Market, Watt's Grocery on Muscatine, and Deluxe
Bakery on South Summit Street. This property is like the other properties in that it has
historically been commercial in a residential zone. Keeping these buildings as their
original type of use create neighborhood commercial areas that serve as the focal point
of a neighborhood (Central District Plan page 3).
Iowa City's Historic Preservation Plan also has goals to protect historic resources through
efficient legislation and regulatory measures (Goal 2). The Plan also recommends that
the City adopt strategies to conserve historic neighborhoods which reflect their organic
development, historical roles and traditions, modern needs, and economic health and
stability (Goal 10).
Compatibility with Existing Neighborhood Character: This building has operated
with non-residential uses since the building was built. This property has contained a
grocery store, retail businesses, and offices, all as non -conforming uses. Those
previous uses were compatible with the surrounding neighborhood character. As noted
by the Comprehensive Plan, neighborhood commercial contributes to the quality of life
in the neighborhood.
When the building was built over 150 years ago, it was deliberately built along a main
thoroughfare near a high traffic area, to attract business (National Register of Historic
Places nomination, page 11, 16, and 19). The building being in a high-density area
allows for pedestrian traffic for people who live in the immediate area.
Traffic Implications: Due to the size of the lot, the limited ability to provide off-street
parking, and the small amount of street parking on the surrounding streets, these would
be a deterrent to people driving to the site. Any business on this property will have to
rely on customers coming on foot or bike from the surrounding neighborhood. The
property is in an established, high-density neighborhood. The neighborhood has easy
pedestrian and biking access and is close to the University and downtown.
SUMMARY: In summary, Staff supports the rezoning of 518 Bowery Street from High
Density Multi -Family Residential with a Historic District Overlay (OHD/RM-44) Zone to
Neighborhood Commercial with a Historic District Overlay (OHD/CN-1) Zone. Both the
Comprehensive Plan and the Central District Plan contain language about having
commercial uses in neighborhoods to help strengthen the community and increase the
diversity of neighborhoods. The Historic Preservation Plan contains goals to protect
historic resources through regulatory measures and conserve historic neighborhoods.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, the rezoning will be
considered by the City Council.
STAFF RECOMMENDATION:
Staff recommends that the application submitted by Connor Mollenbeck for a rezoning from
High Density Multi -Family Residential with a Historic Preservation (OHD/RM-44) to
Neighborhood Commercial with a Historic Preservation Overlay (OHD/CN-1) for a 1,470
7
square foot property located at 518 Bowery Street be approved, subject to the following
conditions:
1. Any commercial use may not be open to the public between 10:00 p.m. and 7:00
a.m.
ATTACHMENTS:
1. Location Map
2. Zoning Map
3. Aerial Photograph
Approved by: ,= ' Sik
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
0 0.010.01 0.02 Miles
Iii 11111
REZ22-0010
518 Bowery Street
Prepared By: Emani Brinkman
Date Pre s ared: ul 2022
0
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BOWERY ST
An application submitted by Connor Moellenbeck for approval of a
rezoning of 1,470 square feet of 518 Bowery Street from High
Density Multi -Family Residential Zone with a Historic District
Overlay (OHD/RM-44) to Neighborhood Commercial Zone with a
Historic District Overlay (OHD/CN-1).
0 0 0
0 Miles
REZ22-0010
518 Bowery Street
r
CITY OF IOWA CITY
Prepared By: Emani Brinkman
Date Prepared: July 2022
An application submitted by Connor Moellenbeck for approval of a
rezoning of 1,470 square feet of 518 Bowery Street from High
Density Multi -Family Residential Zone with a Historic District
Overlay (OHD/RM-44) to Neighborhood Commercial Zone with a
Historic District Overlay (OHD/CN-1).
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MINUTES
PLANNING AND ZONING COMMISSION
AUGUST 3, 2022 — 6:00 PM — FORMAL MEETING
E M M A J. HARVAT HALL, CITY HALL
PRELIMINARY
MEMBERS PRESENT: Susan Craig, Maggie Elliott, Mike Hensch, Maria Padron, Mark
Signs, Billie Townsend
MEMBERS ABSENT: Mark Nolte
STAFF PRESENT: Emani Brinkman, Sara Hektoen, Anne Russett, Esther Tetteh
OTHERS PRESENT: Conner Moellenbeck, Jason Walton, Brian Vogel, Dan Fishburn,
Mark Gedlinske
RECOMMENDATIONS TO COUNCIL:
By a vote of 6-0 the Commission recommends approval of the application submitted by Connor
Mollenbeck for a rezoning from High Density Multi -Family Residential with a Historic Preservation
(OHD/RM-44) to Neighborhood Commercial with a Historic Preservation Overlay (OHD/CN-1)
for a 1,470 square foot property located at 518 Bowery Street be approved, subject to the
following conditions:
1. Any commercial use may not be open to the public between 10:00 p.m. and 6:00 a.m.
By a vote of 6-0 the Commission moved to recommends approval of REZ22-0001, a proposal to
rezone approximately 27.68 acres of land located east of Camp Cardinal Blvd and west of Camp
Cardinal Road from Interim Development - Research Park (ID -RP) zone to Low Density
Multifamily Residential with a Planned Development Overlay (OPD/RM-12) zone subject to the
following condition:
1 Prior to issuance of building permit, Owner shall contribute 50% of the cost of
upgrading Camp Cardinal Road to City standards. This contribution shall include 50%
of the cost of construction of the traffic circle at the intersection of Deer Creek Road
and Camp Cardinal Road.
The Commission also recommends approval of SUB22-0001, a preliminary plat for Cardinal
Heights.
CALL TO ORDER:
Hensch called the meeting to order at 6:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
CASE NO. REZ22-0010:
Location: 518 Bowery Street
An application for a rezoning of approximately 1,470 square feet of land from High Density Multi -
Family Residential zone with a Historic District Overlay (OHD/RM-44) to Neighborhood
Commercial zone with a Historic District Overlay (OHD/CN-1).
Planning and Zoning Commission
August 3, 2022
Page 2 of 15
Brinkman began the staff report showing an aerial map of the property for the proposed rezoning
and also the zoning map to show how this fits in the surrounding area. The applicant is seeking a
rezoning from High Density Multi -Family Residential with a Historic District Overlay to
Neighborhood Commercial with a Historic District Overlay and the applicant intends to open a
coffee shop at the subject property. The building was originally constructed sometime between
1856 to 1864 as a grocery store, and the property has continued to be used for nonresidential
purposes on the ground floor throughout its existence. In 2012 the historic designation was
designated for the building and that protects the building from demolition as well as exterior
modifications that would diminish its historic integrity. Also in 2012 it was granted a special
exception to allow for sales oriented retail uses. In 2013 a special exception application was
submitted to convert the sales -oriented retail use to a coffee shop but that application was
ultimately withdrawn. In 2016 it was granted a special exception for general office and
commercial retail. Today, since the building has remained vacant for over a year, the property
has lost its non -conforming use status and can't receive a special exception for a different non-
conforming use.
The current zoning is High Density Multi -Family Residential, which allows multi -family dwellings
and group living quarters near the University and downtown, but the zoning does not allow any
single family or duplex dwellings. The zone allows, as provisional use, hospitality -oriented retail
such as hotels, guest houses, meetings or event facilities, but does not allow any other retail or
commercial use. This property does not meet any of the minimum dimensional standards for lot
requirements, or front setback or side setbacks. The proposed rezoning is Neighborhood
Commercial with a Historic District Overlay and encourages neighborhood shopping areas that
are conveniently located and allows uses that are restricted in size to promote smaller
neighborhood serving businesses and to limit adverse impacts on nearby residential areas.
Unlike the RM -44 zone, the CN -1 zone does not have any minimum lot area requirements nor a
minimum frontage requirement. For the Historic District Overlay the property is a local historic
landmark and is listed in the National Historic Registry of Historic Places and so any changes to
the exterior would require review by the Historic Preservation Commission. The Historic District
Overlay will still apply if the underlying zone is changed to CN -1. Brinkman shared a list of the
allowed uses for CN -1 zones and noted the property could have provisional uses such as group
households or multi -family dwellings, general animal related commercial use, indoor commercial
recreational use, eating or drinking establishments, office use for both general and medical, retail
uses including alcohol sales oriented retail, hospitality oriented retail, personal services oriented
and sales oriented retail, also basic utility uses, daycare uses, specialized educational facilities,
parks and open spaces uses, or communication transmission facility uses.
Brinkman next reviewed the rezoning criteria and how the proposed development fits in with the
policy vision at the City. The rezoning review criteria is consistency with the Comprehensive Plan
and compatibility with existing neighborhoods. The Comprehensive Plan shows this as an area
with 25 and over dwelling units per acre, but there's also language that encourages sustainable
and walkable neighborhoods and envisions Neighborhood Commercial uses as contributing to
the quality of life within neighborhoods and the growth of existing locally owned businesses and
infill development.
{Padron joined the meeting}
Planning and Zoning Commission
August 3, 2022
Page 3 of 15
The Central District Plan Future Land Use map shows the area as high-density multifamily
redevelopment but due to this subject property's local landmark status demolition of the building
will not happen unless the building was structurally unsound. The Central District Plan does
acknowledge several properties were originally developed with buildings that served as
Neighborhood Commercial such as grocery stores and have remained over time as non-
conforming commercial uses. The Iowa City Historic Preservation Plan also has language to
support this, specifically goal two and goal five of their plan states to protect historic resources
through efficient legislation and regulatory measures and adopt strategies to conserve historic
neighborhoods with reflecting their organic development, historical roles and traditions, modern
needs and economic health and stability.
Regarding compatibility of existing neighborhoods, this property has contained a grocery store,
retail businesses and offices, all of which are non -conforming uses. These previous uses were
compatible of the surrounding neighborhood character, and the building being in a high-density
area allows for pedestrian traffic for people who live in the immediate area. Given its closeness
to residential uses, staff does recommends a condition that commercial uses may not be open to
the public between the hours of 10pm and 7am and this will help to ensure the commercial use
of the property remains compatible with nearby residential properties and to minimize activities
that may be injurious to the use and enjoyment of residential uses in the vicinity. A similar
condition was also recommended for Deluxe Bakery's rezoning and the applicant has agreed to
these conditions. As for parking, the property has two parking spots and depending on the floor
plan, which is yet to be determined, the proposed use could require four off street parking
spaces. Staff has notified the applicant that the property is eligible for a parking reduction via a
special exception due to the local historic landmark status and one may be needed for the
proposed coffee shop. As for traffic, any business on this property will have to rely on customers
coming on foot or bike from the surrounding neighborhood. The neighborhood has easy
pedestrian and biking access and is close to the University and downtown.
Upon recommendation for next steps upon recommendation from the Planning and Zoning
Commission is a public hearing will be scheduled for consideration by City Council.
Staff recommends that the application submitted by Connor Mollenbeck for a rezoning from High
Density Multi -Family Residential with a Historic Preservation (OHD/RM-44) to Neighborhood
Commercial with a Historic Preservation Overlay (OHD/CN-1) for a 1,470 square foot
property located at 518 Bowery Street be approved, subject to the following conditions:
1. Any commercial use may not be open to the public between 10:00 p.m. and 7:00 a.m.
Hensch began with a couple of questions, first is the time limitation of 10pm to 7am statutory, or
just something staff proposed because for coffee shop 7am seems a little bit late in the morning
and people heading off to work might want coffee at 6am. Brinkman replied that yes, that time
limitation was following the noise ordinance that the City uses and then the applicant agree to
those times.
Planning and Zoning Commission
August 3, 2022
Page 4 of 15
Hensch asked regarding the parking lot that's located due north of there, is that owned by the
applicant and is that parking available for this business or is that for different use. Brinkman
stated that parking lot is not owned by the applicant.
Elliott asked if there is sufficient open space to allow for an outdoor cafe and is the applicant
planning on that. Brinkman will allow the applicant to answer that.
Hekteon stated in regard to Hensch's question on the noise issue, the Code says that no person
shall load/unload, open/close, handle boxes, crates, containers, etc. outdoors between the hours
of 10pm and 6am so as to create noise disturbance across the property line in a residentially
zoned property. And then it states no construction activity between 10pm to 7am as well as no
garbage collection before 7am.
Townsend noted there was a good neighbor meeting but no one attended, so she is assuming
that the folks around it were okay with this.
Padron agreed 6am seems to be a better opening time for a coffee shop. Hekteon noted if the
Commission wants to change the condition to 6am that could be a recommendation.
Hensch opened the public hearing.
Conner Moellenbeck (Daydrink Coffee) came forward to answer questions.
Hensch asked about the time and would they rather open at 6am or 7am. Moellenbeck replied
that is a great question, they currently open at 8am at the Ped Mall location, however 7am to
7:30am is ideal. They are not against opening after seven as they don't see a lot of business until
8:30am or 9am because it is mostly students and some retired people.
Elliott asked about outdoor space noting right in front of the building there is a little bit of outdoor
space. Moellenbeck noted they would like to have between four and six seats right in front of the
building depending on what they can do. There is also some potential in the back, but they front
is their main objective right now.
Hensch closed the public hearing.
Craig moved to Staff recommend that the application submitted by Connor Mollenbeck for
a rezoning from High Density Multi -Family Residential with a Historic Preservation
(OHD/RM-44) to Neighborhood Commercial with a Historic Preservation Overlay
(OHD/CN-1) for a 1,470 square foot property located at 518 Bowery Street be
approved, subject to the following conditions:
1. Any commercial use may not be open to the public between 10:00 p.m. and 7:00
a.m.
Elliott seconded the motion.
Planning and Zoning Commission
August 3, 2022
Page 5 of 15
Craig stated if there is support, she would like to amend her motion to allow more
flexibility for other businesses that may come in and include an allowable opening time of
6:00 a.m.
Elliott seconded the amendment.
Craig is very excited to see something going back in this building, it was sad to see it sit empty.
Hensch agreed noting it's a perfect use to have as Neighborhood Commercial and supports it.
A vote was taken and the motion with amendment passed 6-0.
CASE NO. REZ22-0001 & SUB22-0001:
Location: East of Camp Cardinal Blvd and west of Camp Cardinal Rd
An application for a rezoning of approximately 27.68 acres of land from Interim Development -
Research Park (ID -RP) zone to Low Density Multi -Family zone with a Planned Development
Overlay (OPD/RM-12) and an application for a preliminary plat of Cardinal Heights, a residential
subdivision with 22 duplex lots and 1 multi -family lot.
Tetteh began the staff report showing the area of the site which is east of Cardinal Boulevard
and west of Camp Cardinal Road. The subject property is currently zoned ID -RP which allows
only plans related agriculture or hold a property until it is prepared for a use to be identified.
North of the site is zoned RS -8, to the east is RS -5 and ID -RS and west is RM -12 with a Planned
Development Overlay. The applicant is proposing to extend Duck Creek Road to provide access
to the development. The proposal is to rezone 27.68 acres of land to Low Density Multi -Family
zone with a Planned Development Overlay. The RM -12 zone provides for high-density single-
family housing and low-density multifamily housing. It also provides for diversity in the housing
types. The Planned Development Overlay allows a mixture of uses; however additional criteria
set forth in the multifamily sites development standards must be met. The preliminary OPD and
Sensitive Areas Development Plan proposes a total of 23 lots and the applicant is proposing 22
duplexes, 4 townhomes and 30 multifamily units. The 4 townhomes and 30 multifamily units will
be located on lot 23 and the 22 duplexes will be located on lots 1 to 22. The development is also
proposing a cul-de-sac and one loop street for traffic circulation on the site. The preliminary
Sensitive Areas Development Plan also includes woodlands, wetlands and slopes.
Tetteh stated Planned Development Overlay applications are reviewed in compliance with the
following standards according to Article 14-3A of the Iowa City Ordinance. The first standard is
the density and design is compatible with and/or complementary to the adjacent development,
second is the development will not to overburden existing streets and utilities, third is the
development will not adversely affect views, property values and privacy, fourth is the land use
and building types will be in the public interest. The rezoning is also reviewed according to two
criteria, first consistency with the Comprehensive Plan and two, compatibility with the existing
neighborhood.
11111111111111111111111111111111111111 1111111111 II II III
Doc ID: 031965390007 Type GEN
Kind: ORDINANCE
Recorded: 09/26/2022 at 11:03:54 AM
Fee Amt: $37.00 Page 1 of 7
Johnson County Iowa
Kim Painter County Recorder
BK 6428 PG65-71
rev'jak
STATE OF IOWA
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JOHNSON COUNTY )
I, Kellie K. Fruehling, City Clerk of Iowa City, lowa, do hereby certify that the Ordinance attached
hereto is a true and correct copy of Ordinance No. 22-4887 which was passed by the City Council of
Iowa City, Iowa, at a regular meeting held on the 20th day of September 2022 is a true and correct
copy, all as the same appears of record in my office.
Dated at Iowa City, Iowa, this )4( day of September 2022.
C•—e
G
Kellie K. Fruehling
City Clerk
\ord
410 EAST WASHINGTON STREET • IOWA CITY, IOWA 52240-1826 • (319) 356-5000 • FAX (319) 356-5009
Prepared by: Emani Brinkman, Planning Intern, 410 E. Washington Street, Iowa City, IA 52240; (REZ22-0010)
Ordinance No. 22-4887
An ordinance conditionally rezoning approximately 1,470 square feet of
property located at 518 Bowery Street from High Density Multi -Family
Residential Zone with a Historic District Overlay (OHD/RM-44) to
Neighborhood Commercial Zone with a Historic District Overlay
(OHD/CN-1) (REZ22-0010).
Whereas, M&W Properties LLC, has requested a rezoning of property located at 518 Bowery
Street, from High Density Multi -Family Residential Zone with a Historic District Overlay (OHD/RM-
44) to Neighborhood Commercial Zone with a Historic District Overlay (OHD/CN-1); and
Whereas, the Comprehensive Plan encourages sustainable and walkable neighborhoods;
neighborhood commercial uses as contributing to the quality of life within neighborhoods; and
encourages growth of existing and new local businesses; and encourages infill development;
and
Whereas, the Neighborhood Commercial Zone is intended to promote pedestrian -oriented
development at an intensity level that is compatible with surrounding residential areas; and
Whereas, the rezoning creates a public need to ensure future commercial uses are
compatible with existing neighboring residents; and
Whereas, the Planning and Zoning Commission has reviewed the proposed rezoning and
determined that it complies with the Comprehensive Plan provided that it meets a condition
ensuring that commercial uses shall not be open to the public between 10:00 p.m. and 6:00 a.m.;
and
Whereas, Iowa Code §414.5 (2021) provides that the City of Iowa City may impose
reasonable conditions on granting a rezoning request, over and above existing regulations, in
order to satisfy public needs caused by the requested change; and
Whereas, the owner, M&W Properties LLC has agreed that the property shall be developed in
accordance with the terms and conditions of the Conditional Zoning Agreement attached hereto to
ensure appropriate development in this area of the city.
Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa:
Section I Approval. Subject to the Conditional Zoning Agreement attached hereto and
incorporated herein, property described below is hereby classified High Density Multi -Family
Residential with a Historic District Overlay (OHD/RM-44) Zone to Neighborhood Commercial with
a Historic District Overlay (OHD/CN-1) Zone, as indicated:
LYON'S 2ND ADDITION E 21' OF S 70' LOT 15 BLK 6
Section II. Zoning Map. The building official is hereby authorized and directed to change the
zoning map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage,
approval and publication of the ordinance as approved by law.
Ordinance No.. 22-4887
Page 2
Section III. Conditional Zoning Agreement. The mayor is hereby authorized and directed to
sign, and the City Clerk attest, the Conditional Zoning Agreement between the property owner(s)
and the City, following passage and approval of this Ordinance.
Section IV. Certification and Recording. Upon passage and approval of the Ordinance, the
City Clerk is hereby authorized and directed to certify a copy of this ordinance and any
agreements or other documentation authorized and required by the Conditional Zoning
Agreement, and record the same in the Office of the County Recorder, Johnson County, Iowa, at
the Owner's expense, upon the final passage, approval and publication of this ordinance, as
provided by law.
Section V. Repealer. All ordinances and parts of ordinances in conflict with the provisions of
this Ordinance are hereby repealed.
Section VI. Severability. If any section, provision or part of the Ordinance shall be adjudged to
be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a
whole or any section, provision or part thereof not adjudged invalid or unconstitutional.
Section VII.. Effective Date. This Ordinance shall be in effect after its final passage, approval
and publication in accordance with Iowa Code Chapter 380.
Passed and approved this 20th day of September
Attest:
City Clerk
Approved by
City Attom 's Office
(Sara Greenwood Hektoen 08/30/2022)
2022.
Ordinance No. 22-4887
Page 3
It was moved by Weiner and seconded by Taylor
the Ordinance as read be adopted, and upon roll call there were:
AYES NAYS: ABSENT:
X Alter
X Bergus
X _ Harmsen
X Taylor
Teague
x Thomas
Weiner
that
First Consideration 09/06/2022
Vote for passage: AYES: Alter, Bergus, Harmsen, Taylor, Teague
Thomas, Weiner NAYS: None ABSENT: None
Second Consideration
Vote for passage:
Date published J 09/29/2022
Moved by Weiner, seconded by Taylor, that the rule requiring ordinances
to be considered and voted on for passage at two Council Meetings prior
to the meeting at which it is to be finally passed be suspended, the
second consideration and vote be waived and the ordinance be voted upon
for final passage at this time.
AYES: Alter, Bergus, Harmsen, Taylor, Teague, Thomas, Weiner
NAYS: None ABSENT: None
Prepared by: Emani Brinkman, Planning ;ntern, 410 E. Washington, Iowa City, A 52240 (REZ22-0010)
Conditional Zoning Agreement
This agreement is made among the City of Iowa City, Iowa, a municipal corporation (hereinafter
"City") and M&W Properties LLC (hereinafter referred to as "Owner").
Whereas, Owner is the legal title holder of approximately 1,470 square feet of property
located at 518 Bowery St, legally described below; and
Whereas, the Owner has requested the rezoning of said property legally described
below from High Density Multi -Family Residential Zone with a Historic District Overlay
(OHD/RM-44) to Neighborhood Commercial Zone with a Historic District Overlay (OHD/CN-1)
Zone; and
Whereas, the Comprehensive Plan encourages sustainable and walkable
neighborhoods; neighborhood commercial uses as contributing to the quality of life within
neighborhoods; and encourages growth of existing and new local businesses; and encourages
infill development; and
Whereas, the rezoning creates a public need to ensure that future commercial uses are
compatible with surrounding residential areas by restricting when these uses are open to the
public; and
Whereas, the Planning and Zoning Commission has determined that, with appropriate
conditions regarding the hours of operations for future commercial use, the requested zoning is
consistent with the Comprehensive Plan; and
Whereas, Iowa Code §414.5 (2021) provides that the City of Iowa City may impose
reasonable conditions on granting a rezoning request, over and above existing regulations, in
order to satisfy public needs caused by the requested change; and
Whereas, the Owner agrees to develop this property in accordance with the terms and
conditions of this Conditional Zoning Agreement.
Now, therefore, in consideration of the mutual promises contained herein, the parties agree as
follows:
1. M&W Properties LLC is the legal title holder of the property legally described as:
LYON'S 2ND ADDITION E 21' OF S 70' LOT 15 BLK 6
2. Owner acknowledges that the City wishes to ensure conformance to the principles of the
Comprehensive Plan. Further, the parties acknowledge that Iowa Code §414.5 (2021)
provides that the City of Iowa City may impose reasonable conditions on granting a
rezoning request, over and above the existing regulations, in order to satisfy public
needs caused by the requested change.
3. In consideration of the City's rezoning the subject property, Owner agrees that
development of the subject property will conform to all requirements of the Zoning Code,
as well as the following condition:
a. Commercial uses shall not be open to the public between 10:00 p.m. and 6:00
a.m.
4. The conditions contained herein are reasonable conditions to impose on the land under
Iowa Code §414.5 (2021), arid that said conditions satisfy public needs that are caused
by the requested zoning change.
5. This Conditional Zoning Agreement shall be deemed to be a covenant running with the
land and with title to the land and shall remain in full force and effect as a covenant with
title to the land, unless or until released of record by the City of Iowa City. The parties
further acknowledge that this agreement shall inure to the benefit of and bind all
successors, representatives, and assigns of the parties. In the event the subject property
is transferred, sold, redeveloped, or subdivided, all development will conform with the
terms of this Conditional Zoning Agreement.
6. Nothing in this Conditional Zoning Agreement shall be construed to relieve the Owner
from complying with all other applicable local, state, and federal regulations.
7. This Conditional Zoning Agreement shall be incorporated by reference into the
ordinance rezoning the subject property, and that upon adoption and publication of the
ordinance, this agreement shall be recorded in the Johnson County Recorders Office at
the Owner's expense.
Dated this 7n,-1, dal_ y
of 2022.
C" of 1pwa City
B e Teague, Mayor
-Attest:
Kelli Fruehling, City
Approve
erk
City Attorney's Office
(Sara Greenwood Hektoen — 08/30/2022)
2
M&W Prope s LLC
City of Iowa City Acknowledgement:
State of Iowa
Johnson County
)
) ss:
This instrument was acknowledged before me on September 20 , 2022 by Bruce Teague
and Kellie Fruehling as Mayor and City Clerk, respectively, of the City of Iowa City.
c:=r . ezi/ti
Notary Public in and for the State of Iowa
M&W Properties LLC Acknowledgment:
State of -4-n-0(4--
County of �(oAr7So k)
(Stamp or Seal)
WAWA NEIMMIANN
Comminion *mbar 838056
MY COAIMINIDN DcPIREs
MMICH 14 200
his record was acknowledged before me on ` , 2022 by
j Jar,
(-€. (name) as to cov-e r (title) of M&W Properties LLC.
Notary Public in and • the State of to
(Stamp or Seal)
My commission expires:
arldiqs
KELLIE K. FRUEHLING
�sl�rmbee 221819
Jnrcoj5;7i
Item Number: 12.
4CITY OF IOWA CITY
!kr4gi,'��� COUNCIL ACTION REPORT
September 20, 2022
Ordinance amending Title 9, entitled "Motor Vehicles and Traffic," Chapter 3,
entitled "Rules of the Road," Section 6, entitled "Speed Restrictions,"
Subsection B, entitled "Exceptions," to eliminate the 35 MPH speed zone for
American Legion Road. (First Consideration)
Prepared By: Jason Havel, City Engineer
Reviewed By: Kent Ralston, Transportation Planner
Tracy Hightshoe, Neighborhood and Development Services Director
Ron Knoche, Public Works Director
Geoff Fruin, City Manager
Fiscal Impact: None
Recommendations: Staff: Approval
Commission: N/A
Attachments: American Legion Road Speed Zone Ordinance
Executive Summary:
An existing 35 mph speed zone currently extends from Buckingham Lane east to City Limits at
Taft Avenue. With the 2nd phase of the American Legion Road Reconstruction Project nearing
completion, and upon the basis of an engineering and traffic investigation and the design speed of
the new road segment, the speed limit east of Buckingham Lane should be reduced from 35 mph
to 25 mph.
Background /Analysis:
The proposed speed limit change was determined upon the basis of an engineering and traffic
investigation, which considered the design of the reconstructed roadway, adjacent land uses, and
State Code.
During the design of the American Legion Road Reconstruction Project, design elements were
incorporated into the project to convert the roadway from a rural to an urban cross-section.
Elements including narrow travel lanes, on -street buffered bicycle lanes, and sidewalks are
intended to make the corridor more conducive to multimodal travel, which was identified as a
priority for the reconstructed corridor. The design speed was therefore set at 25 mph.
Residential development has recently increased on property immediately adjacent to the roadway
corridor, and the section qualifies as a residence district as defined by the State code. Based on
that designation, the speed limit shall be 25 mph according to State Code.
The speed limit on the 1st phase of the reconstruction project generally between Scott Boulevard
and Buckingham Lane was lowered to 25 mph last year.
ATTACHMENTS:
Description
Ordinance
Prepared by: Sarah Walz, Acting Traffic Eng. Planner, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5239
Ordinance No.
Ordinance amending Title 9, entitled "Motor Vehicles and Traffic," Chapter
3, entitled "Rules of the Road," Section 6, entitled "Speed Restrictions,"
Subsection B, entitled "Exceptions," to eliminate the 35 MPH speed zone for
American Legion Road.
Whereas, it is in the best interest of the City to define maximum allowable speeds for vehicles
on public streets and highways;
Whereas the current 35 MPH speed zone extends from Buckingham Lane and continues east to
Taft Avenue; and
Whereas, in conjunction with the reconstruction of the portion of American Legion Road,
between Buckingham Lane and Taft Avenue, and upon the basis of an engineering and traffic
investigation and the design speed of the new road segment, the 35 mph speed limit exception
should be eliminated and the speed limit east of Buckingham Lane should be reduced to 25
MPH.
Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa:
Section I. Amendment
1. Title 9, entitled "Motor Vehicles and Traffic," Chapter 3, entitled "Rules of the Road,"
Section 6, entitled "Speed Restrictions," Sub -Section B, entitled "Exceptions," is hereby
amended as follows:
Name of Street Where 35 MPH Limit Applies
American Legion
Read
Section II. Repealer.
All ordinances and parts of ordinances in conflict with the provision of this Ordinance are hereby
repealed.
Section III. Severability. If any section, provision or part of the Ordinance shall be adjudged to be
invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a
whole or any section, provision or part thereof not adjudged invalid or unconstitutional.
Section IV. Effective Date. This Ordinance shall be effective upon publication.
Passed and approved this day of , 2022.
Page 1 of 2
Mayor
Attest:
City Clerk
Approved by
City Attorney's Office
(Liz Craig — 09/14/2022)
Page 2 of 2
Ordinance No.
Page
It was moved by and seconded by
the Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
Alter
Bergus
Harmsen
Taylor
Teague
Thomas
Weiner
that
First Consideration 09/20/2022
Vote for passage: AYES: Alter, Bergus, Harmsen, Taylor, Teague, Thomas,
Weiner NAYS: None ABSENT: None
Second Consideration
Vote for passage:
Date published