HomeMy WebLinkAbout11-20-2024 Planning & Zoning Commission PLANNING AND ZONING COMMISSION
Wednesday, November 20, 2024
Formal Meeting—6:00 PM
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
Agenda:
1. Call to Order
2. Roll Call
3. Public Discussion of Any Item Not on the Agenda
4. Case No. REZ24-0008
Location: East of Camp Cardinal Road and North of Gathering Place Lane
An application for a rezoning of approximately 31.2 acres of land from Medium Density
Single-Family Residential Zone with a Planned Development Overlay (OPD/RS-8) to
Medium Density Single-Family Residential Zone with a Planned Development Overlay
(OPD/RS-8).
5. Case No. REZ24-0009
Location: 500 ACT Drive
An application for a rezoning of approximately 48.6 acres of land located near 500 ACT
Drive from Office Research Park (ORP) zone and Interim Development Research Park (ID-
RP) zone to Mixed Use (MU) zone
6. Consideration of meeting minutes: September 18, 2024
7. Planning and Zoning Information
8. Adjournment
If you will need disability-related accommodations to participate in this meeting, please contact
Anne Russett, Urban Planning, at 319-356-5251 or arussett(a)iowa-city.orq. Early requests are
strongly encouraged to allow sufficient time to meet your access needs.
Upcoming Planning &Zoning Commission Meetings
Formal: December 4 / December 18 / January 15
Informal: Scheduled as needed.
Agenda Item #4
Case No. REZ24-0008
Location: E. of Camp Cardinal Rd & N. of Gathering Place Ln
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Rachael Schaefer, Associate Planner
Item: REZ24-0008 Western Home GPD Date: November 20, 2024
of Iowa City
GENERAL INFORMATION:
Applicant/Owner: Pat O'Leary
Western Home Independent Living Services, Inc.
5703 Caraway Lane
Cedar Falls, IA 52246
Contact Person: Michael Welch
Welch Design and Development
michael@welchdesigndevelopment.com
Requested Action: Rezoning from Medium Density Single-Family
Residential with a Planned Overlay Development
(OPD/RS-8) to Medium Density Single-Family
Residential with a Planned Overlay Development
(OPD/RS-8)
Purpose: Amend an approved Preliminary OPD Plan to allow
for the conversion of the Camille Court area from five
single-family homes to a 16-unit elder apartment
building with rehabilitation and wellness areas for
residents on the ground floor.
Location: East of Camp Cardinal Road and north of Gathering
Place Lane
Location Map:
r
s
GATHERINGEk�
Size: 31.2 Acres
2
Existing Land Use; Zoning: Undeveloped/Vacant Open Space; Medium Density
Single-Family Residential with a Planned Overlay
Development (OPD/RS-8)
Surrounding Land Use; Zoning: North: Residential; Low Density Single-Family
Residential with a Planned Development
Overlay (OPD/RS-5)
South: Residential & Institutional; Low Density
Single-Family Residential with a Planned
Development Overlay (OPD/RS-5) and Low
Density Multi-Family (RM-12)
East: Residential; Rural Residential with a
Planned Development Overlay (OPD/RR-1)
West: Undeveloped/Vacant Open Space and
Single-Family Residential; Low Density
Multi-Family with a Planned Development
Overlay (OPD/RM-12) and Interim
Development Single-Family Residential (ID-
RS)
Comprehensive Plan: Residential, 2-8 Dwelling Units Per Acre
District Plan: None
Neighborhood Open Space District: NW1
Public Meeting Notification: Property owners and occupants within 500' of the
property received notification of the Planning and
Zoning Commission public meeting. A rezoning sign
was posted onsite at Gathering Place Lane.
File Date: October 31, 2024
45 Day Limitation Period: December 15, 2024
BACKGROUND INFORMATION:
The applicant, Western Home Independent Living Services, is requesting approval for the rezoning
of 31.2 acres from Medium Density Single-Family Residential with a Planned Overlay Development
(OPD/RS-8) to Medium Density Single-Family Residential with a Planned Overlay Development
(OPD/RS-8) for land located east of Camp Cardinal Road and north of Gathering Place Lane. This
property was originally rezoned to OPD/RS-8, and a Preliminary OPD Plan was approved on
February 9, 2023 (Ord. No. 23-4895). The following conditions were approved with that rezoning:
1. Prior to issuance of a building permit, Owner shall contribute 50% of the cost of upgrading
Camp Cardinal Road to City standards from Gathering Place Lane to the future extension
of Deer Creek Road in accordance with 15-3-2 of the Iowa City Code. 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.
2. In the event Owner desires to construct on-street angled parking, at the time of final platting,
Owner shall execute an agreement in a form approved by the City Attorney obligating the
Owner to maintain such spaces.
After the rezoning and Preliminary OPD Plan was approved, this property received preliminary and
final plat approval.
3
The applicant would now like to make an amendment to the Preliminary OPD Plan that was
approved in 2023 to allow for the conversion of the Camille Court area from five single-family homes
to a 16-unit elder apartment building with rehabilitation and wellness areas for Western Home
patrons on the ground floor. Per section 14-8D-8E, a substantive change is defined as, "a significant
change in the land uses, street locations, or character of the development from what is shown on
the approved OPD plan or sensitive areas development plan or any variation from the underlying
zoning requirements or street standards beyond the ranges approved on the preliminary OPD plan
or preliminary sensitive areas development plan". The proposed amendment is considered a
substantive change because it removes the Camile Court right-of-way and changes single-family
homes to a multi-family building.
A replat will be required to remove the Camile Court right-of-way. Staff recommends the following
rezoning condition be added to ensure a final plat application is submitted and approved:
1. Prior to issuance of a building permit, a replat of the Western Home Gpd Subdivision
showing the removal of the Camille Court ROW and demonstrating consistency with the
Preliminary OPD and Sensitive Areas Development Plan must be approved.
Staff also recommends maintaining the originally approved rezoning conditions to ensure those
requirements are reflected in the Subdivider's Agreement that will accompany the replat of the
Western Home Gpd Subdivision.
In addition to the proposed substantive change described above, the updated plan also proposes
to reduce the unit count of building #103 from the originally approved 22 units to 16 units and
removing one single family home on the bulb of Clara Court. These changes are not considered
substantive as they do not increase density or change the character of the development. Non-
substantive changes are administratively reviewed and approved. Factoring in all the proposed
changes, the total number of units on the property would increase by 4 when compared to the plan
approved in 2023. The Preliminary Planned Development Overlay and Sensitive Areas
Development Plan approved in 2023 is provided in Attachment 2. The proposed Planned
Development Overlay and Sensitive Areas Development Plan is provided in Attachment 3.
Renderings of the proposed building are provided in Attachment 4 and Attachment 5 is the
Applicant's Statement.
Good Neighbor Policy: The surrounding property owners were notified of the proposed rezoning.
A Good Neighbor meeting was held at St. Andrews Presbyterian Church on November 6, 2024. A
summary of the meeting is included in Attachment 6.
ANALYSIS:
Current Zoning: The subject property (approximately 31.2 acres) is zoned Medium Density
Single-Family Residential with a Planned Overlay Development (OPD/RS-8). The purpose of this
zone is primarily to provide for the development of small lot single-family dwellings. Due to
impacts to the sensitive areas, an OPD was requested and approved in 2023, allowing for a
mixture of uses, provided that additional criteria in sections 14-3A-4 and 14-3A-5 of the Code
were met. The approved Preliminary OPD Plan also allowed the applicant to request waivers for
certain zoning standards. In this case, a mix of single-family, duplex, and multi-family residential
uses, in addition to commercial uses, were approved.
Proposed Zoning: The applicant is requesting to rezone the area (31.2 acres) to Medium Density
Single-Family with a Planned Development Overlay (OPD/RS-8). The proposed zoning remains
the same since the applicant is proposing an amendment to the approved Preliminary OPD Plan.
The OPD also allows the applicant to request waivers for certain zoning standards. In this case,
an additional multi-family residential use is being proposed, which requires careful attention to site
and building design to ensure compatibility with the character, scale, and pattern of the residential
development. The applicant is also requesting an increase in the maximum building height from
4
35' to 45' for the newly proposed building #103 to address site typography and rooftop features.
These requests are discussed in detail below.
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 Code.
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 to rezone to OPD/RS-8, which allows for a density of 8
dwelling units per net acre of land area (total land minus street rights-of-way). The 2023 plan
was approved for 35 single-family homes, 8 duplex units, 38 condominium-style units, and 20
townhome-style units, adding up to 101 total units across the 27.02 acres of net site area, which
equals 3.7 dwelling units per acre. A building with 32 assisted group living beds was also
approved but does not count towards the density requirement. These bedrooms are not
included in the site's density calculation because they are not considered dwelling units. With
the addition of the proposed 16-unit multi-family building and removal of the Camile Court
right-of-way, the newly proposed plan has 29 single-family homes, 8 duplex units, 48
condominium-style units, and 20 townhome-style units added up to 105 total units across the
27.11 acres of net site area, which equals 3.9 dwelling units per acre. Overall, the proposed
plan complies with the planned development density requirements for an RS-8 base zone.
Land Uses Proposed: The applicant is proposing to replace five single-family homes with a multi-
family residential building. The proposed building will have rehabilitation and wellness areas for
Western Home patrons on the ground floor and two levels of congregate living above the ground
floor. There will be a total of 16 units. The entire development is intended to be a senior living
community. Based on the onsite parking provided for the multi-family building, the proposed units
must be occupied as elder apartments unless additional onsite parking is provided.
Surrounding zones include Rural Residential (RR-1) to the east, Low Density Single-Family
Residential (RS-5) to the north and southeast, and Low-Density Multi-Family Residential (RM-
12) to the south and west. Most surrounding properties also have Planned Development
Overlays (OPDs), largely due to sensitive features. Surrounding land uses include single-family
homes to the north and east, St. Andrew's Church to the southeast, and multi-family
condominiums to the south. The property to the west is undeveloped but was rezoned in
October 2022 to allow duplex, townhome, and multi-family units. The proposed mix of housing
types complements existing homes nearby and future development plans.
Mass, Scale, and General Layout: Due to potential impacts to sensitive areas, the layout is more
compact than a conventional development in a single-family residential zone. The proposed
multi-family use is on the west side of the property near other more intense uses, including the
previously approved townhome style and multi-family buildings, St. Andrew's Church, the
Cardinal Villas Condominiums, and the Cardinal Heights subdivision to the west with a proposed
mix of duplex, townhome, and multi-family buildings. The proposed multi-family building has
access to major streets, though it is also near an existing single-family home at 620 Camp
Cardinal Boulevard. However, that home is zoned interim development, so redevelopment may
occur in the future. The woodlands will obstruct the existing home's view of the proposed
development. The proposed development allows for the transition from the higher intensity
multi-family uses on the western portion of the parcel to the eastern portion that contains
predominantly single-family homes along Gathering Place Lane, Clara Court, and Timothy
Court, with duplexes on some corner lots. Overall, the layout maintains an appropriate transition
to surrounding neighborhoods.
5
Buildings in this zone cannot typically exceed 35 feet in height, and their footprints must comply
with lot coverage standards. However, the applicant has requested an increase in height limits
for the multi-family building, allowing it to be approximately 45 feet tall. All other multi-family and
mixed-use buildings in the development have received approval to increase the maximum
height to 45'.
The Zoning Code requires that the off-street parking for multi-family uses be located entirely
behind the building. Site topography and sensitive area restrictions make this impractical;
therefore, the applicant will be requesting a minor modification to allow some of the required
parking to be located on the side of the building and screened from view of Gathering Place
Lane. Most of the parking area for the multi-family building is behind the building and below
grade. Standards relating to mass, scale, and layout will be reviewed at the site plan and
building permitting stages to ensure full compliance with these requirements.
Lighting for any development must follow standards that minimize glare and light trespass for
nearby properties. Illumination cannot exceed 0.5 initial horizontal foot-candles and 2.0 initial
maximum foot-candles at any property line adjacent to or across the street from a residential
zone, in addition to standards related to height and shielding. The development must also
meet low illumination district standards, which require the maximum total outdoor light output
for the development to be less than 50,000 initial lumens per acre. Downcast streetlights are
anticipated at every intersection and at every dead-end or cul-de-sac to enhance intersection
identification and safety. A lighting plan will be reviewed during site plan review.
Open Space: The proposed development must comply with the private open space standards
outlined in section 14-2A-4E of the Zoning Code. The newly proposed multi-family building with
16 units requires 400 square feet of private usable open space (10 SF per bedroom). The
proposed multi-family building shows adequate private open space. Excluding the proposed
and previously approved developments, much of the remaining area on the property is left as
open space to retain stormwater and protect sensitive features. Open space requirements will
be reviewed at the site plan and building permitting stages.
Traffic Circulation: The proposed development will only have access off Gathering Place Ln.
Secondary access to the site is anticipated following the extension of Deer Creek Road from
Camp Cardinal Boulevard to the west as part of the Cardinal Heights subdivision. Section 15-
3-2K of the Subdivision Code allows the City to request an applicant contribute 50 percent of
the cost of bringing a segment of street abutting a property to City standards. Staff recommends
maintaining the previously approved condition of the rezoning that the owner contribute 50
percent of the cost of upgrading Camp Cardinal Road to City standards prior to issuance of a
building permit, including the cost of building the traffic circle at the intersection of Deer Creek
Road and Camp Cardinal Road which will serve as a traffic calming device.
Access to the northern portion of the site will be along Gathering Place Lane from its intersection
with Deer Creek Road. This northern area will only have a single point of access for the
foreseeable future due to sensitive areas and existing neighborhood layouts. Specifically,
connecting to other existing neighborhoods is not possible due to their street layout to the east
and north, which incorporates loop streets with no potential areas for connection. However, the
Gathering Place Lane extension is stubbed out on the eastern portion of the St. Andrew's
property with a temporary turnaround to allow future connectivity should that area develop.
2. The development will not overburden existing streets and utilities.
Access to the site will be provided through the extensions of Camp Cardinal Road, Gathering
Place Lane, and Deer Creek Road (which will provide secondary access when the proposed
Cardinal Heights subdivision is developed to the west). If Cardinal Heights develops, the
southern portion of the property would have two points of access, but the remainder would
6
still only have one point of access. For the full development to have secondary access,
additional development would need to occur on the eastern portion of the St. Andrew's
property. The approved development was expected to have 309 daily trips at Deer Creek Road
and Gathering Place Lane, which is less than the 500 vehicle trips that would cause it to
become overburdened. The four additional units being proposed will have a negligible effect on
the daily trips and will still not overburden Gathering Place Lane. Should Cardinal Heights not
develop, the single point of access would be Camp Cardinal Road at Camp Cardinal Boulevard.
Because Camp Cardinal Road follows collector street rather than local street standards, the
vehicle trip threshold is significantly higher to become overburdened. As a result, staff does not
anticipate any problems.
A unique feature of the approved Preliminary OPD Plan is the diagonal on-street parking along
Gathering Place Ln. Staff found this reasonable, given the proposed commercial uses at that
location. However, the Public Works Department does not have a practice of maintaining such
parking spaces. Staff recommends maintaining the previously approved condition that the
owner maintain the diagonal on-street parking spaces, including snow removal. Staff
recommends that this obligation be further detailed in an agreement executed at the time a final
replat is approved.
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 proposed multi-family building are separated by a
woodland preservation area and stream corridor. The property to the west is also separated
by a woodland preservation. As such, the proposed development will not adversely affect
views, light and air, property values, and neighboring properties' privacy any more than a
conventional development would.
4. The combination of land uses and building types and any variation from the underlying
zoning requirements or from City street standards will be in the public interest, in
harmony with the purpose of this Title, and with other building regulations.
The applicant is requesting waivers to increase building height and allow an additional multi-
family use. The approval criteria for these waiver requests are discussed in the following
sections, but overall, the proposed development and the waivers appear to be in the public
interest and in harmony with the purpose of this title.
Building Height: The applicant is requesting an increase in the building height for the proposed
multi-family building from 35 feet to 45 feet to allow a usable open space for residents on the
top story of the building. The maximum building height may be modified pursuant to 14-3A-
4K-1 b, where the design of the development results in sufficient light and air circulation for
each building and adequate, accessible open space for all residents of the development. In
addition, at least 35 percent of the net land area in the development must be free of buildings,
parking, and vehicular maneuvering areas. This standard is met since 70 percent of the
proposed development, including sensitive features and stormwater management facilities, is
open space free of buildings, parking, and vehicular maneuvering areas. Based on the
renderings, the additional height is used to accommodate an additional half-story on the top
of buildings, which is stepped back to maintain light and air for the building, and the proposed
patios add usable outdoor space for residents.
Mix of Uses: The applicant is requesting a multi-family use and building type that is different
from what is typically allowed in an RS-8 zone. To allow this additional land use, the applicant
must meet all approval criteria at 14-3A-4C-1. Based on the following analysis, the proposed
use appears appropriate given the intent of the development and transitions to surrounding
areas.
7
The proposed multi-family building adds to the already approved mix for senior housing in the
development. A mix of housing types, including single-family, two-family, and multi-family
dwellings, is encouraged in all residentially zoned planned developments. Offering additional
multi-family units will add to the development's ability to offer range of building types in such
a way that maintains compatibility between uses. The proposed multi-family building utilizes
similar architectural elements, scale, massing, and materials as the previously approved
single-family, multi-family, and commercial buildings.
Compliance with Comprehensive Plan: The Northwest Planning District does not have a
district plan, so the proposed development is reviewed using the IC2030 Comprehensive Plan.
The Future Land Use Map of IC2030 identifies the subject property as appropriate for residential
development at a density of 2-8 dwelling units per acre. The applicant proposes a density of 3.9
dwelling units per net acre which is consistent with the vision in the plan, even when the
additional density provided by the assisted living facilities is included.
IC2030 encourages a diversity of housing options in all neighborhoods and compact, efficient
development that is contiguous and connected to existing neighborhoods. The proposed multi-
family building adds to the developments ability to implement these goals by focusing on one of
the few remaining undeveloped in-fill parcels in Iowa City. In addition, it maintains the
development's ability to offer a full range of housing types, including single-family homes,
duplexes, townhomes, multi-family units, and assisted group living.
The Comprehensive Plan also encourages pedestrian-oriented development and attractive and
functional streetscapes that make walking safe, convenient, and comfortable. The proposed
multi-family development offers a rehabilitation and wellness facility for the development's
residents in a centrally located place, which provides an additional destination within walking
distance of homes.
Environmentally Sensitive Areas: The subject property contains regulated wetlands, a stream
corridor, slopes, and woodlands. The applicant submitted a Preliminary Sensitive Areas
Development Plan as part of the 2023 OPD rezoning. The proposed plan does not change
anything from the original Preliminary Sensitive Areas Development Plan.
Due to the proposed disturbance of the wetland buffers, a Level II Sensitive Areas Review was
required. No impacts were proposed to the existing wetlands. However, the City's Sensitive Areas
Ordinance requires a 100-foot buffer to be maintained between a regulated wetland and any
development activity (14-51-6E-1). The Ordinance allows a 50-foot buffer reduction for the wetland
according to 14-51-6E-3a of the City Code, where applicable standards are met as demonstrated
by a wetland specialist. In 2023, the applicant requested a 50-foot buffer reduction, and a wetland
specialist determined that all standards of 14-51-6E-3a were met. The requested buffer was
approved in 2023 as part of the Preliminary Sensitive Areas Development Plan. All standards
related to the stream corridor, slopes, and woodlands were also met. Conservation easements
were then established through the final platting process to protect the environmentally sensitive
areas.
Neighborhood Open Space: According to section 14-5K of the City code, the 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 31.2 acres of RS-8 zoning, the developer was required to
dedicate approximately 1.08 acres to the City or pay a fee in lieu of land dedication. The applicant
requested to pay a fee in lieu of a public open space dedication, which equaled $140,467.39. That
fee was approved during the final platting process.
Storm Water Management: The Final Plat included a storm water management easement on Lot
8
2 to accommodate stormwater management. Construction documents were submitted as part of
the Final Platting process and were approved by Public Works.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, a public hearing will be
scheduled for consideration by the City Council.
STAFF RECOMMENDATION:
Staff recommends approval of REZ24-0008, a proposal to rezone approximately 31.2 acres of land
located east of Camp Cardinal Road and north of Gathering Place Lane from Medium Density
Single-Family Residential with a Planned Overlay Development (OPD/RS-8) to Medium Density
Single-Family Residential with a Planned Overlay Development(OPD/RS-8)subject to the following
conditions:
1. Prior to issuance of a building permit, Owner shall contribute 50% of the cost of upgrading
Camp Cardinal Road to City standards from Gathering Place Lane to the future extension
of Deer Creek Road in accordance with 15-3-2 of the Iowa City Code. 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.
2. In the event Owner desires to construct on-street angled parking, at the time of final
platting, Owner shall execute an agreement in a form approved by the City Attorney
obligating the Owner to maintain such spaces.
3. Prior to issuance of a building permit, a replat of the Western Home Gpd Subdivision
showing the removal of the Camille Court ROW and demonstrating consistency with the
Preliminary OPD and Sensitive Areas Development Plan must be approved.
ATTACHMENTS:
1. Location & Rezoning Maps
2. Approved Preliminary Planned Development Overlay and Sensitive Areas Development Plan
— February 7, 2023
3. Preliminary Planned Development Overlay and Sensitive Areas Development Plan —
Proposed
4. Building #103 Renderings
5. Applicant's Statement
6. Summary Report for Good Neighbor Meeting
Approved by:
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location & Zoning Maps
_ 1 r ►
• � � � � � • • CITY OF IQWA CITY
�.F
restO��r
P nC�>�
i
L'1
Butternut Ln
' Camp CaT
Deer Creek Rd
Y
Butternut�'�
Gathering Places
r t IF
An application submitted by Welch Design and Development on behalf of Western ,
Acorn Ct
Home Independent Living Services, Inc. for a rezoning of approximately 31 acres a
of property located east of Camp Cardinal Road and north of Gathering Place
Lane for a senior living community from Medium Density Single-Family Residential
with a Planned OverlayDevelopment OPD/RS-8 to Medium Density Sin le-
p ( ) Y g
Family Residential with a Planned Overlay Development (OPD/RS-8).
i b
111 ' r III p
CITY OF IOWA CITY
prestor�
R.Sg Shams rk Ct .
ID-RP
MRS s E
r
RS8
Butternut Ln _
RMd 2
� Camp Cards � ♦ ._:
Al
Moo 0.0
RR1 ..
Rd v
Deer Creek o - '�° ►.
Am-
co
ButternutG
Gathering Place
b 9hOr I
G
An application submitted by Welch Design and Development on behalf of Western RR-1A Acorn cr
Home Independent Living Services, Inc. for a rezoning of approximately 31 acres ,=. -
of property located east of Camp Cardinal Road and north of Gathering Place • b f ="
{ Lane for a senior livingcommunity from Medium Density Single-Family Residential
Y Y g Y . ��
with a Planned Overlay Development (OPD/RS-8) to Medium Density Single- ID-Rs
Family Residential with a Planned Overlay Development (OPD/RS-8).
RR1
�` - Pw
ATTACHMENT 2
Approved Preliminary OPD and SDAP Plan — February 7, 2023
Approved , 2023
CARDINAL —
POINTE . OL�TH II
PARTS TWO F-
LI INARY PLANNED DEVELOPMENT
j I 30' STREAM CORRIDORI -
j v l 0 so 100 ISO 200
50' STREAM BUFFER OVERLAY AND SENSITIVE AREAS
WHEN PRINTED ON 2Z"x34"SHEET
+ AUDITOR'S Ij 1" = 100' I -
CARDINAL I CARDINAL RIDGE PARCEL CARDINAL RIDGE CARDINAL FRIDGE I
HEIGHTS I PART TWO i 99051 PART TWO �� PART ONE
DEVELOPMENT PLAN
i 5IC1 PG114 y I60
SHAGBARK CT
W ERN H E D
_-- " ---
-----
WA y
EXISTING IOWA CITY IOWA
POND --- _ ` �f r• 70 ,
lA Y� 5 I
C 2 56_-_
620 C ,� Y �- SHAGBARK CT
OAD
APPLICATION NOTES APPLICANT INFORMATION
-_ 62� _ _ __ __ - __—t-'�rAl f
# i
� . B' — _ . _ I{'I { _ THE PROPOSED DEVELOPMENT AND ASSOCIATED
PROPERTY OWNER
k3 g' _ _ -- -- _ �!� , .- PUBLIC IMPROVEMENTS WILL IMPACT LESS THAN
WESTERN HOME INDEPENDENT
35% OF THE CRITICAL SLOPES. THE REDUCTION LIVING SERVICE, INC
OF THE REQUIRED WETLAND BUFFER WILL 5703 CARAWAY LANE
77a ti - _—_- -— -- U' t ; + I REIUIRED A LEVEL II $ENITIVE AREA REVIEW. CEDAR FALLS, IA 50613
NEIGHBORHOOD OPEN SPACE REQUIREMENTS ST ANDRFW PRESBYTERIAN CHURCH
OF FINAL PLATTING. IOWA CITY, IA 52246
DEVELOPER
r
r r
r \ \ _ SALIDA PARTNERS
_"- ------ STEVE LONG
---
rr 308 E BURLINGTON #403
41 IL`> - - IOWA CITY, IA 52240
s
`` AUDITOR' ;------- • / {f` ,�' ti `. �. � 7 s�` M ` 319 621-346
CARDINAL 1 PARCELS ; f`" f ,,F` ,� a ,_ ,f
HEIGHTS 99051 ', 5�'y + /' `, 1 ', +r+ f /' 355 WESTERN HOME SERVICES, INC
• rr. R r` t rf Y +; If BUTTERNUT CT
B 41 P G 1 1 +{ r 4.22� +? � o 1 r'l '� V 5703 CARAWAY LANE
CEDAR FALLS, IA 50613
+ r
--
_— CIVIL ENGINEER
IF \ ti Ytik ff __-• WELCH DESIGN AND DEVELOPMENT
MICHAEL 1. WELCH, PE
PO BOX 679
NORTH LIBERTY, IA 52317
1 14-75 1
k
*y
1
1 ♦y //
f � 55SEA
DE _ _r _ I SHEET INDEX
y'�-.W�• + ^� _ I5 ,� �` �+~ {�" __�____—_ � 4 • � M1 � 4 r � _1� � ,A S,�A �_ -sit " `~��� �� �� � 5 I '� I I
l
_---tiv 7GGs�4��- ..'"� I',I' _s,+kr;5,,, �,� �l � ti 1=fr">�/ �=�/t�«o`'3���f fr+ " f"!f 1;��J ---� _ ' -�1•55- �I'__L I_- SlIII r��--�-�� �_�" l F — — �v1';V;���� � �5;�I4��+�`! — — `._~--"may"_t`��~`_'��,��` �'\_•���A��`y�;1 ,���1����``4i`I_ti�C'�~ (j�-
./ SHEET SHEET NAM E
--- M1�� SADP-1 REGLUATED
S LO PES S VP-i WOODLANDSNG/ E? ISTI
766-- r343
STORM WATER SADP-3 CONCEPT PLAN
BASIN BUTTERNUT CT
SADP-4 CONCEPT PLAN - NORTH
+f�``-'-1 V L'___ � � I � • j I /'�1 f + 1- �[�pr 4` •,{ 'J,117 1 ` ___�lY/ "1� F �1+ � I +'I Y �IrII Y yl I li �f `t� I I 4�Y +Y YI � I 1 �� � �-_
$ADP-5 CONCEPT PLAN SOUTH76D --— 750 I I -
_�� � { I ST ANDREW PRESBYTERIAN • � �I � �77¢s�' -___ _-_-�z-------'-----
ENGINEER;
,r4_5 CHURCH PART ONE
� �j�•� �1 y'�-�- �� ---- � f� � ~* �- ~ 7 ---
J �f�� � �" 1 r ! ■� T _I Y '� {ffr ��fih J 3 I y Y �� �5 1 y ;f � y � *tom`%- �M1 f` _����____� �� l` If �+ ,� -{44 '--�_ti _ __Y� I '� ��
244s /' + '�; ! yr ,ESL--- }'_• s-'!{ +r! 'r ` #_ I 1�`� 1, ~}'r ; =--:; ` ` =-742----------_� BUTTERNUT CT
1 I fI I " +
742% 4 y
• , T /fr+ f !
��F)yl / f' 63 12 3 fJ 1' 'y`` `• ` 1 fiL 1 f+ + " r+
Lal ik �� ~~" I"s� / 7i f 1CYs i 4
F we c
design +development
01
44 �4`5S kyy55.5\15445�4 -J-~-
1
CLIENT:
{756
, W ESTERN HOME INDEPENDENT
LIVING SERVICES INC.yV
�y � � 6' `. , �5 • ------�'- __—�• //}fff,JJJf}f}f}f I /�{ � PROJECT NAME:
.�,,� _-- �---�_•,� .�-� � WESTERN HOME GPD
OF IOWA CITY
LL
'` �! }� REVISION LOG:
------ REV' — __ ; • IMPACTED TEEPLPE IMPACTED CRITICAL LOPE : PROTECTEDLPE REGULATEDLPE LEGEND: REV DESCRIPTION DATE
—rr LOCATION AREA(SF) LOCATION AREA (SF) LOCATION AREA(SF) CITY SUBMITTAL 1 09-14-22
74� STEEP SLOPE {18°1a-25°!0} A CITY SUBMITTAL 2 11-15-22
31,723 $.1 19,348 C,1 10,654 B CITY SUBMITTAL 113 12-09-22
C CITY SUBMITTAL #4 12-15-22
158,513 B.2 4,877 C,2 28,869 CRITI{:AL SLOPE (25°10-44°l0)
CAM P EET NAME:
a CARDINAL 34_ Rya SCl3 SG47 - LG4YL�i�' A3 68,917 6.3 49,298 TOTAL PROTECTEDSL4PE 39,523 PROTECTEQSLOPE ( 40°/a} SH REGULATED SLOPES - PRELIMINARY
RD .
EST OM GP
PRE M
Q;o f f A4 39,765 TOTAL IMPACTED 73,523 THERE WILL BE NO IMPACTS TO THE PLANNED DEVELOPMENT OVERLAY &
IN OF I0 ci I
IN PROTECTED SLOPES OR PRLITECED PRCTECTED SLOPE BUFFER SENSITIVE AREAS DEVELOPMENT PLAN v8 TOTALIMPACTED 297,918 TOTALCRITICALSLOPE 239,797 SLOPEBUIFFERS
CARDINAL VILLAS CONDOMINIUMS
Q i o % + � PROJECT NO: PROJECT MANAGER: SHFF-NUS*UR:Nl n ! F ; TOTAL STEEP SLOPE 324,254 PERCENT IMPACTED 31% CONSTRUCTION AREA LIMITS ---i 1025 WELCH
c a ! PERCENT IMPACTED 92 REVISION: ISSUED DATE:
CARDINAL
`P01NTE . O-LkTH
r-
PARTS TWO
r�
j 1 30' STREAM CORRIDOR I i
0 so 100 ISO 200
�. SO' STREAM BUFFER I I •
WHEN PRINTED ON 2Z"x34"SHEET 1
AUDITOR'S Ij 1" = 100' i 1 -
CARDINrAL I CARDINAL_ RIDGE PARCEL CARDINAL RIDGE CARDINAL FRIDGE I
HEIGHTS I PART TWO i ggD51 PART TWO �i PART ONE i I
�. E3K41 PG114 M I 60
SHAGBARK CT
! i
746-
i. 1 ii I i
. � - •y•, t tip' :i{Ii-' 'i' ,-' , Jf 750'-y- t� 55,
EXISTING r` 75 -----� , " fir
rr -"— A5 r J I
-- ` I r /J ti
1 I POND
FF 4 4� 1 1 1 1 + 4, 1 Y
r fyy'';;55 ,•- II rf ♦`h `L + I I L J r r f r IryI1 70
�} f,5; t� I! IJ �-
6 L 0 Fl , k 1r �'� v J/ -� I I J r r r I"i 4 r' }r i ,_�1 + �_=fr - _ +
r �� Y � # _ 1 SHAGBARK CT
�' S� ;i 1 FJ I J I I {� �' 1 � I 1+ +
15 I''� /� � ! ,-r ///r/ifrr f', h 5 Y Y ' f ++ IlI -- 1 rl1+�y
IL11 F 4R L+I NF 4L 4 f` lr• { _�~t, -'``-t.' ht__- '• r F J Tou— +� + 1 ' i 1 i i t-{sue x fl'■
1 i Ar ,I ff I`
l�'AI I�--yJ i r .r�J��y-� t� � + I r• f +�+� __ I5J +
4JAL+ 5 5 155 +I •}}`.tifY`}iTf ?'S` k4 V.5 y y,` ! Y II II 1 �f , ..x'-_ ' 1'/+++ �{ +'�`{ram __—t_'�Al J f
Y-.-�; 5 • I I } + I I J I{' .r- 'rR� 'ref I lY // I //
II '/" �+y`�J �y}�7/
II\{l4 5 flf --f �555�1 "^ M1ttyl SWi !�},� 4 51 i' f J
1 54t4 `,,5. 1� ' f
/6-0
i e, � , ! I i i i I �•\- vl'� `~y`y ' � � i i ' r/ � + �Y+,, AA�k� ` / 5 - � 111 r l "{+1 " �� {f � � � { � f `' �-'
i J J it i i `-7u2
_ ,r i {r I r 17JJ Y YL� I y Y rr JJ f 1
'..�,\•��.v`•�C.�"-\,�'`�;x-�ti5 �:-y�-f{f, �1I y}''J�� 1f�;}y I5..'�i'.''IiII 1 IiI I rI 1i�III II 1I"II rII!+J I r+I I 1 i�}f r,1���r 7��#�'��_�`�t•��`t y k��•\\�`';*I\,�'��I-~I_'.*.�,`-�_-�`_��.-.~---`-�ti�,----_-_-F rJ 1�'f' r ?Big �rt��t� t�'•��„�t���,_`t~ ��`�-t-�t�5-\+5�l 1`�\M15�}��*l�-�y-vmo+.rr Y-,Y..t. -t.r yrr,I5.;:,.,5_- Yi}t,~-=.�-.-r-amt_--�"s."x����r r�/J}r��f-'�J��f//fr J!fJ''!/�r f'r;rf+�{++J�-=_mil--+ + `` Ii]77D II I I41I i• �I iIf�;I�4I �I+','I,,I I/ti+I 1 1
f,I
�f;I� �•
�
�_.
Y
i', \ r' •+ri;(+I/II i I ' JJf 7 �/�rry \ '"•.1�..{7 .J r yy �• �� ---_+ f-'_+ I, ,
r 1 I I 1 -i1
'S•:15 15 ; ' I Jr I I 1 r I i /' -/l L _ 'k
'. � •I 1 I I - -__�
I! J• fit _ l}'.-__�_ / \ t4 k i\• - .
C.� 5 ' I ! f f�Irf f r4 � -__---1 -- 4r V- ------ 'f _
�]1
—_ --- ` �_ _ __ ,__�_
t ♦` •���yJ +` +I `,5 ti I f IJ r f 1 1}~~ {+__� - �� � � r ram` ---- -_-�-+ ___ I 4Y1 A�1I� ,55 Y�fI IY Y+4 •�♦y
Vy} �� 5 i l"! l` l ff - - rrf- � r+__ � � � t- � M1 •y ♦y II 5555I �:
�`ii
I i i C.1 ,Y! - !r J? r/ - — _
r-"s-
N.
1 1 II
{,+ , +,._ '-1 f'J , /} f } ` l__- �, \ t v,t ,E4 tA` 4 ,5 tt� t ``• `L
`` A U D ITD R - ;------- { r
CARDINAL 1 PARCEL355
S
I
HEIGHTS 99051 p{� r f-{` 7a1 Ac �t -'
{ ,I Y _ RLJ t " �' r' . f' ` r ``, A4 � t Y A BUTTERNUT CT
B K 41 P G 1 14 +>` V+ + _ t� / 4.22� ? f � fl,'' f"" / � `� - ~ ; �`� t �t \ t f! f' ' -
1 ff I +
— --- r�� f / + ff ' f � �� fly f ff" f J` '`�+' �lfJ f/�r�`�_" � ,' �I � �\ 5 �l �� �1 1�� \n'1' i� �lff f�}��� �--•_�
�� � --
1 +! � � +1` � '1 i' +i '' + % 1 ` f++ F��+�` � r�� �` �-_�� f J//r��`` � A �4�� �� t � `` \ A,41 h`` h f1 iA` /// +1l i ••" - -
�l IN
4 ,
r �{ 'i+ i 5; l 5ik ���� 1,�1,� �1 x .� ice/ �� ---- ---` `�•� tt� r`t�� `��`�� �� �� �� �ti k� � � t ,{ t ? i � .f� + v�
c
+ LEGEND: WOODLANDS & WETLANDS
, y ` by •y , `. ` 1 /{ /{ I I
+ I'I ' S1 1Y � h 1` � �1 ti � ' '-- ��i �-+--- � Y � 4 Y I�♦ '* \ + `5 't, 1 * + ; +1 I + ; I J
_ I I I f
`5 15 " ' I + m '1• ___�____���� ~�'"-�� � /h .-rrl ` r Y Y 4 � ��r� _ ~ -`-- � • � � 5 1 1
__"-- 6 --`"'- ti ~ ti 1 J ti DEVELOPMENT RELATED;
----- f. PRESERVED WOODLAND
Y� �
�5 •1 y F++ `y ` JJ /I 0
4 A ! rif+ =_l f Y +" Y" A { " + "y "1 y1` y +4*h` - tt *l++ , Y+ Y+ t `♦tytt ~__ ___'_�' f +1 I" r}1 '' /IJ /rIL( ! ' �r////' I'
/ :� �_r-- _ ++J � � � 1Y y A `5 1 �4 4 5� 1 \ , " �1y A y+ y 11 ,Y �•y `� `t + I 1 I I �`�,! fl "1 � � i I
, " 41115``` �``�'1 II y+' {�r4 + ` A` y `'S YY YY t A t ' �_ ____.•f{'J , I/ IIII ; r I i ' i I I�
DEER CPE f�D, BUFFERED WOODLAND
I
`-- --------77� h' ? f - --- ------ _ _ — _ — •tom '-` "'� ' mot _ t Y i I ' ' IMPACTED WOODLAND
rs-_'_'_` —_ - f _- / •' S *��� - __- __ r �. 'ti `
+ � --- -` {
I
I~y f= 7 - ti;yo' '; ~ '"' ' r ���\t '_ '`75a----__�}r' 1 WETLAND BOUNDARY WL
,� / ---_---- t W 1 t E?{I STING �y - --75s = 343
766-r=t ` i l vll �I'I STORM 1�VATER `� ` • t t `L'4 --- `' r
1 55 I BASIN ; ` -- -- 74- ______- --{ BUTTERNUT CT - WETLAND BUFFER
IMPACTED 1OODLANDS
r/ III' ' r -- 'INN L `-+� - _
�f 1 I � ___ 1 I I I � I I y __h�' t� 4 Y1415� I � � ~�-_ �___ `___ V 1
�o ; �" {`-- -- 1 1 ` _ DEVELOPMENT-RELATED IMPACTS CONSTRUCTION AREA LIMITS --
" t---- ' f ,, __+ + ' ; ; 750 i LOCATION AREA(SF)
tpp L f 5 h ! ! I Y Y Y ` }
7 I ;11 ;Y+I ----` 1 ST A DRE�k! PRESBYTEFIA ti `' "i � - _ f - .""_--- - l -- - f - -7s-`___'_
4- r + ,, AN DREW N I ' f ENGINEER:
r
�""` + r 4 / f'} �A +'"` -'-- Y, 'W — PART ONE
E ' Syr '-- "~`N{ r r---------
CHURCH - -
1`��8 ,� �- � --- --�--__----
I} •y _ 7 riI c.a 9,413
J � S+y� � ,r +!{r j 1�, I � 1� fl �{��{ /f/ I + � ti� �5 '� ;r ■ �' 1 � tt�_`_- fr - ��~-~__� -{44 -- - _ ___� '� �� I
J- __ t h Yam+ y 1
_-- --742~--------__� : BUTTERNUT CT C,3 1,872
UN
742` ( i c° I ;! I + C.4 25,739
5' hrr -- � 23 #c fs 1 rt 7 ti i r;}"1 I 1 __
O i i ,
Z � a�i84,1SF"' IMPACTED AREA 3 42 13 696
{ f' 11 ' �3
we c
I� J ` p Y ,, --- � 5 ; 11 ��1 1 design +development
4 1 � r'1 sr'��Vfs fr 1 , � � {j�5 � ,r
1 } I I t BUFFER AREA 81,723 28.9%
4`55 5 5 ` ^y Inv I iN. / ////f 1I 'l
4� k44 {-tA 1�tiw_ r+L1IjLi55 5 ! { fir + yf 11`.- r� r I Il` I ; ' CLIENT:
Ir t r WESTERN HOME INDEPENDENT
TOTAL EXISTING AREA 282 524
}J r A
PERCENT RETAINED 57.5% LIVING SERVICES, INC.
f l A'45 L 5 �; ,6 J5��4/ � • �r If `
PROJECT NAME:
}y {} ++ 8 ZONE MUST RETAIN AT LEAST
415 1 15 5 • 5 f +, 44 t 4 f PER IOWA CITY CODE, R5- y�y} p L '---- +--- AREAS DO NOT COUNT TOWARDS RETENTION VALUES, WESTERN HOME GPD
�,;x � ' g __ - . +, � � 50°lff V1�QODLAN DS- LN OODLA NDS WITHIN THE SUFFER
� - ' , ' _ - --- _ `_ ------ OF OF IOWA CITE'
9 5 `4r '=
14' I 1 f / {
,�y t __ 55I _ {J/r // WETLANDS
REVISION LOG;
E ��4 5 4}T-y r � ^ 1 �� fll f + J� i /f
4 THE BUFFER ASSOCIATED WITH THE WETLAND WILL REV DESCRIPTION DATE
9 "='- — — BE REDUCED BY 50' TO MAINTAIN NO LESS THAN 50' -- CITY SUBMITTAL #1 09-14-22
38"- OF BUFFER AROUND THE WETLAND PER SECTION A CITY SUBMITTAL #2 11-15-22
14-5I.6E-3. B CITY SUBMITTAL #3 12-09-22
1} ITY - -
B — REFER TO THE WETLAND REPORT FOR ADDITIONAL
CAM INFORMATION REGARDING THE BUFFER REDUCTION SHEET NAME:
a CARoDINAL 34_ AND WETLAND CHARACTERISTICS. LANDIETLAND - PRELIM.an RD l4
fl;4 fs PROVIDE SILT FENCE ALONG CONSTRUCTION AREA PLANNED DEVELOPMENT OVERLAY &
c^ LIMITS WHERE RUNOFF WILL FLOW TOWARD THE
CARDINAL VILLAS CONDOMINIUMS •, WETLAND,THE ETLAND BUFFER AREAS, EXISTING SENSITIVE AREAS DEVELOPMENT PLAN
32 BASINS OR OTHER DOWN-SLOPE AREAS THAT WILL
a � � +�y I• + PROJECT NO: PR07ECT MANAGER; SHEE-NU�*1f3ER;
n F NOT BE DEVELOPED. DETAILED DESIGN OF THESE
1! MEASURES TO ACCOMPANY THE CON5TRUCTION 1025 WELCH
c a DRAWINGS AND FINAL SADP. REVISION: ISSUED DATE: _
c 12-15-2022 SAD
CARDINAL j — j .- PARKING & TRAFFIC DATA GENERAL SITE DATA:
?OINTE . O-tkI H
PART TWO r -- -- -- M I OFF-STREET PARKING REQUIREMENTS UNIT COUNT:
x x GROUP LIVING - MEMORY CARE 1 PER 3 BEDS 32 BEDS 11 STALLS COUNT AREA TOTAL
/ 1 PER EACH STAFF 16 STAFF 16 STALLS SINGLE-FAMILY UNITS 35 2,625 SF 97,875 SF
SUBTOTAL 27 STALLS DUPLEX UNITS 8 2,850 SF 22,800 SF
•:
CLUBHOUSE CONDO (BUILDING #1) 14,150 SF j I 30' STREAM CORRIDOR � � � �-
I MULTI-FAMILY #1 - INDEPENDENT ELDER 1 PER UNIT 16 UNITS 16 STALLS TWO-BEDROOM UNITS 8
i I 0 so 100 150 200 I SO' STREAM BUFFER �.
., THREE-BEDROOM UNITS 8
�. �� ,I � I �..
SHEET MULTI-FAMILY #2 ATTACHED CONDO (BUILDING #2) 14,150 SF
WHEN PRINTED ON 2x34
AUDITOR'S Ij 1° = 100' a- INDEPENDENT ELDER 1 PER UNIT 22 UNITS 22 STALLS TWO-BEDROOM UNITS 11
CARDIN,-L CARDINAL RIDGE PARCEL CARDINAL RIDE CARDINAL RIDGE I � COMMERCIAL OPEN TO PUBLIC 1 PER 250 SF 2,320 SF 9 STALLS THREE-BEDROOM UNITS 11
HEIGHTS PART TWO i 99051 PART TWO �� PART ONE I SUBTOTAL 31 STALLS TOWNHOUSE UNITS 20 1,220 SF 24,400 SF
B1C41 PG114 I 60
SHAGBARK CT TOTAL PARKING REQUIRED 74 STALLS MEMORY CARE l ASSISTED LIVING BEDS 32 17,400 SF
TOTAL 133 190,775 SF
j I
� OFF-STREET PARKING PROVIDED
GROUP LIVING - MEMORY CARE SITE INTERIOR 20 STALLS PAVEMENT AREA(EXCLUDES CAMP CARDINAL RD) 183,600 SF
i S b EXTERIOR. 12 STALLS TOTAL BUILDINGS AND PAVEMENT 374,375 SF
�,- _
SUBTOTAL 32 STALLS TOTAL DEVELOPMENT AREA 1,359,180 SF
NET LAND AREA FREE OF BUILDINGS, PARKING, DRIVES 801,205 SF
— — — #
� °/q I1�� y a y IMAGINARY LOT LINE MULTI-FAMILY SITES 58.9
l ,
I SHOWN FOR ZONING BUILDING #1 INTERIOR 20 STALLS
EXISTING ` y I COMPLIANCE (TYPICAL) LOT AREA (ACRES)
POND 19 M I — - I _ I BUILDING #2 INTERIOR 20 STALLS AUDITOR'S PARCEL 95063 26.82
N 10,73T SF `, 6 75F (SEE WAIVER REQUEST #3) EXTERIOR 9 STALLS OUTLOT A- ST ANDREINS 4.38
� SHAGBARK CT
620 CA _ _ _ _ _{- 4 / Ir- I u I SUBTOTAL 29 STALLS TOTAL 31.20
AR D NAL = - I IMAGINARY SETBACK ,A I 8
OAD FF0
11 SHOWN FOR ZONING I �I I � I TOTAL PARKING PROVIDED* SI STALLS RIGHT-OF-WAY (LOT A) 4.18
r r►
I I 8,1115E I COMPLIANCE TYPICAL ,r-I � 1U,47�85F
� �, �. I I�I _ I EXISTING PIPELINE NET ACREAGE 27.02
_ , DOES NOT INCLUDE STREET PARKING
__ ! L.I--- I I EASEMENT BK341 PG245
_ 12,9fiSSF • r 7,1545E •x' BICYCLE PARKING TO BE PROVIDED WITHIN THE PARKING STRUCTURES UNITS J ACRE 4.9
il! # I \ ASSUMES EACH MEMORY CARE OR
7,1150SF i TRAFFIC PROJECTION CITE 11TH EDITION): ASSISTED LIVING BED = 1 UNIT
12 AT INTERSECTION OF DEER CREEK ROAD AND GATHERING PLACE LANE
1 1 ( y �+14 I I 15,5745F �i 18r�475F r ;� I HOUSING TYPE TRIPS PER DAY NO. UNITS DAILY TRIPS COMMERCIAL USES OPEN TO PUBLIC
SENIOR- SINGLE-FAMILY 4.31 35 151 WEST CONDO BUILDING 2,32D SF
+ 14 II SENIOR- DUPLEX* 4.31 8 35
— ( 8,533335 {' $` 18r0585F p 5p ,3 I SENIOR- MULTI-FAMILY 3.24 38 123 ALL COMMERCIAL USES MUST MEET CN-1 STANDARDS
]I TOTAL 309
D - I- v I " SENIOR DUPLEX UNITS ARE COUNTED AS "DETACHED" RS-S BASE ZONE DIMENSIONAL STANDARDS
- I SINGLE-FAMILY LOTS
14
I 3 •` / I I REQUESTED WAIVERS LOT AREA- MINIMUM 5,0fl0 SF
pc I I ' 7 5 I $' 05 �•�" , ' I I 1. REQUEST A REDUCTION FOR THE REAR SETBACK ASSOCIATED WITH UNIT 9 FROM 20 FEET TO LOT WIDTH 45 FEET
7r85SF I 7r1 —III 7ri JI J J
09 16 FEET. LOT FRONTAGE 40 FEET
s ��` � r909 5F (�' � �
8,243 17,9675E o - 2. REQUEST A REDUCTION FOR THE FRONT SETBACK ON CULS DE SAC FROM 25 FEET TO 15 FEET SETBACKS
A LJ D ITD R' �-- �� � ` i- ---- ---,---- -----�- --- -----sue_, � f�' � �"
`` 36 -•- { 3 Cry ' AND WAIVE REQUIREMENT FOR UNITS TO BE SET 34" ABOVE ADJACENT PUBLIC SIDEWALK FRONT 15 FEET
CARDINAL 1 PARCEL 710 -' ` ;' LET u `.. ' S°5F -� (14-3A-4K-1 (4}) TO MAINTAIN ACCESSIBILITY. NOTE THAT A DRIVEWAY OF AT LEAST 25' GARAGE DOOR 25 FEET
355
HEIGHTS 99051 I 39 — -_ _ _7-1c __ _ _ — -- ` u WILL STILL BE PROVIDED FOR EACH UNIT ON THE CUL DE SAC. SIDE 5 FEET
41 7,15a �>` - ro 9,5925E BUTTERNUT CT
BK4-1 PG 1 14 o, 7 SF _ + .• ti 29 f � � 3. REQUEST A REDUCTION OF TWO REQUIRED COMMERCIAL PARKING SPACES FOR EXTERIOR REAR * 20 FEET
- '• l / -------- - _ _, J I PARKING FOR BUILDING #2 DUE TO PROXIMITY TO SENSITIVE AREAS (14-3A-4E-4) * REQUEST 16' REAR SETBACK FOR UNIT 9
f 40 4. RE UEST AN INCREASE IN THE MAXIMUM BUILDING HEIGHT FROM 35' FOR TO 45' FOR
BUILDING #2 -� �I / 1,55F ===_=====_- �. r� 28t 1 Q
r`' 7305F i I _ I BUILDING #1 AND BUILDING #2 TO ADDRESS SITE TOPOGRAPHY (GRADE PLANE CALCULATION) MULTI-FAMILY ZONE DIMENSIONAL STANDARDS
NEIGHBORHOOD F \ 11,937SF
i STORM WATER x I I AND ROOFTOP FEATURES. SETBACKS
COMMERCIAL AND I RETENTION _ ___---- ti
i i ^ � � - � � � 5. REQUEST A REDUCTION FOR THE FRONT SETBACK ASSOCIATED WITH TONHOME-SYTLE FRONT 20 FEET
RESIDENTIAL UNITS J M I `,,:,4 c `
r BASIN ( MULTI-FAMILY BUILDINGS FROM 20 FEET TO 15 FEET TO REMAIN CONSISTENT WITH OTHER SIDE 10 FEET
3 STORIES -�� 4 j I ` ` �.
4 I �! SINGLE-FAMILY HOMES WITHIN THE DEVELOPMENT REAR 20 FEET
BUILDING SEPARATION 20 FEE
T
�- - - - - - - - � NOTES:
by y l Jr y 7 1. ALL STREETS ARE PUBLIC
I r— — — — I _r ` i' 15F s � 2, PARKING REQUIREMENTS ASSUME "ELDER APARTMENTS"
DEER CREEK RD I t 3. ALL CURB STOPS FOR WATER SERVICES TO BE LOCATED WITHIN PUBLIC RIGHT-OF-WAY WITH
T � � ', rn UNIT ID {ADDRESS PERMANENTLY MARKED ON THE CURB STOP
4. THE DEVELOPER/OWNER SHALL BE RESPONSIBLE FOR SNOW REMOVAL FROM THE ANGLED
:!��B�UILDINGBHOUSE
E STREET PARKING EVEN THOUGH STALLS ARE IN THE PUBLIC RIGHT-OF-WAY
-, I - � CLUB HOUSE � EXISTING II I m I I „
43 5, REFER TO SHEETS SAQP-4 AND SADP-5 FOR LOT DIMENSIONS FOR THE IMAGINARY LOT LINES
I I Al I I lb RESIDENTIAL UNITS �` STORM WATER y `�
3STORIES BASIN I I BUTTERNUT CT _- REQUIRED BY PLANNING STAFF
2-STORY COTTAGE L_
16 BEDS-MEMORY CARE
16 BEDS-ASSISTED LIVING J I I I I ENGINEER;
d A5 I � I 20 INTERIOR PARKING STALLS r ,
y u� �� — � CONSTRUCT TURN AROUND
M AND STUB PAVEMENT TO
h SOUTH. MIN. 2T RAD. AT BUTTERNUT CT
�}
g (} I CONINECTTQ EDGE OF PAVEMENT
y E�STING WATER LINE
4.23 AC � � I `�
o Q we c
184,IDS SF ti ckJ �:
' + PRIVATE WATER I design +deVelOpnrlt
v ! MAIN LOOP AND .
I Al I 20' EASEMENT CLIENT:
ca I WESTERN HOME INDEPENDENT
1 — T ANDREI PREBYTERIAN
M a 1 CHURCH — PART ONE LIVING SERVICES INC,
PROJECT NAME:
C,*IRDIN,�',L LEGEND:
" I gl
WESTERN HOME GPD
� HEIGHT`S
{r\ UNIT TYPFS-
�{`�`';•� OF IOWA CITE'. .
-
=ji
REVISION LOG:
__----.---.—- i '�== / DUPLEX CONDO (2 UNITS) REV DESCRIPTION DATE
CL
n __-`- �� — _. CITY SUBMITTAL #1 09-14-22
Q MULTI-UNIT CONDO A CITY SUBMITTAL #2 11-15-22
B CITY SUBMITTAL #3 12-C9-22
3 V 1 �I G P J� _ TQWNHOfdE C CITY SUBMITTAL #4 12-15-22
CAM P
CARDINAL sw� ar'' —"ou �4s t�'�' SHEET NAM€:
— — - — —— COTTAGES: MEMORY CARE CONCEPT PLAN — PRELIMINARY
RD
s PROTECTED SLOPE (> 40%) PLANNED DEVELOPMENT OVERLAY &
cy P I CARDINAL VILLAS CONDOMINIUMS � �.• SENSITIVE AREAS DEVELOPMENT PLAN
I PROTECTED SLOPE BUFFER PROJECT NO: PROJECT MANAGER: SHFF—r Ur•�rsFa:
—DUE
i--— 1025 WELCH
a a 1 CONSTRUCTION AREA LIMIT REVISION: ISSUED DATE:
C 12-15-2022 SAD —3
CARDINAL j
CARDINAL RIDGE '
POINTE SOUTH AUDITOR CARDINAL_ RIDGE I _ EISTINGIPELINE,r -'
PARCEL PART TWO 0 PART ONE -�_"" + EASEMENT3041 PG 48
PART TKO9 .... " ----x _ —
I I � ram_-------� I fz
BK41 PG114
_----� ` t 1` Y �t tt.t �t `\ t1 M `,1 h I 514 I�� �h�5 5 II� ' +i! f fA+f!/}�e/J 4\� /I/_/I{•/�•�•r!r/,/'j•r'J/
R ■ f ' �
A _ _ --—
+-
+ _ � �! fiIj1 ir• u r/}J�
~
0 ll L
0 1C7
- -- 5 5 ' \ 5 h+ ; `"y y , "I `I 1 ' ' i" t + t:fI/ t E5- r i i+ ' ■ -- I } ' ' I + i ' � - f +� 5 ! r "i `rY. -` r + r
/ I~� � � � y I i i it i' ' � f i I ' I i � � � 7 i ■ N f I � ' J' /3 +r
!f
i
/�Z.
/ r r �/`l _,_`_:• �*_ - 1. - � 1• � \\\I Yl A[ rr�i!I I 1 i I I II I I ff ;1 '�1 � \ r � III' I t 'iII I+ii
WHEN PRINTED ON ZZ I x3 4I SHEET
In
�+ 50
'
+ + I + I I R `{ ♦1 `` I I ; I 'I I r I R f I 111 ', , ' ! I r I 1 + ! ' I ''k � I ' I r I + r ` 732 R`
I l � 5 I i ' I Ir
�'Y V !! �!f +• ' � ! 1f5 � t� � I I t I f 5I '' I ' "y I I I I I '� 55 15 `' I ' + ' ' + { -��• �� '� ` ' ' '*llf I I I _ !" � + I I I ' I+ � j ■rr I 734 r. I Ij
Y
} V � r" , I+' + " tt y ' I ' ' ' A �I I �f 1 y 5 i Y ; 1 I I f /f ■ +f _� �` 5 5 5 I ! + ' --�i I I + I 3 -1 _ _—_. +x ' I} I 5
1� 1`
Jt
Ir x
i
i ` i f , Y I 1 + titi l + Y �V 4 I + + I , i
!/+ / ` /+I
tE� 1 y G�`,-..." f
f:lv � 1 ' + 1 I ��t•y ! I I I ■ I ` .�'-.-J -- _ I 1
t
r+ I tt� � t51���t1`, l^ � ��`•``t�`\A�``~+`�`�,t\,t"tM1�I y��15��t;i`5"����`±t 4i�{\�y YA`}�Y�t4 Y�l t,i�4 ll"�\���\1�t y•tt�4��;4��1 I�'\`,����th"t t k1t t5 t`�5 5�I s lty Yt�5A x��-��Y Y+t�t I t 4������t�t 4�I�4��r�'�r��.r Y1 l I l`��`A.�l��n,`�1f+t��+`Y 111�Il*rr7A 4\I 5�+!f4Yi�t�Yf h`+�f"_,J 1 i}tf 1�f/1 x+�/1t��lhI`�1 4,Y l Al-'1 I�,�fII4'./",1"'II;'5tf y II'5/I�l5Y I�'o}+S`t5 yfy 1yr tSt1�}5!l+I�t�'5.IIw'r tr 1•5`�+i�5+lf4''y+!IIIII4'Iiof i i�''f'\ff M h~J f�;!'//Y/�_"r r!�',iI\I"+�/"t"i I1+I4,IIIii>//r~rrrYrl trX kr f i5t I��}`l f 5/V!�r*'�+I,{II I5 I!I T5{+1 yYI I+/I II4 5 I 5I+,A r��I"1-L�1!_5 4 iJ1 AI�l�i��f I�5_Ir
J✓i;+_Y I+''5,1;_�4iRR"_"+r 1 yi`1 II;;1+yI"�J I'{l 1 Y`rl"5l 4,+I y S�!il`5 y i'I�i 1;"IIII IY;II f 4'~y/y+�/4 11 r�}*Y I-J■/N/Fi-"`"-�5-!5FI�.+i II l yy/�l'`�/�''//r'��•�Y,l'l i,ik-.+4/++.LY,�'fIIII+'"+I'5�_'"'!$!iI///•/I�1I iI y 54'yr'11I�;+_-l11 II Y'5'R'5i�'�„5irr 1/^°Li L
IN
r-II'II'!I'i 1 i i irh i/i kff'I•'�yI',,'5f e.II'fI 5IJ�I Y.I r!,.�Iil I/{1I�e�i4!^I'I r+{F+�{*`ee!Y t1-1f�I�,i,'+i�'I I'�!FI rn I 1�'i+I
IIII,rIJ}/II,f}'f�I!I+i{!fr/i I,I i[{F 1I;!'ir'7J+1r Y'+'''IIr/'iI-,'I'I/�!-1�II'rII�'I-'I��iI+I i+1!,+R fI f I+{�_•i`+'5++5+`l/I L'iI 1I+_rI+"ii I 1I rr'!1 ff,'�II.f.+I,+J Jti,+I/'i'+r'1I l�'/{�1;`:Ii)'�F.'j I I~'�e2 I�1.7 jJ�+_{f I'/■�IJ�J}+{It/~[r.�-1 sl+�JJJ/+/r i�/'e l�t_`J1 F�J}�tr!/�_�-1.'Y���-t--R'ryyy`.,-II-���{1 O-rlU F�``U'�_�,�:���'•t�`�))}t-'~r'�'e41y i f Y1`�S+�`�l�i�-�y.4�/A�,�``�1�4�A+,`''��-f\~+/yY t,5~[J Y_ty 5�-t~_5��F y�J yx-�75}1\y i.��51r1-t l 1 5J"Y�,A�/1 A`4`Yt_h��y;y 4t f`��1 hII{"�Y�'�7�k,I*�I;���1�`41��5 tY�tt�III�'4I�I J 4''S'+4f`'�44t'��r•'�t�\t t 4��4�1I�r Y�\t`tt4\5��''h l�,rII-_t"�t�-_`f!'*,1 Y�`y t4'�y�•;/����'y�y•t~"�+�-+~tt�FL��`,~'J���w1�t`�t'tit4`t'�4 t`�tty�`t`,��\t 1\tt'�t+��wt\`t yA+ti�M1�t,y 5t�1 ti5•`.+1 y�t5k�1 l����t 1��4 L�t 5 x 1 5�5 tt5'5~�t",4�Iy`4A`��Yl~�4~*1��`i+ti�y�'����`,`�I�1 4 t I-5 I�I4t�\\3 ttirtt\t�\'yt��Ttx`�L F�A 1 5w Y4 1�``,+1�A��I�4,1Y�t A I''����-w��ti�--L,\-t�_i_�'tt1't"'t`��,twI��w�I�i 4���l1 Y1t�`'I�I 1 xI�t`��yt~,5*�l`xt_w~'_�.t_•w�,,5_�_I5�111�_�~5+�-zy_'_5~x_'�t"S��`t~-`-�_J�M1_��y'�1y_ijI�iI`IyIfft_l-���—,_i-y�fy 4.tem_tiy t`_'�I�_I_5't`r 5+-y s�5it yJ_-,�`����_'r�.`�__�_f-_//�-t-_-+-'�y'}y_4``I��+L1JIf��5/I''`--4`'+Ir1 d-�_�S+/II1}+Y#I+�fI�f_'�-'I f 3S!/f i�_--i i III./"1�ma�"/fiII;I4,i-I,,�__y-�s�rI_�_J S f=1I+_�f,+-"y]/1 f�F1}J L7�-"�J+�:+I�F+�fff f",+/!'`r/��p+/'+r_r'f!-i"+'rr f-I J•J"y/�f+�/�"'I/`ir+r A!•�-iyR JJ�I"�i+1'JJJIr+�y1 1ff+i-fI"{+I,1ff-+y`i5 A-R I5 i+`f+/'/�5`_1Ar;y IiiI'1 IY'�"`_1+r,+J 1�'+�Ff F/_'1"l f!"�S�r!�IJ!y 4"I_,4+'4`111J`yi i I r+;1+//rs''Y h5�1/:`;r'5"II J"I//(`-fI`I k�+'am%�Y1 i/i/f_`//I 1_Isf 1 r rI 111+I,"/#_/I1IIJ—�Il+i+1+I/I�I lf/+fI_+�"rIrI1 II`+'r 1ylyJ�•III 4+I+F�J+`i/rr'v�i I"I i1f!F�f 4i1 I/i/�JI/}+1II�'!R 1 I+1//+1_yI"I//II II+I,+Ii'r I I'_!1�+r r/}I,f+!)J+�_+I+JI{+I'_RrI+�1i�/_I"iR+!++r+i—+/+i I 1+1 L'!If�iIt+V�I
II:+k74!+�1rR+.I'��I++5!'�I!I',v``'1 I11,"I1,+I1I iI!_i r1 1I{I 1'f+''1'�I}'Jt�+�//f+�I}+�)■`ii+yg'+f,+-!r J r i-'i��`II1fi,+V11 IJ r�"i-J/-J i++JJ!�rI1 i 5�_�—111;�a�I'+,'_r��r_I mo l_r/1/+++�--11I I�+r 5 1��+•-�5—�f'�I��-!;�_���—~5�I.�z~FI���'~-—_.-/.�Y-.f_I II II I-ti�-____-—4N 5 --�_��~~�~f�~i�5'��S7{•�y/1\/3�`r�5x 5/I 4�l 5559 w5.45.�t5it 5 tA7 5AI 55,V'yS!5��At 5�ti"Sy5Sy5-�5�Jr w'��5'5am x5�5:LI1I'5.'I+I�1'5'I II i5'�5I1 I,5 5��5}A kyA'5 x V 5 1I t.I*5y�5�5 M15x t�5\�!`1I���t�-.T'+�44i5I+I+I 4�-�I�L�-J�+tyt I;5I-'\t+�1't�I5I 5 I__F;'_-II l-\i��j•+��I+�'-'JI�III l I�-�1t,SI t`_+y$,��-fI'f--'t�~�`5`I y\._�,�R'}'-\tr.'A�f,t+f_R 4 t.~15_yrS t��tSr-15 t\`F`5l�_`\�__'��_t__~�5�I__-�t-\i t'_4��_t-"'1++II--+ma;,-i_4'-�,-y++"tt_�t"Y,7�_-+I��{I+_%`_'5�h-_�5-f'\1 4 i t--_-T-`_—Yti-1_+-5I"�t"5 x 5J1I_�+JL1Y�"'w 5-�4����+�"-�ti+�1y`45\�'�f♦�•�--tF$��`kt,`-5 5 hY���~�5Y~5_-4M i Y-4`.l t�_A5./h+4 1 l t_5 t��"�5',_-x A-`-_1�F_y5 5-_Y_~_`�4�h---`y 1111:b5`_�`y L-a5 t"�_--_y1-}-I_5_+i 1`5�y Y_�_�`5\_+~�+—-�;~A"�+-51�1+"-+'``-'�5 i-_Y_Y�4�-+-t 1_.A"�5^t�4'�`/rI�-_Y��`��Yl r+�4f/�~tr-�``_/�'_f"Jr—�,/
`>t�L'�/�5�J�5�t5{::+ti`r�r Y`r�!~`�r-�1r+�A�r~_��'�}-�/�!��i{"5\t��}tr 4„_"r#�"rr��fr y_i'r/�-=�r_r"I,J+I I�-�_`�i.�r_r t-.1_F Y��;��+I�'_`y+"1'+{'Y_—i\��±'�Y 4_~,5�iii�I"+111 I1__t 111 4y_1Y�"�5_]__�t�"y.�±}t�f__t__",-�Y/_'�,+*\"_�.'}t`"�t t5_-�1}F\_��`�i t-"�`t-"'1t.*��`th-�_�t�/�-�""\\t•y`�5
��ts.h�_�hh J{_�i[�-��`�+�_�_~��_�I!_!�+-_�:l+':1/f--�1I�/__�f{�1 rI::`j`1•'✓I/1�-`fF+/+t'}•+:{I�.r`/>/-JI1+/}J!f-/�/I�r'_J�,-1!/4/r'I'1/,1 1`�{-/xfr"1,f/{}f f`�fi�5/.I�1•�b.�/fr/r�'J l�{1,�/i"F/+r I+V!I�{`r�>/3f�i!f1/1/+//�1 A�If f/'f+'I/i`J"�,5a r II+r/f f f_1 r 1r•f f�+Jy lI"���J I;I}II;5�IF 1 l/!!'J"1'
fr�t_1 IYR+f IiI I�+�+�llCR+i J:{!+/'tII'�-�-/++�'i J�_i'-`1!1+r�1 1*1'_I�_,}•+r`.!r}iJr-rr-JrI'Ir'1+!4
-/'�I f r/+-+�i!i'■J/1!_f+y r r 1-+I!,-'fffF1-!!./+-�`ti17-+�i J+f fI1-\l.f Tyl/.\-Y-�/�r-rJ��r'�.r-�Ii+-//++rf f(�_I'rJr 1f�R_'�/�f./.5��f-^?•°�,Jr�•�/i{-�J/`•�lf_�'!r�fU}�p.r�-r/{i j 1+�J>�/-���`!T/{f�ff-5I"A-[.r ly.]vf�5f"�C5 r-r+/�r i-r"/-i—�-`rr}_`�ti���1'+II�i/'�+�_"}�f_",'�w�"���_L�+r I-'\{1I I`11 rIy�+-�,r'-+'+1 5`5 Y1Y.��+.,�'tt/j��I_�'.
-•i1r
4— f�
"Y �t r �E15TING
POND � 111YSF
ir III III+I°II�
/
6
+i55r 5FA'
,96$SF1 4 `y
I' } +
5I tt 50I 1
"
X Sal
I It
r > _ _-"-_
" L
J
9,705 SF l
R/ r S 711505E r
A.
_ 9fii13
_ !I_
21
17,
i A-1I+II fi5
+1-f
I'5R5i
1!Y
i
_F 5
�
`
`
4f�;IAJr'
Y
1+
y/I 1
�
!`f+
h/r
-r*+
;5
/,S5
f,IIi+
II
5r
,/.
�
5
5ry
.5Ilff
LIJI
�
r
fr
{-
LEGEND:
\\��`1 ', 55''S`;�1"__ __�_-.__� _ - {l'�-;} � !' �{ �' d f ., •� �£� r!{ �/ fi• �'L i �1J4 �.. !��3 kf+k, 1 ,i Vi�J/'f r+r-�,r � �.r f +f`r- r -_ { 'i ++i,;I r�';I 7f,l1-8r+JA+C�- �t� A `�4- ` `� --•�� }�L• +4J ~A �f}IJ�"�I+I ,t.��- fJ\\--�'� i',��,t• - x - r �,�5 t t�'' �_5 ',x C 'C .i''k i,S L1�� tiJ;�,'��' ':''� �+�y,'.�`�,['���T 41� ` `,r4�-1�, 13 f7 s I�~-~~ u�---r�rJyI`f•r t�/f
UNIT TYPES:
/ SINGLE-FAMI LY CONDO
DUPLEX CONDO
Waw_•JOa+mi"4��llJ` .`-"e-`r"f rr rr!''+—f`rr���/�_I'If!"'—f.�r+iR"'r�,r—r ri`}+e i�``—•1,I
r_��'--//I•J{f-fr--_-F_-I I�--- ---ST--J__J-r rrI III�I_-.---._--f"_''}3"I+-�J�+'�y_I��I��I,~�A 1-Iyy 5-e-I-L 11111 5 f-_+f'/-I f_ -_j-__'U_'�-�Q-s}-�`_{-_`_" ■{yVI-_am-t_{j_��I_
39
i r.i_�,�';,_,��-I�I+y-I I-II II I1 /V7�I_f—F3�r"S-7—"'+f F".r"a�-''_"�r_f�I F Y-,Ir---L--r"�a Q__='-'-�Irl�-r.�r i T�'--`5',;1 15-�-y�4`.-5"4 4S,T l�_;�'=�`-/+•1 Y.`--1--/`—�fI+1Ii�-f,1mo"i-�+1�A-IJ Q__y ti_t}''+Y"1y`••,_i1/f1�4'-�'�j I,r;Y+r G�rFp_/ff�1'5S55';-�y��r._-�1 A��.'�/I r__�'f{'l�ff`5+—`FyyL f-�
'-'-;I--�r_'1r{i_r-{5.�///���I_I '�r''�_-��-+_.~_-�+fr_�f�s�_-_-___��_—�~�__�y-_�---y-.M1-���__�.�_�4_�---��w'ti��1\�l\\\t 1`�5tI 1�,k�1��1�,k4�kltitIt;1t����t��kk 4}`ma 4�`y=����~t�b gy4`4i x k,=`14��1�i�t-='``�'J�-��'��w;'+��-5't_-ti"I4 Y,-_��t't��'Ry�t\`r_��__tI,t_�,4�`-V�_J��_yr.J'`--"_I-__y`_�_`/,Ii{\-ti 4-_-ii-"'�-15+t/1��~\.~�~-\'141'` '-�'���\fl_��_�_��h.I`4t�t��_r•�`�I�'�'�°4't\-wti`�4—`—`•�~`'th—-�'t--Y�-Y4 t`tiM1-
-�-��"♦5`wlt�ti�.;�I-�t A-\h t�—�-�R J-4 5�.fi.�,L
raJ-JI
'IL
i1I,ti 1_r
+ rI
---a'-II
f++_r
-.
-U NIT CONDO9r5925F MULTI
/ TOWNHOME
1 , COTTAGES: MEMORY CARE
e
F W CONSTRUCTION AREA LIMI T
28
6,73C 5F _ _" ---
ENGINEER:
r
STORM WATER I "
RETENTION
BASIN �~
we c
BUILUIf �2 134 'NEIGHBORHOO �7 design +de velopm
en L-Lt 4COMMERCIAL
1N CLIENT:
° 22 RESIDENTIAL UNITS WESTERN HOME INDEPENDENT
"j BUILDING #1
CLUB HOUSE LIVING SERVICES INC,
iT AND PROJECT NAME:
16 RESIDENTIAL UNITS
ias' �f+3 STORIES WESTERN HOME CPD
-rdoOF
OF IOWA CITE
J .`DEER C REVISION LOGJ.
-- L CITY SUBMITTAL 1 09-14
-2 2REV DESCRIPTION DATE
' w � - — — -— A CITY SUBMITTAL 2 11_152
so � ' \ _~ . B CITY SUBMITTAL 3 12-C9-22
760 L CITY SUBMITTAL #4 12-15-22� Q
1 -76 _ Lb
y Y
164 7jo T { 5HEETNAME:E} ISTINC KSTORM WATER ., ., \ \ CONCEPT PLAN NORTH PRELIMINAR
"I \\� LBASIN ` � PLANNED DEVELOPMENT OVERLAY &�y 2
.' I II I ` , ' A tt` �. `� • ~ I _`�.f I I SENSITIVE AREAS DEVELOPMENT PLAN
5T AN D R EVV PRE BYTER TAN PROJECT NO: PROJECT MANAGFR: SHFE r Ur�16ER:
n I r � _ --
I 1025 WELCH
CHURCH — PART ONE + I ' ti + I -----�__ ti, j — =
5 5 5 5 I I r ' �---�___ - REVISION: ISSUED DATE:
; A; 1 'Y ' II I 3 - —_-
— I u I I c 12-15-2022 SAD 4
4
f'f �' { a'Y '� J� l`�` f �f r �+ r�r�' �'' � �' �- -- � � •� fT I / �'
OI
47,17SF til .22 r r" _ I J " �I {� 2S
7,i5O S1
"" ' ' II `���11r � 1 _ r { �r1 I � / 1 � Y _-—________________=v �� � � ����ti•r �y � ��_+ �, �
4.9 !r r rf s --- ---------�_ __= - w � � �; [' 0 25 50 75 100
� i�
" I /
+" 1 r ! "� r�irrrirr/ � �115 r �, � E.731;5F
' __J I ! r " + f r'�rritrr h,, WHEN PRINTED ON 2Z"x34"SHEET
' r-Y I i , � /r�r r ri lr y 5X1ti x y 71 1
" BUILDIf C #2 I i ;° + f�' STORM WATER �k�x�ti� � ti� 1 - 50
NEIGHBDiRHDOD 1 J Z _ y 5 M }rf�,��' --,_ RETENTION
COMME CIAL
g B,4SIN (WET) tikt r\ ti }
y AN W
I RESIDEN AL UNl S C
4 I
3 STCI LE
y�__,
r I I I } Y , 1y i
Ln
------------ B
—'-= -- � ----r -- ` -' T. f' I ti
�
---------- `�_ _� � LLI CLUB HOUR 4 ' � Y �•.�`�.� ����_-' ��t ��_ �� ''� �` I _
�� .--I J AND ,`r. � ` 4 � isk \ rrr�r { "� -- ��v� t " f\ 1 " �- L 1 !• --- -- '--- - __
—
r'` 16 RESIDENTIAL UNITS
3 STORIES *Yyy , " �~ x " " ti
~t •� '�~
�CD
\41 1 VE
�
y TyyJ� 1 � r � �' o I a - - � —11 5' q "1 � ` 4 '� + � y ___-+ " ! F � - � ' h ♦ hl I j 1 I� � 1 � � I
2Q[}
J r�
4)
�^y
IJ-F-
r �a IJ
1 _-J
[)t
' '} �
/J '_� 7G'
S}ip
�
EXISTING t `. ti , , -ass-----
76e_-_
L-
-- I ff f a } y STORM WATER `�� ��•.� � ���t��'�� ���
� I I 5 4
w I .43 MEMORY CARE COTTAGE, � �, t j I BASIN
--'�`-`, -------7s4 ----- -- I11I MAIN LEVEL FF74.50 T AN DREW E1 PR E BYT ER PIN -
-- LOWER LEVEL &F = 762.50 CHURCHy PART D N E
760 1`4 � ,� •�, 4`I `. / I � —'' � M I y i t ' ' � I i I �� - �� � � 1 � �I � `I l � ��
�_ � � � I ' t / � f7 I l I • � 1 l � `5 � ' 1 y f ff �`+ � ��`� �` ` ++ �' 'i iy iI 5 � I I` � �y I I ��ti��PJ�'ti
�-frx+ /raAL�` J- ��YJ
-
/
`-was
4 L I I
;4 I 5 .a____r. .I 1 _ •• J ' I —___ 15 I I I lt~� a = r i tt wF
1
'
'46
f +1y1� ; I r F T J ,5 'fix~ 75
• f +" + A I _ i I f ' l :' IL
I r1 I ' - 55 -firt " Y`4 `- _�__
I y �+� � " fr rrf rl i// -- _a_ *` '`., t •', ` ,, --742----� �__
' + " `� I y '" •I5 If ' �. �_ $ I Y a "A }� ` {A{ 33 Af ',`5 �r-1t y A 2.35 y l A r
\ell
J. I I l,✓f + + + Ar 1 A f!
YIn
a \' AI
r 7
p4�.2 3 AC I j I - `I I
:C /r n x I _ 184,105 SF 4 1 `�sA " {
li r/ J I''•4 i� _ 1` y � ,-� �,, ,� �" '� �' ,f A A' LEGEND:
I Il t' } - _� v " UNIT TYPES:
74g
41+ I r y
-75 ~r I 1, I +� ' SINGLE-FAMILY COND❑
Lp
DUPLEX CONDO
MULTI-UNIT CONDO
ALA10
&p I I /I' `� # y TOWNHOME
- _
` 5 l }
r 4 f, - 5a,a$' �' � l�•: � I � `i`` COTTAGES: MEMORY CARE
k x /
CONSTRUCTION AREA LIMIT Ire
{
ENGINEER:
!./L'~~--
yr i
�Y +/
c# 4 1 " ` y _ rrrt�rr�ST]RM VA44,`�• - rf .
we c
` ION
� � \ \ , I \, l 1� Sr ��ti titi -� f -,y`� •
design +development
s
CLIENT:
I
-Y =�' �, — -' v , WESTERN HOME INDEPENDENT
, � f - -r �I11IN SERVICE INS,
PROJECT NAME:
733----- /I WESTERN HOME CPD
1 Y
7 ! L Q , _,f �J ` J
7 ` " F IOVA CITE'
isGATHERIW' LACE LN � r
, ., .
\\\ � REVISION LOG;
J CL
REV
DESCRIPTION DATE
CITY
SUBMITTAL
BMTT l V -1 'LL
111 A CITY SUBMITTAL #2 11-15-22
[
ril[ iGi} iGit � J io��
a — — — — —� — — � � B CITY SUBMITT I�AL #3 12- 9-22
34— _ — � —— - C CITY SUBMITTAL #4 12-15-22
%
SHEET NAME:
CONCEPT PLAN SOLITH PRELIMINARY
PLANNED DEVELOPMENT OVERLAY &
f SENSITIVE AREAS DEVELOPMENT PLAN
PROJECT NO; PROJECT MANAGER; SHEE-NUS*UR:
ca M
1025 WELCH
REVISION: ISSUED DATE:
! c 12-15-2022 SADP-5
ATTACHMENT 3
Preliminary OPD and SADP Plan - Proposed
j CARDINAL
I I
POINTE S-OIkTH II Site 1 1
PARTS TWO \\.�Ij Site I Ac F \
1,378,779 SF I — FINAL PLANNED DEVELOPMENT
o I
jj 30' STREAM CORRIDOR
1 0 50 100 150 00 �.
50' STREAM BUFFER I II �.\
I VER AND SENSITIVE AREAS
WHEN PRINTED ON 22"x34"SHEET
AUDITOR'S 1" = 100'
CARDINAL II CARDINAL RIDGE PARCEL CARDINAL RIDGE jj CARDINAL RIDGE �I
HEIGHTS II PART TWO 99051 PART TWO PART ONE 1 j �I
�j BK41 PG1 14 jj it DEVELOPMENT PLAN
60
�I j j I 1 ii SHAGBARK CT
I I ,
I1 ,
------- / WA---- .
—. —..—..—..—. —..��..—..— .—..—..—..— .—..—..—.. ---- -- - ---- ---- `
1
I -
- --------------
,�..—. A.3 .88 1 - ----
-'
1 591,84Q \ \
CITY EXISTINGIOWA
POND -- - - /
1 C.2 56------- �� SHAGBARK CT
\ yr r - ----
j 620 CA
j CARDINAL
,
ROAD
}
i` APPLICATION NOTES
r�.
\
APPLICANT INFORMATION
THE PROPOSED DEVELOPMENT AND ASSOCIATED PROPERTY OWNER
B 2 - - - f C I
_ - PUBLIC IMPROVEMENTS WILL IMPACT LESS THAN WESTERN HOME INDEPENDENT
ass-- - - - . `` ;'j 35% OF THE CRITICAL SLOPES. THE REDUCTION
LIVING SERVICE, INC
\ > - I ' 5703 CARAWAY LANE
- = ' II III i
OF THE REQUIRED WETLAND BUFFER WILL
\ - REQUIRED A LEVEL II SENSITIVE AREA REVIEW.
'l� Q CEDAR FALLS, IA 50613
\ \ D
\ WILL BE MET VIA "FEE IN LIEU" PAYMENT.
\ WESTERN HOME SERVICES, INC
>r 5703 CARAWAY LANE
\ -- -- -- \
_- - _ ,�^ , _ _ — — — --------- --------- 1� 1 1 -- -_---- CEDAR FALLS, IA 50613
------------- -------------------- -- ----- ------ CIVIL ENGINEER
-
�' ' -fi ---- WELCH DESIGN AND DEVELOPMENT
\ -
`o MICHAEL J. WELCH, PE
- -- y PO BOX 679
NORTH LIBERTY, IA 52317
AUDITOR'S
CARDINAL I PARCEL ` ` �' >> 'moo _ _ (319) 214-7501
HEIGHTS 99051 ROW � \ ;I'' 355
4. 9Ac `� BUTTERNUT CT
BK41 PG114 1'
,
---------------
----------7 _ - ------------- A.1
\
-----------
_ -------- I 1
v I
v
v
v
v
DEER CREEIE 1�D, "
SHEE------------------
T INDEX
\
\
—..—.. T -� - --- '
— —
� I Z
— - rn
SHEET SHEET NAME
-
=- z - ,__ "" -' -- - \60
SADP-1 REGLUATED SLOPES
-- --- _> I ---------- _ _ - -----_ 7
gq \
- 12 �iDPE __-164 _-"-- ,I�';;o'�' -_73p-'---,;=' �'_ - _- - --758-
1,1 INV INV76 51 s - 1 LL EXISTING ---___-- _-------__ 343 \ SADP 2 WOODLANDS
{---------- 766 - 1 STORM WATER ----- ---756
1''M,1'' 1'1'I i f ..�
----- - I BUTTERNUT CT
--�-- ` --- 764 --- BA _ --- --
- - --- SIN -;_--- `\ \`' - --- 75
--- ----
;` r
62
� I \
i
--- ---
760
5g ------ 1 '
---- ST ANDREW PRESBYTERIAN `-
58
,
I'
352- E , Q, . ' ,' CHURCH PART 0 N E ---- ---- ---- --
-' _ ENGINEER:
750 1 1 w - --- ------- -
16 ----
P`\ 1JTLOT B 48
' \1 I Q 0 A 7 E
-748 ; f ---- _ - --- -
>4g - ; 11 6tt' \`\ }— 1 I welch---------- N _ ---_-- ---------- 44 \ 3 31
------ - ` -------------------- BUTTERNUT C T
744; \ design+development
o Z
742
I \
�� , � � ``',�\-,-'- 7 Shoemaker
' 4.23-Ae-'
60
IK-122 SF __74= 1 Haaland
�� ;1, Iln \\ ---------------
CLIENT:I I
Ld
41 -� 6I r / WESTERN HOME INDEPENDENT
Z ' "-------- ;' ' LIVING SERVICES INC.
PROJECT NAME:
\
Q6• { - \
�L \
WESTERN HOME GPD
- -�14 ��," / OF IOWA CITY
'4 �. -- _ os REVISION LOG:
� ! IMPACTED STEEP SLOPES: IMPACTED CRITICAL SLOPES: PROTECTED SLOPES: REGULATED SLOPE LEGEND:
T`i' ---' ,�,
REV DESCRIPTION DATE
LOCATION AREA(SF) LOCATION AREA(SF) LOCATION AREA(SF) CITY SUBMITTAL 09-11-24
• 38-- \ A GOOD NEIGHBOR MEETING 11-06-24
I O O O STEEP SLOPE (18%-25%) jri� j
�� Ao A.1 31,723 B.1 14,976 C.1 10,654 B RESPOND TO CITY COMMENTS 11-14-24
i J \
301 i A.2 158,513 B.2 5,089 C.2 28,869 CRITICAL SLOPE (25%-40%)
CAM P
o /sue sr
`" SHEET NAME:
6 CARDINAL 34__ v °4 `04 •(G4) - (G4)_ = \ A.3 71,956 B.3 53,174 TOTAL PROTECTED SLOPE 39,523 PROTECTED SLOPE (> 40%) REGULATED SLOPES - FINAL
0 LAY
R D I 1 u
\ \.
�, J o \ A.4 38,765 TOTAL IMPACTED 73,239 THERE WILL BE NO IMPACTS TO THE PLANNED DEVELOPMENT OVERLAY &
EST HOM GP
OF I0 CITY
o PROTECTED SLOPES OR PROTECED PROTECTED SLOPE BUFFER SENSITIVE AREAS DEVELOPMENT PLAN
N I \ TOTAL IMPACTED 300,957 TOTAL CRITICAL SLOPE 239,797 SLOPE BUFFERS
� 32 i n \ I CARDINAL I NAL VILLAS CONDOMINIUMS \ \ PROJECT NO: PROJECT MANAGER: SHEET NUMBER:
Z1� TOTAL STEEP SLOPE 324,254 PERCENT IMPACTED 31% CONSTRUCTION AREA LIMITS 1025 WELCH
N I
W O I 1
\. PERCENT IMPACTED 93% REVISION: ISSUED DATE:
SADP- 1
a a \ B 11-14-2024
j CARDINAL
POINTE S-OL�TH II 1 1
PARTS TWO \�.�j Site Site I Ac ,r— —.._.
1,378,779 SF I -
I — I
CARDINAL CREEK
jj 30' STREAM CORRIDOR
1 0 50 100 150 00
50' STREAM BUFFER
1 WHEN PRINTED ON 22"x34"SHEET \ �_
AUDITOR'S 1" = 100'
CARDINAL II CARDINAL RIDGE PARCEL CARDINAL RIDGE �� CARDINAL RIDGE �1
HEIGHTS II PART TWO 99051 PART TWO PART ONE 1 j �I
�I BK41 PG1 14 60
�I j i I I 1 ii SHAGBARK CT \
A�j----
I I '`luullllh� t -',
--------------- I (
A
1 ---------
'
40 ;I
EXISTING -------------
------ -- ; I �Ij ________________________
1�
---
j 620 CA !' I SHAGBARK CT
CARDINAL �� ; ��� ` �'-rr
I I
/,l
i
1 v ,v - A
Iv
I ROAD � ;� ---- -,, -�, - __ ; ,�; ;,, --I----iI
.<
V , I A�♦ . .
ij
_ I
I nA IN I
O _I -I - -
l /
I '
,i
INN
1 \ \
- --------------------- _ --------- - `I i1 'I`I_--- -------
C.1 _- ----- ------ - -------
.. 1
--- -- -- - `•`♦ - -- -- --
\ -------------- I ' `-t----- -------
r= --
'459 pf - --- 11 1 -4
NN
AUDITOR'S
\ `
CARDINAL PARCEL r Q ,`�'`
R(JW ---' 7;.1g Ac 355 J.
HEIGHTS 99051 ! 4.i9Ac 3A2,92 O'S BUTTERNUT CT
BK41 PG1 14 - �= I;' j
--- NN ----
-- ----- I
---------- -----
\
\
--
!1� - _ ----- ----- ------------- ; _ ;
� c j LEGEND: WOODLANDS & WETLANDS
�
--
rn
------------
-------- --------------
DEVELOPMENT RELATED:
- ' - _ I z 1 PRESERVED WOODLAND j
I
I
r
--- /
\
1
c
\
\
1
— — — BUFFERED WOODLAND
ER CREED �D,- `' -- - -
DE i
\ I
\ I I
\
♦
I ` `
ACTED LAND
I \
_, I z
-- — RI IMP WOOD
' ------ -` 1 ---------- ---- --' ---- _ --'-
'- 1, 12" \fiDPE i" -- - - - - --- ----- - ------- a WETLAND BOUNDARY WL
INV`7 9.51 N
-.J ; ;' ,-' --- - ----I'`, '- EXISTING ` ------__ �. 1 \
---- 11 -
INV 76a.27 S - - - 343
-
1 \ - . I 'I I STORM ER -----------
-------- \1 --- 1 \\` i i -- - --- ---- -- --------------- + 1 BUTT T CT WETLAND BUFFER
� � ORM WAT
1 BASIN ERNU IMPACTED WOODLANDS
-�---' ------
-----
' --------I `I'%
- -
DEVELOPMENT RELATED IMPAC
TS
TION AREA LIMITSL N AREA, CONSTRUC
--
-' II ----- ' -
- •L- -----1
--------, ST ANDREW PRESBYTERIAN _
-------------
OUTLOT B
B
\ 1,3
1g
ENGINEER.
-------------w1 CHURCH PART ONE ------ --___'-- _--- -------------- 9,987-----_ ----------------
Welch
1
BUTTERNUT CT
1 ----'-.--- --_----- - ----------------------- C.3 1,872 design+development\
I''', 29,254 Shoemaker
( I --� ids---' 4.23--Ac-` 1 ( ' IMPACTED AREA 42,431 15.0%
"'`` . 184;122 SF T', H a a I a n d
II lodI - — BUFFERAREA 83,878 29.7%
_ I -------------- I �\ I I I CLIENT:
TOTAL EXISTING AREA 282,624 WESTERN HOME INDEPENDENT
Z �'` -------- PERCENT RETAINED 55.3%
uj
__ __ ;�;, ` LIVING SERVICES INC.
a �, 1 PROJECT NAME:
Z % I -" I PER IOWA CITY CODE, RS-8 ZONE MUST RETAIN AT LEAST
_ E I\ - - \
N i, -- ---- \ \ 50%WOODLANDS. WOODLANDS WITHIN THE BUFFER W PD
0 I ``\` \\`` I"` --- - --- ___--_----- ---- /' / AREAS DO NOT COUNT TOWARDS RETENTION VALUES.
�\ ►`', \\ - - ------ ------------ WESTERN HOME G
P ------------------------- �- / \ OF IOWA CITY
// `s \ REVISION LOG:
(" WETLANDS REV DESCRIPTION DATE
THE BUFFER ASSOCIATED WITH THE WETLAND WILL
Y � / \ BE REDUCED BY 50' TO MAINTAIN NO LESS THAN 50' CITY SUBMITTAL 09-11-24
\ ROUND THE WE
PER SECTION A GOOD NEIGHBOR MEETING 11-06-24
----- F BUFFER A
14-5I-6E-3. B RESPOND TO CITY COMMENTS 11-14-24
0 301 ------t.= a �, \
CAMP I
REFER TO THE WETLAND REPORT FOR ADDITIONAL
N
INFORMATION REGARDING THE BUFFER REDUCTION
CARDINAL __-- ` \
Q (G4) (G4) •(G4) (G4)_
_ — AND WETLAND CHARACTERISTICS. SHEET NAME.
°' RD I \ \ WOODLANDS/WETLANDS - FINAL
J g �I \ PROVIDE SILT FENCE ALONG CONSTRUCTION AREA PLANNED DEVELOPMENT OVERLAY &
o LIMITS WHERE RUNOFF WILL FLOW TOWARD THE
N CARDINAL VILLAS CONDOMINIUMS I I \ WETLAND,THE WETLAND BUFFER AREAS, EXISTING SENSITIVE AREAS DEVELOPMENT PLAN
c I \
\� I N o s \ BASINS, OR OTHER DOWN-SLOPE AREAS THAT WILL PROJECT NO: PROJECT MANAGER: SHEET NUMBER:
N I I \\ NOT BE DEVELOPED. DETAILED DESIGN OF THESE 1025 WELCH
w I i I \ MEASURES TO ACCOMPANY THE CONSTRUCTION REVISION: ISSUED DATE:
o Q p v o \ DRAWINGS AND FINAL SADP. B 11-14-2024 SADP-2
as1
� CARDINAL PARKING & TRAFFIC DATA GENERAL SITE DATA:
P01 NTE SOU,TH Site 1 _ _ _
PART\ TWO \/I 31.65 Ac - - - - / OFF-STREET PARKING REQUIREMENTS UNIT COUNT:
i' 1,378,779 SF GROUP LIVING - MEMORY CARE 1 PER 3 BEDS 32 BEDS 11 STALLS COUNT AREA TOTAL
j 1 PER EACH STAFF 16 STAFF 16 STALLS SINGLE-FAMILY UNITS 29 2,625 SF 76,125 SF
SUBTOTAL 27 STALLS DUPLEX UNITS 8 2,850 SF 22,800 SF
cq
CLUBHOUSE CONDO (BUILDING #101) 14,150 SF
i 30' STREAM CORRIDOR - MULTI-FAMILY #101 - INDEPENDENT ELDER 1 PER UNIT 16 UNITS 16 STALLS TWO-BEDROOM UNITS 8
\ / 0 50 100 150 00
j 50' STREAM BUFFER - THREE-BEDROOM UNITS 8
� MULTI-FAMILY #102 ATTACHED CONDO (BUILDING #102) 14,150 SF
WHEN PRINTED ON 22"x34"SHEET
- INDEPENDENT ELDER 1 PER UNIT 16 UNITS 16 STALLS TWO-BEDROOM UNITS 8
AUDITORS 1" - 100
CARDINAL RIDGE CARDINAL RIDGE COMMERCIAL OPEN TO PUBLIC 1 PER 250 SF 2,320 SF 9 STALLS THREE-BEDROOM UNITS 8
CARDINAL II CARDINAL RIDGE I it
I PARCEL I I 11
HEIGHTS PART TWO 99051 PART TWO PART ONE ATTACHED CONDO (BUILDING #103) 14,150 SF
BK41 PG 1 14 60 MULTI-FAMILY #103 TWO-BEDROOM UNITS 8
SHAGBARK CT INDEPENDENT ELDER 1 PER UNIT 16 UNITS 16 STALLS THREE-BEDROOM UNITS 8
SUBTOTAL 57 STALLS TOWNHOUSE UNITS 20 1,220 SF 24,400 SF
TOTAL PARKING REQUIRED 84 STALLS MEMORY CARE/ASSISTED LIVING BEDS 32 17,400 SF
TOTAL 137 162,655 SF
i
OFF-STREET PARKING PROVIDED
LIVING - MEMORY ARE ITE INTERIOR 2 TALL PAVEMENT AREA(EXCLUDESAMP CARDINAL RD 24 7 F
�I _ _ 16' _ I \ \ I I GROUP G 0 C S 0 0 STALLS C C ) 5,05 S
- - - - -
- - - / `\ r LOT 1 II \ss\\ IMAGINARY LOT LINE EXTERIOR 12 STALLS TOTAL BUILDINGS AND PAVEMENT 407,730 SF
/ �' 30 1 29 15.88 Ac li \� \ SHOWN FOR ZONING SUBTOTAL 32 STALLS TOTAL DEVELOPMENT AREA 1,359,180 SF
8,677SF 691,840 SF ss NET LAND AREA FREE OF BUILDINGS, PARKING, DRIVES 951,
9,184 SF \ COMPLIANCE (TYPICAL) 450 SF
� EXISTING BUILDING #103 .\�� I / \\ I s - � MULTI-FAMILY SITES 30.0
POND 16 RESIDENTIAL UNITS y _ �.. I \4 70
620 CA 3 STORIES _ ;;� If SHAGBARK CT BUILDING #101 INTERIOR 20 STALLS
\ SINGLE-STORY POOL BUILDING #102 INTERIOR 17 STALLS LOT AREA(ACRES) 31.20
- - - /" I .
I CARDINAL �- -- � I IMAGINARY SETBACK I �. � 2 (SEE WAIVER REQUEST #3) EXTERIOR 10 STALLS
1 � �j ROAD i �� 32 l / / SHOWN FOR ZONING \ 3 1 III 1 10,259 SF BUILDING #103 INTERIOR 23 STALLS RIGHT-OF-WAY(LOT A) 4.19
7,152 SF / / f COMPLIANCE (TYPICAL) /% 10,478 SF I I 1 v EXISTING PIPELINE EXTERIOR 17 STALLS
EASEMENT BK341 PG248
SUBTOTAL 29 STALLS NET ACREAGE 27.11
7,150 sF / /-/ UNITS/ACRE 5.1
W�� I �� �� � / / TOTAL PARKING PROVIDED* 119 STALLS * ASSUMES EACH MEMORY CARE OR
.� �� /���
� 25 * DOES NOT INCLUDE STREET PARKING ASSISTED LIVING BED = 1 UNIT
I 7 150 SF �
w I 466 15,5 9 SF 18, 6
I m�I SF i 27 � \ C, � BICYCLE PARKING TO BE PROVIDED WITHIN THE PARKING STRUCTURES COMMERCIAL USES OPEN TO PUBLIC
\ _ _ _ `7,126 \ \ BUILDING #102 2,320 SF
103
\ - Q
- F-- / \ TRAFFIC PROJECTION ITE 11TH EDITION : BUILDING #103 4,000 SF
61,340 SF �.� - - - 18,267 SF / Q � 21 ( )
7,150 ,�. AT INTERSECTION OF DEER CREEK ROAD AND GATHERING PLACE LANE
> \ HOUSING TYPE TRIPS PER DAY NO. UNITS DAILY TRIPS ALL COMMERCIAL USES MUST MEET CN-1 STANDARDS
20 \� SENIOR - SINGLE-FAMILY* 4.31 29 125
7,1
SENIOR - DUPLEX* 4.31 8 35 RS-8 BASE ZONE DIMENSIONAL STANDARDS
MAINTENANCE \ s �/ �� I 5 I ( I 7 $ / / �� / �. / SENIOR - MULTI-FAMILY 3.24 48 156 SINGLE-FAMILY LOTS
BUILDING \ ; / i �\ 7 4 �I 7,144 SF I:I 7,15o SF JI:I 7,150 SF JI.I 8,685 SF�� / 9� / / \ / TOTAL 316 LOT AREA- MINIMUM 5,000 SF
3,100 SF 19 �� * SENIOR DUPLEX UNITS ARE COUNTED AS "DETACHED" LOT WIDTH 45 FEET
8,243 SF 17,967 SF LOT FRONTAGE 40 FEET
AUDITORS \ % ,�\ 2 �V - - �/ / -�"� �. REQUESTED WAIVERS SETBACKS
CARDINAL PARCEL 7,150 S > \� LOT 2 / �` 10 '\ �A 1. REQUEST A REDUCTION FOR THE REAR SETBACK ASSOCIATED WITH UNIT 9 FROM 20 FEET TO FRONT 15 FEET
\ \ 7,150 SF lam,�, \�
HEIGHTS 99051 10 / / 1o9W Irk\ 1 \� 'y - - 18 Ac - - - - - - \ \ `Y� 355 16 FEET. GARAGE DOOR 25 FEET
i7,150SF , � - / \ �� t�` 18 BUTTERNUT CT
B K 41 P G 1 14 �. '>�. / _ \�,./ �� 11 9,592 SF /� i / 2. REQUEST A REDUCTION FOR THE FRONT SETBACK ON CULS DE SAC FROM 25 FEET TO 15 FEET SIDE 5 FEET
\ v.. , \ 50 SF ,/ \\ �jL' / i % AND WAIVE REQUIREMENT FOR UNITS TO BE SET 30" ABOVE ADJACENT PUBLIC SIDEWALK REAR * 20 FEET
- - - - 1 - - I (14-3A-4K-1a(4))TO MAINTAIN ACCESSIBILITY. NOTE THAT A DRIVEWAY OF AT LEAST 25' * REQUEST 16' REAR SETBACK FOR UNIT 9
BUILDING #102 --- 102-5' s ' ST i V / 12 1 \ \ :=47,60 5 � _ - - �� --,,� AAA �� 17 WILL STILL BE PROVIDED FOR EACH UNIT ON THE CUL DE SAC.
NEIGHBORHOOD --- -y ��� -- \ V 7,983 SF \ 11,937 7 SF
�_ -1 I ;STORM WATER 3. REQUEST A REDUCTION OF TWO REQUIRED COMMERCIAL PARKING SPACES FOR EXTERIOR MULTI-FAMILY ZONE DIMENSIONAL STANDARDS
COMMERCIAL AND -� I ��,-V ' �� RETENTION V A
i_ � QJ PARKING FOR BUILDING #2 DUE TO PROXIMITY TO SENSITIVE AREAS (14-3A-4E-4) SETBACKS
RESIDENTIAL UNITS �- -� I I I I �� \ �
L 1- BASIN (WET
S_---- - Y 13 1 C 4. REQUEST AN INCREASE IN THE MAXIMUM BUILDING HEIGHT FROM 35' FOR TO 45, FOR FRONT 20 FEET
3 STORIES - I 9 ° �� 101 I '��'�' �� -'� ' ' �� � � 77 SF 16 � I I
1 41,972 SF 1 ' -- _; i 71183 s i BUILDING #101, BUILDING #102, AND BUILDING #103 TO ADDRESS SITE TOPOGRAPHY (GRADE SIDE 10 FEET
L J
PLANE CALCULATION)AND ROOFTOP FEATURES. REAR 20 FEET
J I - - - - - 3 I I I 14 I I I 15 C 5. REQUEST A REDUCTION FOR THE FRONT SETBACK ASSOCIATED WITH TOWNHOME-SYTLE, BUILDING SEPARATION 20 FEET
- - -
I 066 SF I I 7,700 S I. -� MULTI-FAMILY BUILDINGS FROM 20 FEET TO 15 FEET TO REMAIN CONSISTENT WITH OTHER
��; i L - -I J I SINGLE-FAMILY HOMES WITHIN THE DEVELOPMENT
DEER CREEK RD " -w
1 I - w
ST
-----
- - -- ---- -- - - - - - -
`
- w-
- - - - - - - - - --_ rn MINOR MODIFICATION
- -
T \.` \ 1. APPLICANT TO SEEK A MINOR MODIFICATION TO ALLOW OFF-STREET PARKING TO BE LOCATED
w ,2" HOPE PRIVA E WATER
i �- I � \ „ ALONG THE SIDE OF BUILDING 103 DESPITE MULTI-FAMILY SITE DEVELOPMENT STANDARDS
s
BUILDING #101 MAIN OOP AND EXISTING \ \ 343 \ FOR PARKING REQUIRING PARKING TO BE LOCATED BEHIND THE BUILDING. THE SITE
- I STORM WATER \
III e r _-� I CLUB HOUSE �,
20� EA EMENT BASIN \ BUTTERNUT CT TOPOGRAPHY AND SENSITIVE AREA RESTRICTIONS MAKE LOCATING PARKING BEHIND THE
- 16 RESIDENTIAL UNITS I
3 STORIES ' / BUILDING IMPRACTICAL. THE PARKING WILL BE SCREENED FROM VIEW ON GATHERING PLACE�� � � � I I
LANE.
a 1 i I 2-STORY COTTAGE - - - - - - - - -
AS I J 16 BEDS- MEMORY CARE N OUTLOT B z 331 NOTES:
ENGINEER:
0 I W 16 BEDS-ASSISTED LIVING 0.16 Ac L BUTTERNUT CT 1. ALL STREETS ARE PUBLIC.
U 20 INTERIOR PARKING STALLS I
CONSTRUCT TURN AROUND \ welch
2. PARKING REQUIREMENTS ASSUME "ELDER APARTMENTS".
A20 I � AND STUB PAVEMENT TO \ 3. ALL CURB STOPS FOR WATER SERVICES TO BE LOCATED WITHIN PUBLIC RIGHT-OF-WAY WITH design+development
IQ (D CONNECT TO SOUTH. MIN. 39 RAD. AT \ UNIT ID/ADDRESS PERMANENTLY MARKED ON THE CURB STOP.
6 LOT EXISTING WATER LINE I I EDGE OF PAVEMENT \ 4. THE DEVELOPER/OWNER SHALL BE RESPONSIBLE FOR SNOW REMOVAL FROM THE ANGLED Shoemaker
I
823 c I W 3 \ STREET PARKING EVEN THOUGH STALLS ARE IN THE PUBLIC RIGHT-OF-WAY. H a a I a rl
Q Z \ 5. REFER TO SHEETS SADP-4 AND SADP-5 FOR LOT DIMENSIONS FOR THE "IMAGINARY" LOT LINES
U A16 REQUIRED BY PLANNING STAFF CLIENT:
A10 ST ANDREW PRESBYTERIAN / WESTERN HOME INDEPENDENT
W CL 1 j CHURCH - PART ONE LEGEND: LIVING SERVICES INC.
J � \
o Q �� - �� ��� �� ( UNIT TYPES: PROJECT NAME:
N CARDINAL U r
0 HEIGHTS I \\ \ SINGLE-FAMILY CONDO - WALKOUT Q WESTERN HOME GPD
\ �� SINGLE-FAMILY CONDO - SLAB OF IOWA CITY
CL 8" RCP
z iNv 743.39 REVISION LOG:
J
----- - --- J A I - DUPLEX CONDO (2 UNITS) REV DESCRIPTION DATE
CITY SUBMITTAL 09-11-24
MULTI-UNIT CONDO A GOOD NEIGHBOR MEETING 11-06-24
B RESPOND TO CITY COMMENTS 11-14-24
N
301
W
T WNH ME
04 CAMP _ - "'
_0 4 � SHEET NAME:
(G4� (141 (G4
\ COTTAGES: MEMORY CARE
CARDINAL D � �I I � - -
CONCEPT PLAN - PRELIMINARY
v
PROTECTED SLOPE (> 40%) CIZ13 PLANNED DEVELOPMENT OVERLAY &
oN J I
CARDINAL VILLAS CONDOMINIUMS \ \ SENSITIVE AREAS DEVELOPMENT PLAN
A PROTECTED SLOPE BUFFER PROJECT NO: PROJECT MANAGER: SHEET NUMBER:
,� �v 1025 WELCH
I \ CONSTRUCTION AREA LIMIT ---- REVISION: ISSUED DATE:
B 11-14-2024 SADP-3
CARDINAL
AUDITOR'S CARDINAL RIDGE CARDINAL RIDGE �� EXISTING PIPELINE
POINTE SOUTH --
PART 0 N E
j PART TWO PARCEL � PART TWO EASEMENTBK341 PG�48; ,a
99051 -'- -
�t- ,
B K 41 P G 1 14 5------------------
�
I I
--------------
' III1 1 I
II I
I II
---748\ � II
II'1'1111
; I III
I I'
;'/ ,I■■
,
;I-
,
5.8 c----------_-
r
0 25 50 75 100
LOT' WHEN PRINTED ON 22"x34"SHEET
`4,
lts,SF n i
1 50
52---
f I '' 1 1 I I I 1 ' ' ;' ; , %' 1 I I 1 i /J �� % f I ' 1 _ % / I I 1 I I 1 ■� \
��-
(
_ I " I I 1 1 1 1 `, , I �� 1 ■ (� i, -- — �
1 I 1 1 11 1 I 1 1 11 1 1 '� 1 , I I 1 'J ,-7.J - \ I
� f i % %I 1 it `, � i 1 I I , 1 I I I 1 u 1 ` `I 1 � I '� 1 ,1 � ` ' ' % __----
V o 1 I l �'; /, .� � �� �\ /� ,', � 'I ' ' %' % I ; �
N %I�
i\ 1 V I , ; ; `, , ; �,� ; Q - -- . �I'I ' % ' %I -
1 1 `I 98.,SF 1 f -
1 � II , — , - _
I
1 `I I 1 1
I
I
�' 1 II/��' I
((yyam� I , I l 1 ■ - _ -
Ml,/ ` `, , , 1 I ; �, ; 1 � �, 1 1 1 , III , �'1 ` ` I ■ � -----'
' 1 \\\ 1 i' ' 1 I '' II 1 � �i�' I ' 1 ------ ' I I I 1 I I `I L>�------ -------- ---- ----- ------ —---- -_��-� `
�\ b, �
i 1 1 i
1 , , `I I 1 .� --
I I
I I
i , %� ' , � f7 i iV (� , i A • `� I , , ` I I i , I ��� I I i 1 , i r 1 ` �I� ' ----- " - I 1 i I (� --
/ I I ; �, II \ ;I 1 I ' 1 I I - `\ ____ �
I
I
_ O1
II 1_ III I
-
1 r
10 259 SF
- I '�I- - I I 1 1' I --
-- I I I 1 'l I I - ; ;
- I � I I II
� 1 l -- ` I I IIIII 1 I - J A � 1
EXISTING 7 - - 1 , I`I 1- ;I<n I - ti v I; �r� % 1
`--_ / III 1 - I - /
`V 1 - /1 1 `I
POND - I ��� _ I ,
I 2 _
���. 152 Sr S S 1
� � ,
I 1 , �,� /v���v 10,4,��F -
r
— - 1
1 I
� I -
� 1
1 I I 1 �
I'�I ��I'I , I I ••� I , /��� . �-\ `��`�'' �'``�� ' ; I'1 I f I I I ' � I 1 '�` ' ` ' � �'', `� , ._-_ A � _-- ;
I 1 � ,�f \I 1 I' 1 �/ / 0
1 r
I I I' � 'I �, l 150.Jr v 1 Z .� I`I� 1
1 �
I�
' 1 - BUILDING #�t�
AI 1 - I I1
0o v �\
I l - -
I I 1
/ I
I -yA` I 1 1
o TIA 1<IF ��` 1 / 5
'I
I
In � v
4 1 - I
I'I - 1
i r _ - -- / ,
ice\ `3 STORI�� '� -� � -- -_, � �
I , I -
_ I 1 - - I 1
III - -
I'Il I v v - 5-
e I
-
\ I I
I
1
I
I
I '
,
I I
I I I I
, I I
I
I
I
` \� , � � � � � I I 1 I I i 1 � i i I 1 I I \ %\ / � \•! ____ ______"� /ice � lI _ ____ _________ _ `-_- - 1 I � � 11 � � I
_ 1 15 579 SF
I ` '� i ■ i 1 %�� \._�_-� - y ♦ it I ��• -�/ - 1 1 A li ��`, Ili
_
I I I I I I I
,
I I I I _
,
,
i
\�
i I
I
I �
I '
58, ,
U.�i 5 'C '�� � � - ------------ -' 25' 70' - _ --- -----------
6f;340 SF
,
i' 150 L I /
�1
--ST `ST ST
s
,
/
'
��\ / /� I / /_" _ 5' �c .rO � I \ _� I T
I
---------_ ,'� ,� �., 43 --- — — — — _ gel � _ ��, �` ��`\ -------
/ — -
------------
` III f 'I -
r
I
----------
lee
I
- c�'� 7,i5Crsr-- I id ��.\ 7 15 I \'�,bSS SF � '�\ � : i �
I
"1 \ 7.854 1
7,1
\' `�\' • \\ �; - --- - ------ / i!% �55 j 3 \ ' " " I .I `� •� / ''\\�`\ 9 \ �;' M iAn 5
`` LEGEND
0 8,243 SF
fi
\ T % \ \ �\
•
!/ I
I�
%I � ' • — — i � \ '� ���'�/` � \ \ E UNIT TYPES.
,A 5
r 6 i
5 —
SINGLE-FAMILY CONDO - WALKOUT
lk
\
2IN s
\ _
1
SINGLE-FAMILY CONDO - SLAB
76
AC , DUPLEX CONDO
7,150 SF
-- 9,592 5E /// =fi�� i MULTI-UNIT CONDO
u/ ,
150 sr >5/ \\ ��, \ \ /�° I TOWNHOME
I I
,
COTTAGES: MEMORY CARE
�� i I I T ' / 'ST��ST ST - � ____\ - \\ /</ \ / ,I li' ,
/ / / ' _ ;
,
,
,_- 102 __� , 1 is T � ,bT � ; I ,� ,-- / ,_ ;' � �' v �'' \�\� --- ------------ -------- CONSTRUCTION AREA LIMIT
1197S ENGINEER:
I �
— �J „ I --
s -'' STO WATER \ ------
���`, j I � � RETENTION , welch
I 1 I ,
I 1 ,
1' 1.I
1 I �\
1 1
1
I
i �� I BASIN (WET) � � �=`, ;� 1 .I � / � design+development
Shoemaker
}
I '
I '� V _ :
B �L I N #1 2 I \ - ------ - \ \a 77 sF ' - 1
U G 0 �A j ! I - 16 r 1
�{ NEIGHBORHOOD I I ��19�z sF ^ I - - 7,lsJ s a a I a r�
CQ'MMERCIAL _ 7;3' I �,. I�, �'r,
--- --t-t ' 2
--_ - ' - AND— ----------- �, I I \� _ 1
wW � I ------ -s— II I --- I
iI
- CLIENT:
1b-RESIDENTIAL UNIT W ESTERN HOME INDEPENDENTI BUIf --- -
W OTRI )B HOUS
j
�\ I
I
I
I I
I
`
0 I I l
f1 I
f,
L IVING SERVICES INC.2L
z f PROJECT NAME:
N 16 RESIDENTIAL UNITS \ t� 9 066AND
� 7,71o5sFw 125 w w3 STORIES r� WESTERN HOME GPD
tj
, -- OF IOWA CITY
Z . I
Q /
I
��1 1
I
I \
--� — w\ A_
� � I REVISION LOG:
— � i �w s I fir•sT 1 sT sT s �sT I s
— T - I
I
_ I _ __ _, f REV DESCRIPTION DATE
-- -�- -- ----- -- -- --� / ' - ------------------- w ---- --
w ----- -- - ��------ - - w -
w w w
w \•
Y ..� ��» �� CITY SUBMITTAL 09 11 24
70_________- A GOOD NEIGHBOR MEETING 11-06-24
w
B RESPOND TO CITY COMMENTS 11 14 24
f
, � _-764' _ I 'I � 'I I 1 ,14 I � 730-�__ - � _t � I �------- __. SHEET NAME:
_ (� 'I EXISTING _ -�_
58-
3 __-- - --- -�-- ,6L—// ' 1I' �, 11, II'i 'III, IIII STORM WATER `�--= ,.�, ; ; ', ���`. CONCEPT PLAN NORTH - PRELIMINARY
�`�, ; BASIN - ---- _, '`,; ��` � ` �_ -- - --_/ ------ - PLANNED DEVELOPMENT OVERLAY &
CN
N N - _ -- -_____ / ST ANDREW P R ES T�R N SENSITIVE AREAS DEVELOPMENT PLAN
---
,,/----- ST ANDREW P R E S BYTE R I AN _ r -------- ------
-� ----- ---- ! I i i �� ��`,; `� ` ! - _C H U R H _=_E AR ONE
N r '"' \ — j - PROJECT N0: PROJECT MANAGER: SHEEP NUMBER:
--- CHURCH PART ONE - 1025 WELCH 1 I
--�_--
- _
S REVISION: ISSUED DATE:
I
W AD
B 11-14-2024 S4
CL
7
' - J 7,150 SF
0 I,
-1 F ,
1
1 III� I I'I; 11 oi� ; .� II •V `
150 SF / vA
ST
/ I
—
� 0 25 50 75 100
- f -
102 --SST ST �
WHEN PRINTED ON 22"x34"SHEET
- / —
BUILDIt�tG#��b2 I �� , I i g I' � � sr� '� ^ � \ •\ 1„ 501
=�IEIGHBORI��bD _ I � � s � � ,,,---' STORM WATER
ll = j! Z �� v �- - RETENTION
----COM �A� j I �� I �: I I' I ��� - BASIN (WET)Ul \
�SIDoN4 IAL ONITS I \16 1 ,I
I I \
L} � bRiESJ ----
j ,— ® I �v 8;7 SF n -
V' I 101 I - 7,
I
/%
/
/
/
/
o '
------------------ -- - G
'1 'I I
--- --- --774 ----------- ;- -t BUILDIN�1G101
\
\
776- —
, �I
- I , LUB HOUR l ;I �`ti
I �-
_ I
c ,
------- j Q ESIbNTIAL
I
_ II
I � I 1 - J
1
I 1
' - - - - - — — — -,- — — 3 RIES - - - I
— — —;� � � — — — — ---_-'-mow --- -- j �\ O �� `►� �\ 1'\ N88o,j 102"E �� 9,1166 ----��-- i
i S O Iv
15Q.00' l
/ A/ I
Ih 7I
I � — � � 7
— - - DEER " --
RE +�, t
:R
RD �, - , - �— - - - ------ --- ---- --- i w ' 3 �`�
DEER CREEK ;—� - - -------tT ST
�\ ,- \ o� \ 1 ST ST S ST�S
i -�
` ____--v _—
, I
,-' ST `` I
=_ - - -- - - - - - i I _ _ _ w
_ - II I � 5T I
— _ — — —
\ ,w
I v
I —w —w �
Lid
7 4 w—" —`" " 70______---- -- ------
wI — —
I w v I w v I w v I w - _ —
1
I It
_ - � -w w w w
_ YJ- l
1 w
,71\ -A-
6 N010 17 01"W
- - -�-
---------I- ----- v _ t -
�20.00'
Tb8o 42'S9" 6
I
, ,
I , 1 1
- - --—�__---_
6�
_
20�
I -- --�---s9.931
20.00 EXISTING v-766—_v------ STORM WATER
- -
--
�j
------ ----
--MEM. CARE CO .A BASIN
----- - 62 STANDREW PRESBYTERIAN - ---- -764 ---- MAKLEVEL FF 74.50
I \ — \� H 1 I 1 i ----- ---
I F-- J CHURCH PART ONE 1 1 1
_ --- 762
r- LO�EftEVEL F,'FE = 762.50 ---- --- - �____
_—- - /62 `` \\\\\ \`\\\\\\\\ \\\ \\\\\\\I 1 ST _
IIIII -
"
1
- I I
760
__ Z
~- 758' _ - ---- ----- -- -
1 '
I , I I 1 ,
----------------
W � I I
754-- - I k
5
— \ I I .�
, 52----"- - 1
OUTLOT B
'I O.ib Ac
\'` �r--------- _
-' r''-- --- �`-�
\ 1 / I l ' I � � I S1 I -�' 1 I i 1 O I\\ ` _ __-- i- __-_-_
- ' ' ' i i 11 1 \\ i �'1 0 j -____
,
I I 1 I ___-____ ,--
Lu _ - - ---
I I I --
_ _"--------- ------------------------------
LL.�44 Q 0
I ,
i
( o 112.35' I
-1-� ! - " � / �� -
LI
cp
742 -- -----
� A6
-4,
o I
____ LEGEND:
4.
1 -
1
I1
I
1
I I 1 I I it/
l/
' �\ UNIT TYPES:
SINGLE-FAMILY CONDO
DUPLEX CONDO
� II Al
o MULTI-UNIT CONDO
�''
v` �� A10 TOW N HOM E
0.
— I j
Al
A`- 221 COTTAGES: MEMORY CARE
1, V I j
V 1 1 \SS 5 —SS —54�SS SS SS —SS
I
— — _ __ _ _ __ _ f A2- ' \ CONSTRUCTION AREA LIMIT
----------------
\
ENGINEER:
1,
-- -- welchy�001 _- /
A
design+development
STORM R.---------R
All
44 Shoemaker
Haalan
d
\
I
U) ;' �- � � ----- ---' — — CLIENT:
\ I
\ --- 5T—5T S WESTERN HOME INDEPENDENT
W \
3 \ LIVING SERVICES INC.
PR03ECTNAME:
-
-- o
� 738------- f I
WESTERN HOME GPD
CL
OF IOWA CITY
,,GATHERINGS PLACE LN `
a f sr REVISION LOG:
z 3 - _ _
_t-' i� \ REV DESCRIPTION DATE
CITY SUBMITTAL 09-11-24
Q ' cw (wv
u
a
4,
o16
\ A GOOD NEIGHBOR MEETING 11-06-24
�z �4� ��
��4v ��4v ��4v —��4v (u4) _
B RESPOND TO CITY COMMENTS 11-14-24
734—�--
N
SHEET NAME:
o �<
N Z `\ I I \
o _ \ CONCEPT PLAN SOUTH - PRELIMINARY
PLANNED DEVELOPMENT OVERLAY &
a
N N A SENSITIVE AREAS DEVELOPMENT PLAN
PR031025 : PR03�����GER: SHEET NUMBER:
In 32 -�--
N N
w U REVISION: ISSUED DATE:
B 11-14-2024 SADP-5
LANDSCAPE LEGEND
PLANTS:
I \ O PROPOSED LARGE DECIDUOUS TREE'
/ \ LOT 1 PROPOSED SMALL DECIDUOUS TREE'
/ 30 15.88 Ac I /
6 /�
29 \\ 0 25 50 75 100 PROPOSED EVERGREEN TREE'
��, 8,677 SF 9,184 SF / / s
PLANT SCHEDULE LOCATED ON SHEET L-02 i — \ / \ PROPOSED SHRUB
\\, WHEN PRINTED ON 22"x34"SHEET ---
r 1" = 50,
�o� I I 10'UTILITY EXCLUSION FOR TREES
C7
I 91985 S
� 'SPECIES AS LABELED; PLANTING LOCATION TO BE VERIFIED BY DRIVES, SIGHT
�. ` / ♦ / _ TRIANGLES,AND UTILITIES. STREET TREES SHALL BE INSTALLED A MINIMUM OF 10
r LF FROM HYDRANTS, MANHOLES,AND INTAKES. SINGLE FAMILY STREET TREES
SHALL BE INSTALLED BY LOT OWNER DURING HOME CONSTRUCTION TO PREVENT
- / CONSTRUCTION DAMAGES"
`n PLANT SCHEDULE LOCATED ON SHEET L-02
\ r \ i
,i I l0/ 3 _ 02 PTN 3
\ 7 152 SF � 02-GBT/� � / I 1
—� ^ /
/ ` 03-QRL I / 02-CAP ♦ ` / /^ \ 10,478 SF N I LANDSCAPE REQUIREMENTS
/ \ / 02-OVE / \ 14-5E-7:STREET TREE REQUIREMENTS:
02-AXG —_- ` I A. STREET TREES ADJACENT TO PUBLIC RIGHT OF WAY:
01-GDE ^ 1. ON SINGLE FRONTAGE LOTS, ONE LARGE TREE IS REQUIRED FOR
� // _ \/ \ 4 EVERY FORTY(40)LINEAR FEET OF FRONTAGE OR ONE SMALL TREE FOR
\ 03-CCH / .1/ G /� \ Ol 71150 SF ♦ / EVERY THIRTY(30) LINEAR FEET OF FRONTAGE, BUT NOT LESS THAN ONE
\ TREE PER LOT.
/ y1� 01-PTN ,i 7 �/ 01-QXW i --' 3,325 LF FRONTAGE/40= 83 REQUIRED
/ �/ /
/ I ` 02-COH i\ C G/ 03-QBS \ \
I `� � 115 PROVIDED
3 02-CAP \ �� �\ -� I \` / \ / 25 •/� -- ` 2. ON LOTS WITH MORE THAN ONE FRONTAGE, ONE TREE IS REQUIRED
\ 03-PTN \ ��' \ , 1 FOR EVERY SIXTY(60) LINEAR FEET OF FRONTAGE.
\ I \ i / \ - I 7,150 SF - 03-GBT ' 2,484 LF FRONTAGE/60- 41 REQUIRED
01-CAP \ `\i 10, `10, \ �� / I -i i \ 02 CCH / I 72 PROVIDED
\ ri i
3 I 28 / \ ♦ -03-PXA ' 14-5E-8:TREE REQUIREMENTS FOR RESIDENTIAL USES:
' v 1 / A. MINIMUM REQUIREMENTS:
�^ I 15,579 SF I ; 18,466 SF / 27 / 01 CCH ,� 1. FOR LOTS CONTAINING TWO-FAMILY DWELLINGS, MULTI-FAMILY
■ / I 7 126 SF 1" 01-AXG DWELLINGS, OR GROUP LIVING USES,TREES MUST BE PLANTED ON SITE
\ \ I 1 AT A MINIMUM RATIO OF AT LEAST ONE TREE FOR EVERY FIVE HUNDRED
� I ; / / 02-PTN ♦ \ FIFTY(550)SQUARE FEET OF TOTAL BUILDING COVERAGE OF THE LOT.ANY
/ 02-CCA ` i — COMBINATION OF SMALL AND LARGE TREES IS ALLOWED, PROVIDED THIS
J \ 01-AXG --
z / 01-NSB / 1 03 / i 2 70 - 26 \ COVERAGE RATIO IS MET.
1 ► s1 W - ♦ 02-TTP \ (LOT 19)=5,698 SF/550 SF= 10 REQUIRED
-- i
61,340 SF 01-AXG ; '' -- - ,o1-cAP 18 267 SF - - / '�\ ` 21
11 PROVIDED
, __ 03-CCH \ 71150 > \ (LOT 26)=5,698 SF/550 SF= 10 REQUIRED
o \ ,01-CAP \02-TMH / _ 03-CCT 04-CVW `�03-CCA �r\ / 01-QXW / 11 PROVIDED
a 02--GDE `03-MIP / - -- 01-CCA 04-OVE __ 01-CT �C �c ` z (LOT 28)=5,698 SF/550 SF= 10 REQUIRED
z \ 03-LSR 01-GBT -- _ _ _ - -- _ / 03-PXA \ 12 PROVIDED
\\ 02-CCA 01-QRC _
\ n / -? ST "--02-AXG 04-CCA / (LOT 33)=5,698 SF/550 SF= 10 REQUIRED
`--' ® 20 \ ♦ 11 PROVIDED
- - 01-QMC ,� 03-QXW (LOT 101)=14,153 SF/550 SF= 26 REQUIRED
o \ 02-QRL "- - -
,01-TTP d�' \ 7,150 >L�� \ 26 PROVIDED
/ (LOT 102)=17,203 SF/550 SF= 31 REQUIRED
N I I 31 PROVIDED
N / 03-QMC -- % ' I I �, 02-QBS ` .j\ y (LOT 103)=21,502 SF/550 SF= 39 REQUIRED
N \ / __ 03-TMH \ ♦ 40 PROVIDED
O / -- �, / _ 01'CCT, 'J ♦/ G 7 I \ \ ,\` ', ff--�,/ (LOT 03)=17,369+1,219(20)-
\ / \ 01-OVE 01-CCA- / I I V I 7 150 SF 01-CVW �J. 41,749 SF/550 SF- 80 PROVIDED
\ 4 7,144 SF ,150 SF 8,685 SF �" - \. /
/ I
I 03-CCA ' / 01-AXG ♦ \ ,� 7,854 SF I I —J s o2-AXG /
N 459 SF / I —� I /
\ . / 01-NSB ;, 81243 SF /> \ / 81809 SF / 17,967 SF
05-MAO 02 CVW 03 QRC
' 02coH / \� /' 2
- cP / 6•.
03 SMP 7,150 S \ / /" \ / �� 10
z 02-CCN / �/ LOT 2
g / 7 Q _ _ 7,150 SF °2-TTP /
0 02-CAP /v, 03-CVWIti n C /, 1 / / . 18 Ac / 03-QMC /
0 08-JXM '! 03-QRC /`1 \ 7 150 SF ♦ y / \6.5� / \ �` 18
/.
' p02-NSB / 91592 SF /
� \ � 02-CCN
04-BPF ♦ ' \ ��
\ / 01-PXA /
(� T� (�j _08-CAB -—� �� L (0� / / \ \ \ \ \� ♦ • �;
E —_ — - 03-CCH �< I / / \ \ \
/ \ < \ �,
12
1 -- --J o3-cos i i / V A S ' 11,937 S
� —� C— U.1 � _ —
07-SPD \ i
I —_ �� i 9-AXF I i / / / / ENGINEER:
_� .I I \�'
05-SXB _ i '� — _ 113
v 1 _t _ 1 08 CAB _ I , ,v _ _ - 13 �I 16 / -
v / �j i 1 _ 777 SF 02-TTP - p In
a 05-SMP �� 1 1 \ � / / / i� — � � � � I� �I 7,183 S �.
Q 02 coH 41,972 SF I — v� ;Ln I 0n-QBS
Ul
� � � � � � — � ` \ L o2CCT J ,
o_ 03-CVW ' CNI we c
--------------
\ 1 design +development
o �' �� A� � 14 I I i 15 I CLIENT:
W W � I_ ,066 SF - 7 700 S o. WESTERN HOME INDEPENDENT
' o2-NSB / / `� — .w � °�° LIVING SERVICES INC.
1
W 03-LTT 1 1, M ATC H LI N E ■ L�0 1 `14 / —\ \` \ I L I I I PROJECT NAME:
W 3-LSR _ _ W WESTERN HOME GPD
3 03-QRL 05-SMP 03-CCN -
i -- 01-BPF / L-02 —� w 116 T
05-MAO - 02-LSR , / 1
- - W OF IOWA CITY
a W W W W
REVISION LOG:
o � � \ � � REV DESCRIPTION DATE
�\ CITY SUBMITTAL #1 09-14-22
A CITY SUBMITTAL #2 11-15-22
_ STREET TREES SHALL BE INSTALLED BY LOT OWNER ` = B CITY SUBMITTAL #3 12-09-22
LU
'IF _ I DURING HOME CONSTRUCTION. \ C CITY SUBMITTAL #4 12-15-22
D CITY SUBMITTAL #5 11-13-24
SHEET NAME:
_ CONCEPT LANDSCAPE PLAN
Cq Landscaping Plan is subject to Zoning Code standards which will be reviewed with the site plan. The plan shown here is a concept and is subject to change in compliance with those standards.
PROJECT NO: PROJECT MANAGER: SHEET NUMBER:
1025 WELCH
REVISION: ISSUED DATE:DesiL-0 1
as
D 11-13-2024
03-AXG \ / \ G� LANDSCAPE LEGEND
1 NO2-NSB / PLANT SCHEDULE
PLANTS: ID QTY. BOTANICALICOMMON NAME ROOT NOTES
I \ MATURE SIZE:
LARGE DECIDUOUS TREE PLANTINGS
y O PROPOSED LARGE DECIDUOUS TREE PLANTING SIZE:
N rl -, 04-BPF r!` / �S 7 Aesculus'Autumn Splendor' BB 3045'H X30-35'W;
`V`7 AUTUMN SPLENDER BUCKEYE PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT U'ABOVE GRADE
08-CAB _- i L \� PROPOSED SMALL DECIDUOUS TREE' y 'Espresso'
-+ G mnocladus dioicus 40-50'H X25-35'W;
i 0�- - 03-CCH v - I / �f GDE 8 KENTUCKYCOFFEETREE BB PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT5'ABOVE GRADE
J J 1 _ 10-1
U,607SF -_ T - - BPF 8 DAKO pl PINNACLE
LE BIRCH
DAKOTA PINNACLE BB 30"0'H K DID'W;
PROPOSED EVERGREEN TREE DAKOTA PINNACLE BIRCH PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
AnX■ ■ -- -- -- 7 Carpinus betulus'Fastigiata' BB 30-40'H X20-30'W;
w - -J I I- \ ` \ 0 25 50 75 100 PROPOSED SHRUB CBF COMMON HORNBEAM PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT U'ABOVE GRADE
Z _J 03-COS I T CCT 7 Corylus colurna BB 40- 0'H X25-35'W;
- C L�•� TURKISH FILBERT PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
F-_ , 07-SPD 1 \ WHEN PRINTED ON 22"x34"SHEET (' { Celtis occidentalis'Prairie Pride' 40.50'H X40-60'W;
J __ �� 19-AXF \ 1rr = 50r 10'UTILITY EXCLUSION FOR TREES COH 7 HACKBERRY BB PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT ABOVE GRADE
- -J I II I I COS Carya oata 60-80'H X30-50'W;
05-SXB � v I "SPECIES AS LABELED; PLANTING LOCATION TO BE VERIFIED BY DRIVES, SIGHT 7 SHAGBARK HICKORY BB PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT6"ABOVE GRADE
U I 08-CA B _ I / / TRIANGLES,AND UTILITIES.STREET TREES SHALL BE INSTALLED A MINIMUM OF 10 LSR g Liquidambarsyraciflua'Rotundiloba' BB 60.75'HX20-40'w;
FRUITLESS SWEETGUM PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
,, \ / / / LF FROM HYDRANTS, MANHOLES,AND INTAKES. SINGLE FAMILY STREET TREES
Liriodendron tulipifera 70 130'H X3050'W;
05-SMP / / SHALL R INSTALLED G LOT OWNER DURING HOME CONSTRUCTION TO PREVENT LTT 7 TULIP TREE BB PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT U'ABOVE GRADE
� � 41,972 SF � � / / CONSTRUCTION DAMAGES"
02-COH / 8 Nyssa sylvatica BB 30-50'H X20-30'W;
H PLANT SCHEDULE LOCATED ON SHEET L-02 NSB
I Ln I \ \ BLACK GUM PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
03-CVW I \ \ \ OVE 7 Ostrya Nrginiana BB 3545'H X 15-20'W;
J I EASTERN HOP HORNBEAM PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
LANDSCAPE REQUIREMENTS PXA 7 Platanus x acedfolia'Liberty' BB 4050'H X5050'W;
' _ = LONDON PLANE TREE PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6 ABOVE GRADE
_ I 14-5E-7: STREET TREE REQUIREMENTS: Quercus bicolor 5075'H X40-70'w;
A. STREET TREES ADJACENT TO PUBLIC RIGHT OF WAY: QBS 7 BB SWAMP WHITE OAK PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
02-NSB 1. ON SINGLE FRONTAGE LOTS,ONE LARGE TREE IS REQUIRED FOR 7 Quercus muehlenbergii BB 40-60'H X50-70'W;
03-QXW 1 I 1 EVERY FORTY(40) LINEAR FEET OF FRONTAGE OR ONE SMALL TREE FOR QMC CHINKAPIN OAK PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
02-PSE ----------- MATC H LI N E ■ L-0 1 EVERY THIRTY(30)LINEAR FEET OF FRONTAGE, BUT NOT LESS THAN ONE Quercus rubra'Clemons' 60-80'Hx60-80'W;
03-LTT - ■ TREE PER LOT. QRC 7 RED OAK BB PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
4 03-LSR 3,325 LF FRONTAGE/40= 83 REQUIRED
DEE CREEK RI) 03-QRL 05-SMP 03-CCN _ - 115PROVIDED QRL 8 Quercusrubra'Long' BB 60.!TRUNKDIAME;
03-CBF ii -- 01-BPF L-0 _ RED OAK PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6 ABOVE GRADE
05-MAO 02-LSR I 2. ON LOTS WITH MORE THAN ONE FRONTAGE, ONE TREE IS REQUIRED QXW $ Quercus x warei'Long'REGAL PRINCE BB 40- 0'H X20-25'W;
REGAL PRINCE OAK PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT U'ABOVE GRADE
01-COH --' FOR EVERY SIXTY(60)LINEAR FEET OF FRONTAGE. Tilia mongolica'Hanest Gold' 2545'H X20-30'W;
- `N 2,484 LF FRONTAGE/60= 41 REQUIRED TMH 8 MONGOLIAN LINDEN BB PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
-- W W W W 72 PROVIDED
TTP 7 Tilia tomentosa'PNI 6051' BB 50.70'H X30-40'W;
SILVER LINDEN PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
LLl 14-5E-8:TREE REQUIREMENTS FOR RESIDENTIAL USES:
A. MINIMUM REQUIREMENTS: GBT g Ginkgo biloba'The President' BB 4550'H X30-40'W;
Z GINKGO PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT U'ABOVE GRADE
W 1. FOR LOTS CONTAINING TWO-FAMILY DWELLINGS, MULTI-FAMILY
DWELLINGS, OR GROUP LIVING USES,TREES MUST BE PLANTED ON SITE PTN 9 Populus tremuloides'NE-ARB' BB 3540'HX10-20'w;
- 10-PAC , LU AT A MINIMUM RATIO OF AT LEAST ONE TREE FOR EVERY FIVE HUNDRED I PRAIRIE GOLD ASPEN PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
-- U FIFTY(550)SQUARE FEET OF TOTAL BUILDING COVERAGE OF THE LOT.ANY 158 TOTAL
06-CAS J =J I COMBINATION OF SMALL AND LARGE TREES IS ALLOWED, PROVIDED THIS
01-LSR 07-JXM F__ __1 COVERAGE RATIO IS MET. SMALL DECIDUOUS TREE PLANTINGS
05-SPD I I � Cercis canadensis'Northern Strain' 20.30'H X25-35'W;
CCN 12 BB
03-CAB L__ _- (LOT 19)=5,698 SF/550 SF= 10 REQUIRED EASTERN REDBUD PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
L- _ z 11 PROVIDED CCH 14 Cercis canadensis'Hearts of Gold'PP#17,740 BB 2535'H X20-25'W;
EL 1 I � (LOT 26)=5,698 SF/550 SF= 10 REQUIRED HEARTS OF GOLD RED-BUD PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT U'ABOVE GRADE
q 1 _ 11 PROVIDED
� i-- Cornus alternifolia 1525'H X20-35'W;
w -_ w (LOT 28)=5,698 SF/550 SF= 10 REQUIRED CAP 15 PAGODA DOGWOOD BB PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT U'ABOVE GRADE
01-BPF L- J I = 12 PROVIDED Malus ioensis'Prince Georges' 10-15'H X10-15'W;
Z I Q (LOT 33)=5,698 SF/550 SF= 10 REQUIRED MIP 18 PRAIRIE CRABAPPLE BB PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT U'ABOVE GRADE
07-JXM __ _ _ r�rr-�L 11 PROVIDED
Z I V CC14 16 Carpinus caroliniana BB 20-30'H X20-30'W;
rn 06-CAS L - - - I (LOT 101)=14,153 SF/550 SF= 26 REQUIRED AMERICAN HORNBEAM PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
0 02-CBF 26 PROVIDED AmelanchierXgrandiflora'Autumn Brilliance' 1525'H X20-25'W;
Q L- J I (LOT 102)=17,203 SF/550 SF= 31 REQUIRED AXG 14 AUTUMN BRILLIANCE SERVICEBERRY BB PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
Ld
O 03-CAP 31 PROVIDED SPD 12 Syringe pekinensis'DTR'124 BB 1520'H X10-1SW'
(LOT 103)=21,502 SF/550 SF= 39 REQUIRED SUMMER CHARM TREE LILAC PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
40 PROVIDED
J C Ln CUW 15 ataegus Nridis'Winter King' BB 1520'H X10-15'W;
No Q '02-LTT Ln 01-MIP (LOT 03)=17,369+1,219(20) GREEN HAWTHORN PLANTING SIZE:MIN.OF 1.5"TRUNK DIAMETER AT 6"ABOVE GRADE
0 Z 41,749 SF/550 SF= 76 REQUIRED 116 TOTAL
o � 02-BPF 04-SXB 01-CBF 02-NSB 80 PROVIDED
3r cl� 03-CAB 03-CCN EVERGREEN TREE PLANTINGS
Q I 04-S M P
U 02-CBF I Picea abies 4050'H X2530'W;
EL
d 02-GDE Ln PAN 2 NORWAYSPRUCE BB PLANTING SIZE:MIN.OF 3 HEIGHT TO TOP OF TREE
n
?� Pinus strobus 50-80'H X20-40'W;
U PSE 2 EASTERN WHITE PINE BB PLANTING SIZE:MIN.OF 3'HEIGHT TO TOP OF TREE
N
O4 TOTAL
N
I �
N '
DECIDUOUS SHRUB PLANTINGS
CAB 22 Clethra alnifolia'September Beauty' CONT. 45'H X35'W,PLANTING SIZE:5 GAL @ 36"MIN.HEIGHT
LOTSEPTEMBER BEAUTY SWEET PEPPERBUSH
w
0- Spiraea x bumalda'Anthony Waterer'
< 4 Ac SXB 9 CONT. 34'H X3-4'W;PLANTING SIZE:2 GAL @ 18
■ "MIN.HEIGHT
c� I ANTHONY WATERER SPIREA
Z CAS 12 Clethra alnifolia'Sixteen Candles'
CONT. 34'H X3-4'W;PLANTING SIZE:2 GAL @ 18"MIN.HEIGHT
:5 � SIXTEEN CANDLES SWEET PEPPERBUSH
N Azalea x'Fragrant Star'
AXF 19 FRAGRANT STAR AZALEA CONT. 45'H X34 W,PLANTING SIZE:5 GAL @ 36"MIN.HEIGHT
Syringe meyeri'Palibin'
NSMP 17 DWARF KOREAN LILAC CONT. 45'H XS7'W,PLANTING SIZE:5 GAL @ 36"MIN.HEIGHT
alo 79 TOTAL
N
0 04-CO S 02-MIP
EVERGREEN SHRUB PLANTINGS
I 01-PTN
PAC 10 Picea abies'Cupressina' CONT. 20-25'H X 4-6'W;PLANTING SIZE:5 GAL @ 36"MIN.HEIGHT
E CUPRESSINA NORWAY SPRUCE
MAO 10 Mahonia aquifolium
OREGON GRAPE-HOLLY CONT. 3-6'H X 3-5'W;PLANTING SIZE:5 GAL @ 36"MIN.HEIGHT
OREG
Juniperus x pfltzeriana'Gold Coast'
CONT. 2-T H X 3-4'W;PLANTING SIZE:5 GAL @ 36"MIN.HEIGHT
3 SS SS JXP 14 GOLD COAST JUNIPER
,n _r_ Juniperus x pfltzeriana'Mint Julep'
o 02 OVW 03-CAP JXM 22 MINT JULEP CHINESE JUNIPER CONT. 45'H X4-8'W;PLANTING SIZE: 5 GAL @ 36"MIN.HEIGHT
01-AAS 56 TOTAL
0 04-MIP
N
03-AAS 2� ALL PLANTS SHALL BE NURSERY MA , , r
N
0 02-PAN
i I ENGINEER:
E 02-MIP
E
03-TMH I
\ Landscaping Plan is subject to Zoning Code standards which will be reviewed with the site plan. The plan shown here is a concept and is subject to change in compliance with those standards.
we c
o /
I o - design +development
a 03-MIP
LD - / 02-LTT CLIENT
I WESTERN HOME INDEPENDENT
0 03-GDE LIVING SERVICES INC.
o PROJECT NAME:
3 03-AAS \ WESTERN HOME GPD
N 02-CCN \
i OF IOWA CITY
W REVISION LOG:
o I \ REV DESCRIPTION DATE
-- CITY SUBMITTAL #1 09-14-22
A CITY SUBMITTAL #2 11-15-22
0 I \ B CITY SUBMITTAL #3 12-09-22
C CITY SUBMITTAL #4 12-15-22
I STREET TREES SHALL BE INSTALLED BY LOT OWNER D CITY SUBMITTAL #5 11-13-24
3 DURING HOME CONSTRUCTION. SHEET NAME:
Z
aU) I
CONCEPT LANDSCAPE PLAN
Cq
Cqof \I
PROJECT NO: PROJECT MANAGER: SHEET NUMBER:
of
IL Design 1025 WELCH
REVISION: ISSUED DATE: L-02
as
D 11-13-2024
GENERAL LANDSCAPE PLANTING NOTES:
STAKING NOTES: TREE&SHRUB PLANTING NOTES: TREE PROTECTION FENCING NOTES:
00 TREE STAKING SHALL ONLY BE USED IF NOTED,IN HIGH WIND 03 REMOVE TOP 2/3 OF WIRE BASKET AND BURLAP ONCE PLACED INTO 00 TYPICAL ALL TREES NOTED FOR PROTECTION ON SITE PLANS. 01 CONTRACTOR TO LOCATE ALL UTILITIES PRIOR EXCAVATION.BEFORE COMMENCEMENT ANY WORK CONTACT IOWA ONE CALL(1-800-292-8989
OR 811)AT LEAST48 HOURS PRIOR TO DIGGINGG..REPAIR DAMAGE TO UTILITIES AND STRUCTURES IMMEDIATELY.
AREAS,OR AREAS OF HEAVY ADJACENT PEDESTRIAN TRAFFIC. PLANTING HOLE.REMOVE ALL SISAL AND SYNTHETIC TWINE.
01 STAKING WIRE THROUGH RUBBER HOSE SET LOOSE TO ALLOW FOR 04 TRUNK FLARE SHOULD BE EXPOSED BEFORE DETERMINING PLANTING
01 04'-0"HIGH VISIBILITY ORANGE CONSTRUCTION FENCE. ELEVATION 02 PRIOR TO PLANT MATERIAL INSTALLATION,THE LANDSCAPE OR OWNER'S REPRESENTATIVE SHALL APPROVE PLANT LOCATIONS.FIELD ADJUSTMENTS OF
•..r PROPOSED PLANT LOCATIONS LISTED ON PLAN MAY BE REQUIRED TO MINIMIZE POTENTIAL INTERFERENCE WITH EXISTING OR RELOCATED UTILITIES OR
TRUNK TAPER AND DETRIMENTAL GROWTH.TREE SHOULD ALLOW HOLE DEPTH.PLANT TREE WITH TRUNK FLARE 1-2"MAXIMUM 02 WRAP TREE TRUNK WITH DIMENSIAL LUMBER(2X4,6,9,10).DEPENDING '1t•yr • IMPROVE MAINTENANCE CONDITIONS.
LIMITED MOVEMENT. ABOVE ORIGINAL GRADE,AVOID PLANTING TREE TOO DEEPLY. UPON THE TRUNK DIAMETER AND SIZE OF TREE,LENGTH SHALL EXTEND 3+•'••• ►•�,,••i�+;
ENTIRETY OF EXPOSED TRUNK TO BRANCHES.SECURE WITH ti.'t�;;'«'�t,�r.••'•'t'-1b �•s " 03 PRIOR TO INSTALLATION,ALL TREE PLANTING LOCATIONS SHALL BE FLAGGED AND PLANTING BEDS SHALL BE DELINEATED FOR APPROVAL BY THE PROJECT
02 STEEL FENCE POST STAKE DRIVEN INSIDE MULCH RING DIAMETER. 05 PLANTING HOLE TO BE AT MINIMUM 3 TIMES THE WIDTH OF METAL/PLASTIC/POLYESTER STRAPS IN 3 LOCATIONS. tj•+4 ' ;•;► �•••" 't+ ` '•
��•+` +;_� +i: �'1.• =!"p� ••; • LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE. CONTACT THE PROJECT LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE ONE WEEK PRIOR
DRIVE STAKES V-0"INTO UNDISTURBED SOIL BELOW ROOTBALL. ROOTBALL AT SOIL SURFACE,SLOPING TO THE WIDTH OF ROOT BALL rj'_Q" 1•. �• 't .f •r�.f'+•••�.. ;•. : rj'_Q" , TO ANTICIPATED PLANT MATERIAL INSTALLATION DATE FOR FINAL LAYOUT APPROVAL.
AT BASE.PLANTING HOLE WIDTH NEAR SURFACE IS INCREASED TO 5 03 STEEL FENCE POSTS AT MIN.8'-0"O.C. � :� : +: ��+' •'•'M.•/�t•+ +i••'j+ ••• 8 011
TIMES THE WIDTH OF ROOTBALL WHEN SOILS ARE HIGHLY
COMPACTED OR HEAVY IN CLAY CONTENT. 04 INSTALL FENCING 5 .• • . ;1r p i� ✓<; 04 ALL PLANT MATERIALS SHALL AT LEAST MEET MINIMUM REQUIREMENTS SHOWN IN THE"AMERICAN STANDARD FOR NURSERY STOCK"(ANSI Z60.1-LATEST
•
• 11• } f t rt t. •..•
.•
t r• •
BEYOND DRIP LINE OF PROTECTED TREE. t •
�� ♦ �'• ��"• p••. .. • • ?!'.. j� • • EDITION).
st? ,w _'•i•�••►/ •�,. • Any tree planted within the street right of way must have a single trunk,with a minimum of four feet(4')from grade to the first branch,at the time of
06 SCARIFY PLANTING HOLE TO HELP ELIMINATE THE CREATION OF A +•!'• +•�• • 'f• 2 ••`
•. •fit• •+•:• �'• 4 t1 ;S•�' �. �yt•�: ..—.1 •!• planting and must conform to the requirements of title 10,chapter 8,"Trees And Plant Materials",of this code.(Ord.05-4186,12-15-2005;amd.Ord.
�+.•• :.% +i •• SOIL INTERFACE. �'{ .�s•+'+!y.• .,f r. '•.. •.'�.•f•i='4r�+:•:S' v •
�•'• ��j"'�•''i '.•.t•t'.�►� • •• ` • ..14* ��••t it, ��t f ti`•••�••�•;• %- ��•-••• 12-4472,4-3-2012)
+•'• l• +• �►•.. .•. • �M K• •+ �•+ '• . •• %r • ••
_:� • • r'• + • •: 07 PLACE ROOTBALL ON COMPACTED&LEVELED SUBGRADE. +: �• • �. ++: • r ... %
!t •����'..��✓t)s:.�' +�}}� '1��l.�=j •�. : • •'r S =' `. t. ' ' • •:• �s •.• 05 PLANT QUANTITIES ARE FOR CONTRACTOR'S CONVENIENCE.DRAWINGS SHALL PREVAIL WHERE DISCREPANCIES OCCUR.
• ' •�. '4• P t.4� .P 'td►. .ti•+•;+ ••J •. 08 REMOVE EXISTING SOIL FROM EXCAVATED PLANTING PIT AND •�.
�•'•�•:'' • r�t��«y t' ''+ r' +a t'f�••• ".ti REPLACE WITH PLANTING SOIL.WHILE BACKFILLING,WORK PLANTING •+ "�� ' i t •• t •• �• .•f� •• 06 NO PLANT MATERIAL SHALL BE SUBSTITUTED WITHOUT THE AUTHORIZATION OF THE LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE.
•• t' ~i+ Zi= i .++L;t.t' �;• ••;' .• SOIL AROUND ROOTBALL TO MINIMIZE LARGE AIR POCKETS AND + .•r,$ .• '� ;t • S•�• • ,• '
;• _'• Z••+ • ••r ••.. 1/j' •.. j 04 iY. .• . 07 BED PREPARATION AND MULCHING NOTES:
�. •f �•.. � � �-� ENSURE BETTER VERTICAL SUPPORT.
•h f.• { .• ••• '� .� •_• :: • .•• IMPORTED TOPSOIL,IF REQUIRED,SHALL BE:
�• . •� ' •j•!;• .�s��►I' '�,�..�•'�'� •' �• • • •• •t• •• FERTILE,FRIABLE,NATURAL TOPSOIL,WITH A CLAY CONTENT NOT EXCEEDING 30%AND ORGANIC MATTER CONTENT NOT LESS THAN 5%FREE
; •• . ;-Z e.;, tit;.r•'r- y+ 09 AVOID MOUNDING MULCH&MAKING CONTACT WITH TRUNK.FORM 03 A �jt Z ••..! •.•;f•:• ' FROM LUMPS COARSE SANDS STONES ROOTS STICKS AND OTHER FOREIGN MATERIAL WITH ACIDITY RANGE OF BETWEEN Ph 6.0 and 6.8.
% + .�• I►t ••S•t= :} ���• �•.. t• 2-3"SHREDDED HARDWOOD MULCH RING SAUCER TO HELP HOLD • •• ti.. ��!�'t•
!. 'i�+ •. •. . ••Lam''• •.. .
.. �! } . .• +ti . +i; . . •••.• WATER DURING ESTABLISHMENT.DIAMETER OF MULCH AREA ; . :.•• p.
• •s •w•• . .. '�� •;" + 0 •. . •• 08 PLANTING SOIL:
.. S +• • • ?i . ;•. + •' SHOULD BE KEPT CLEAR OF GRASS,WEEDS,ETC.TO REDUCE •. • . t!!i
. 't •! + • •tip;• ' t'. :'j►v��;.•••••• COMPETITION WITH TREE ROOTS. • y ; •; 0 PLANTING SOIL(i.e.BACKFILL AREAS AROUND ROOT BALLS AS SHOWN ON TREE/SHRUB INSTALLATION DETAIL)SHALL BE AMENDED.THOROUGHLY MIX 4
qyy L••.• = t •• �t •• 'ti:� ± •. 0 ;�+ :• • PARTS TOPSOIL,1 PART COMPOST,1 PART SAND.
r?: : . ,•• • • • • • • +•�.r�•: • 10 UNDISTURBED SOIL. • '�� 01 TOPSOIL SHALL BE AS SPECIFIED WITHIN THE NOTE ABOVE.
�; • •• • • '_. •! .�• • 11 ONLY LIGHTLY PRUNE AND REMOVE DAMAGED OR DEAD BRANCHES. COMPOST SHALL BE FINELY SCREENED GRADED TO PASS SIEVE AS FOLLOWS:
' • •� '!•�•!. • -MINIMUM OF 85%BEING 1/4"OR SMALLER (DRY BASIS RESULT).
"� :; ••••'•• . '�}• 5 S; -MINIMUM OF 70%BEING 5/32"OR SMALLER(DRY BASIS RESULT).
• V • : •t. 12 SPADE EDGING,TYP.UNLESS OTHERWISE NOTED ON PLAN. 01,
-WITH CLUMPS• • • t•••••••'�•• HALL BE C33 WASHED
CLES 3/4"DIAMETER OR GREATER.
SAND D CONCRETE SAND,OR APPROVED EQUAL.
•� '•••, ' #•tlt�y. r ' 13 REFER TO LANDSCAPE PLAN FOR PLANT SPACING,LOCATIONS. 0
00 r
•
•::;+ •' 3 14 6"MINIMUM WIDER HOLE THAN CONTAINER ON ALL SIDES. 09 UNLESS OTHERWISE STATED,ALL GRASS/PERENNIAL MASSINGS ARE TO BE EVENLY SPACED IN TRIANGULAR PATTERN ARRANGEMENT.
01 •• 10 PRIOR TO MULCHING ALL PLANTING BED AREAS,APPLY COMMERCIAL GRADE PRE-EMERGENT HERBICIDE(PREEN OR APPROVED EQUAL),PER
1 MANUFACTURE'S DIRECTIONS,TO ALL PLANTING BEDS.
0 VARIES
$ 1lam 11 PROVIDE A MINIMUM 3"DEPTH OF SHREDDED HARDWOOD AND/OR ROCK MULCH IN ALLTREE PLANTING BEDS.ALL ROCK MULCH BEDS SHALL BE
03 9 4 III=1
3"-4"IN DEPTH,WITH FILTER FABRIC SEPARATING SOIL FROM ROCK MULCH.
�. l.� �. � ��=1��=1��=1��=1��=��� ���_���_���_
04 * �' —I I I=I I I—I I I— I I I-1 12 PROVIDE 3"DEPTH MIN.OF SHREDDED HARDWOOD AND/OR ROCK MULCH IN ALL SHRUB/ORNAMENTALGRASS/PERENNIAL BEDS.
1 2
0 13 PROVIDE ALL TREES WITH A MINIMUM 3"DEPTH OF SHREDDED HARDWOOD MULCH. MULCH RINGS FOR TREES SHALL BE A MINIMUM SIX FOOT(6')
+ H DIAMETER AND CONTAIN SPADE EDGING AT MULCH RING EDGE UNLESS NOTED OTHERWISE.
VARIES
14 PROVIDE AND MAINTAIN POSITIVE DRAINAGE THROUGHOUT CONSTRUCTION AND INSTALLATION.DO NOT ALLOW ADDITION OF TOPSOIL,PLANTING SOIL
MIN Wk OR MULCH TO DETER POSITIVE DRAINAGE ORTO CREATE AREA OF LOCALIZED PONDING.
Pa =1 I I=1 I I _ — I I=1 I I=1 I I =1 I I=1 I I=1 I I=1 I I=1 I I— 15 NURSERY TAGS SHALL BE LEFT ON PLANT MATERIAL UNTIL LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE HAS COMPLETED THE INITIAL
ACCEPTANCE.
=III —III=III=III=III=III=111� _ _ — II=III=
J — III—_III—_III=III— 16 CONTAINER GROWN STOCK SHALL HAVE THE CONTAINER REMOVED AND THE ROOT BALL CUT THROUGH THE SURFACE IN TWO VERTICAL LOCATIONS.
r 0 _ I I—III—III= 6 Z 17 ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER GROWN AS SPECIFIED. NO CONTAINER STOCK WILL BE ACCEPTED IF IT IS ROOT BOUND. ALL
I I=.p , - - - - =III=III=III— I I
07 = I= —I I I I=III=III=I I=I I=I 7 ROOT WRAPPING MATERIAL MADE OF SYNTHETICS,PLASTICS,BURLAP,TWINE,ETC.SHALL BE REMOVED AT TIME OF PLANTING.
o w 18 AS NEEDED,STAKE ALL NEWLY PLANTED TREES RELATIVE TO WIND EXPOSURE.ALL PLANTS SHALL BE SET PLUMB TO GROUND AND FACED FOR BEST
w APPEARANCE.AS NECESSARY,PRUNE DEAD BRANCHES OR THOSE THAT COMPROMISE APPEARANCE AND STRUCTURE TO A MAX OF 1/3 THE PLANT.
0
z 19 CONTRACTOR SHALL WATER AND MAINTAIN ALL SEEDED/SODDED AREAS AS WELL AS ALL PLANTS UNTIL GROUND FREEZES. MAINTENANCE INCLUDES
a 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
rn
W REPRESENTATIVE.
0
x
U 20 THE REQUIRED LANDSCAPING,BOTH EXISTING AND PROPOSED,SHALL BE MAINTAINED FOR LIFE OF THE CERTIFICATE OF OCCUPANCY.
J
W
21 ALL PLANT MATERIAL SHALL BE GUARANTEED TO BE IN VIGOROUS GROWING CONDITIONS FOR A PERIOD OF ONE(1)YEAR FROM DATE OF INITIAL
ACCEPTANCE.ALL PLANT MATERIALS THAT ARE DEAD OR IN AN UNHEALTHY OR UNSIGHTLY STATE ARE REQUIRED TO BE REPLACED AT NO ADDITIONAL
N COST TO THE OWNER FOR UPTO ONE YEAR OF INITIAL ACCEPTANCE.
0
N
O 22 SURFACE RESTORATION FOR ALL AREAS DISTURBED BY CONSTRUCTION SHALL BE TURF GRASS LAWN SOD,WITH AN ALTERNATE OPTION TO BE TURF
o, GRASS LAWN SEED.ALL SEED&SOD APPLICATION NOTES ARE LISTED SEPARATELY. CONTRACTOR SHALL FOLLOW MANUFACTURER'S RECOMMENDED
a SPECIFICATIONS FOR PRODUCT INFORMATION&INSTALLATION. FOR ALL SURFACE RESTORATION,PLANTING PRACTICES,AND ANY OTHER LANDSCAPING
v
o WORK NOT ADDRESSED VIA MANUFACTURER'S SPECIFICATIONS,CONTRACTOR SHALL FOLLOW IOWA SUDAS SPECIFICATIONS DIVISION 09:SITE WORK AND
IL LANDSCAPING OF IOWA.
U
O
N
W
d
U
to
O
Z
3
N
O
O
O
N
N
I
O
I
aa)i
E
0
x
E
N
am)
N
O
O
O
N
I
N
o ENGINEER:
I
a)
E
x
E
N
am)
N
O
we c
design +development
a
o CLIENT:
WESTERN HOME INDEPENDENT
W
LIVING SERVICES INC.
of PROJECT NAME:
W
3 WESTERN HOME GPD
N OF IOWA CITY
0
W REVISION LOG:
REV DESCRIPTION DATE
J
-- CITY SUBMITTAL #1 09-14-22
z
A CITY SUBMITTAL #2 11-15-22
U) B CITY SUBMITTAL #3 12-09-22
W
C CITY SUBMITTAL #4 12-15-22
D CITY SUBMITTAL #5 11-13-24
W
3 SHEET NAME:
aU)
M o CONCEPT LANDSCAPE PLAN
N g DETAILS
o�
,,Z
PROJECT NO: PROJECT MANAGER: SHEET NUMBER:
1025 WELCH
w``' I REVISION: ISSUED DATE:
rz= ILD L-03
as
D 11-13-2024
ATTACHMENT 4
Building #103 Renderings
Jff
'�.J_�' -�..-, .i - '�i'' - - '�' .;t"•- -,�•: - ::�.�•'+`�•� = dam'.
�a "S' =
r
Alf
JVI
f�
��� �. ,� :,�. `', ,#�'.h . ,r,' ..� '��-",Y.- ��. ' 4 `ram•
.-tik
.. •-r
vc
1p
pr
U66 I-
: 'tr'
T.
dL
..rt ,dam'' I 4 •f - 4 F A�` +. •h �r�' 'k.
Al
*f*, A. i`.LT3 N.
• '_�,,' �. � • � .� �4�F r s �} � �� •� a-. �_ �iy.. � .• L�t `' � �,` *f?'' � ,,,a.:'.+ -... +�}'' _ _ # � •� �
41
ip
Jf__— 1
16,
Id
44
. 11 'T►,k'��
y-fop. *. v.4 # ;��.1• {. { � � — _ _ — - - � --- � ._ �. -..- _ — _ __ �f � � a .M"h ..•4 ���' �'!� „7L��y�' �� �r, "t.. M1 - . +tom i''�{.
:�ifti F _ err�r X 4I.
_ _ � � alto• i •� �� i� ,f;,-�- �. �, ;,. �*� , _ ..�-'�:, � �. _ . _ '• ;��', � �t'��..
! i r f �� ��- fir f * i�"� • �y � M1 � -/ham f}:-
� IF
�'��,��r� ��s" � qk. ��r,,• �"� .xY �: x�� � �ff-'I 'H 4 ,, y ! k: i! I
11
�i`��� -IT
�I• ll �, '. - �, I � I } -� _— �= ��I '�Il ��. � # ,�
+
' ?� �, w # �' � •T f } '� k r I � ` �r � � �, .ylh� `ti h k r
'{f �. •_.� I � � off + � { � F ' � � • �1
�, � 1 � ' � + ... " � � � "•k�: _ -- 1,
, ..
} ir
ro
Ae
1000
47
4.
iArJl
11
'rdC
Pf
P.
+ + �'
►�
e .•
.go-•
PiMiiiiiL
41
pr
�, r ;r.�Jl
r
+'Yi i }• i '1 f+ +r k.� . . y� _.'+•� ..� � �y. a , �
p lop
+ �' r ; ► i. 1 +. * ry .. dM,. +,? pQ7P 'y.5, ter, �111.. 1 r Y y
AP
l rr '+ �i 'f' " ,! .r•q, Q�1 _ •�! _ Y - _ '� ,. A �-2
- " - Vyx ~_ .. � x•'TC''�IP
*-. r r r - d, f's .. , e* f .+ '• L !+ f .r; $7 r _ly. �' '� , - #, ' S ►' w+. °`. �' ��> ?;N + _7rV " ,y 1�-
�* _ �rw ' .. b`'p- 1 + 5
+rry _ •Y,lr_ �i 4,
PatIn 1. ' ++r - + • $ �`y. 4 .'s+ - } ..2F'f' r, _ r^' , ate, * `M
ter ..' '' , - - 'f h' ^' '..' - }� +_ 3'�` - ` - . ' ` • - -w, - "�'
A' !, f w 1 *,� F r + 3� #. Fi +ram - h y! "v' 1 + ++ '
- ` r v
f i $ "eR' `}ate , ry{* '
r �+ ti+�,• `r >�, �r a - 'a ' J+ �' - ,...,*,fin,,,. �
y '� - _ _ - ' :k."; .± TJ,'Y ' "' "
M4+ 'y +.-!�1..� 1; f N ,b�.�• - d �+ J', "' 'y,++ - +.p. + {+1 :• liE':-
+ JL •w •� �' '+` J' ••. { " -..'. 'x Jy, r - - ,{ ,af� -.f•-.dy y ~+�,�; '+,'; OK'
r " t; `'.,'�w''� ,r ,. ,
1, J .A ` .~ _ J S� '+` �. + .X ' �y _{'„' 1,�+"' ,•._ t,... rr.- +" ._ .r, M1 .
_ n �,�x s5a .1
.e• � , :�� �r ,":+�5,�",� #�'�-. r �i ? "�i _ J �+ '�- �° *" �:�, �'� _ R•y ;�. �x; �'��',.: . . w.
F'*+ x - �, ' y� ' .. `1►v '•*_ w; ,/. +n.4g"
r Y;. .. #.- 1 t
.� s + +- - - :',+ /y y, ?N• . y - + . - ' +� r 'f -:K + r� see - sxt J
+!"III' � .�, - a i _ '� � + M �,d,_ '�"._ '•.. _ '#, �,� :'x =;. �C' 'y ,,�•-,'' _ ..
d pip
4 h. +ri •' i+ ,* - " _ .r fin}
•. � TT ,y-[/�'�
- Y *5 - - '~ rt + + � • ' lv try } y"l� i X •# 3' *� 4 +
_ +
-err;1�.. K" �a� _ - _ - �-���:- - _ ..W a ��-•••�^ }F l4 j .
fix. �}���•- ! ..�..�' �++u_ '��-���-� - M -+' *��'.Y
+{._ •-
yi' yam•. _M.
f t 5 :sue r vN
+ IJ6 ,r -
i t It d=•+ '" � *'"" '
r�r-
4110
Pr 4Z41&-
o.
' 4r _ 2 w
k i
t _ ' +. mow
7 .,ivy y wG' '�ry • L + r•.'+w-f .x +' } ',.» ,
IL
'P Jam+ -. M �. • :. .v'e_•S.+?$ *.
fig{ 5 ����-+ '�' �. •�' �. � ,. r4;r~�•�� •� .• _tr4' 5Y'c
lr
-y .Y /
{ + .F• g. ,rA ry ` , ' LL _ y' Yam* +. ''r//,��''iyN,Y ',7 r"�+" /� ' } � • �' 'v.r�'. _ ,
# L�T:S' - - _ �• �P' ,+� j'T fy""_y.',�-. y r;'�. I'. •. f� :'y _ryy,+. ':
-� Y .. .F •i{ .tiwh� ••dry�� " •�, o :+� �•4�j__'� w-: � �j.� �, � ';
+ .- a -fir r r_$+.*•,�a9�1�'-,7:�,+i y: 5"2 _ a
PW
fi A�-,�"�17r,_ - .I'1l•�r�i T' r + y ": k••Ff:
'` �r"e •y� ` TM �'At�¢. �+r*'��'.x. ,.+ ` . _-. ri- , � ,r ,� - -A *"!.:' T..�'G-h�wA•.ry.
R__ =` r;-0}:a ,
`_ y.��4�w 1rJe` _ '+y-�• �� Y ;*f Aye 3e-��� :.��r = * -r`"'�` - - � � � �+ ..*:r. r, "++N4" ,
y_ µ � d. ��, �' - ��. �.�7lu !-4 M�^' .1�• ~.'IC ` - �r - - �Yam. � � + w�'�i
*
y.' 4g9i., F , y _
.-x, 1+. 4 1'' tip''}4,•t J - - - - '
.!.i .
Y Y to - .; •. .r.
_ � _ - - - - -� � � .�.f-• '��-' s�."• _f a'- w:�,,i_t,�_ � ,
:. . �4 . ". .. .. 7 :
loo
F�
IF
.y' '• '' , , w' ... f' J y � _ r � T t �
y
�yy it
�-" pop
' Al.
1 i YY
7
r A �� 7+ ',Y..`"' `Y tR,�. "r• f :i+. , - i' M '+'- •'y 'riE �. 9+ +. .� s� a ry•
t, r. - ' r ';"' +'•2+ r,,�,f ,E� - 's .r r „_. _ - fr � :',rr•'` �' _ -���c �. �� _ � � y
}.. d -f-I
1 r :•tk. x Y' r1,G' _ ' "llrf _y{ "". - - r - .. d5?,',N:a
t _ $ - - '_: ' * +l" ],. .. :ray x r3.'.•. 'ry.
.� s.. .y, *J t .f - f �,,,,�� s$ �. ,. _ t.''"_-•.s1 M1 r�' ,. :3"•r ..M.
.�• ' �+Yr. 'ry2 , j ..'1`' ''. ... 1
++- ' r air —.
OF t�t-
. . y
a
r
� r
.N'' •..d,' Jro
,�' + �y.��. :{ '�'� _6r ' � i ,la. _ "....^'- +• _ .. �� .�. ,fi
ip
ell
-Lt.; + ff
. s
'k
r
* f •�-
1*%
-
l a.
�`• � � ,�.� �. *► m � i � fir' rMl� '"�#` '-.��� Al.171
_ 16
,, ,' r h .`fir R`rs•"' {°J _ _1p.'a I PI, 1 _ {;''_• i
: Y
v
4� .rt
-r . P+ r, i+,�.
AM
,Ifs � - .. � � �. i � - -F. ,,.,y4 �� � .. . _...
x ��. �
•* +• - +:�� ''fa r r f,r '• " * •' r r. -_' ,� ._ "�•�'+�`r - - Y .�rY' -
r` J iy
4�
• 'fir
r r
If
oil
�' + - , '+�'_ L -" � - ':•sue }i :•�-:.�. , �G .,�.*� - -+. ... '-� ;�•� � ��.- :-�ti""
r
od
op
Y :
r'.4
4.
_
pw
' .. - #' ..
' it
N R .. {•h'r
cil
- Y
YF..•
., eta ,. ,. ... � .�. .: i� •r
KW
a as l �yq
• �`�-�'`�.. � . � +�� � � ". �,x - - mil..
_ w
�±_ , �• � �. •�,. .�� r '+� �. �� - ..� LL sue,,.. " . �,,y.. *�
Aw A
s a..�.,
ow
a ' r
r
_ s
r
+
• k
5
po
''
a.r { 4
'4. 'r , el
1 ! IMF
' µ x
it JF
I ! _ I Ifilid
s� v
4
dd
>t r,,M
te
NIP
�'" �� •tea r iF� ��! , L 1, IL�!
r� rlot
V• • M
ly
li,-q
+ ter'
ATTACHMENT 5
Applicant's Statement
Eelch
design+development
October 27, 2024
APPLICANT'S STATEMENT FOR REZONING
Western Home GPD IC
Please accept the following Applicant Statement submitted on behalf of Western Home Independent Living
Services.
Western Home Communities was founded in 1911 and is a non-profit community service organization based in
Cedar Falls, IA with senior living communities throughout northeast and central Iowa.Western Home owns and
manages independent living communities (over 900 units), multiple assisted living communities with specialized
memory support, nursing cottages and over 250 villas for active living. In addition, the main campus includes a
wellness and community center with a swimming pool, walking track, event center, salon, market, two
restaurants and outpatient therapy.
Western Home is excited to become an asset to the Iowa City community and is submitting the rezoning
application to request a change in zoning to allow for the development of a senior housing community with
continuum of care options in a mix of single-family homes, condominiums,townhomes, assisted living/memory
care cottages and a community center on approximately 31 acres. Nearly one-third of the property will remain
undeveloped to preserve and protect woodlands and sensitive slopes.
The intent of this rezoning application is to make a modification to the rezoning and associated OPD plan
previously in December 2022. There were three changes to the site. The first change was the removal of one
home along the east side of Clara Court. This home was removed as a result of further analysis of the site
grades. Removing this unit allowed for a reduction in the amount of retaining wall required. The second change
was to the street grades along the south end of Gathering Place Lane. The street was lowered in this area to
convert four units from walk-out style to slab-on-grade style homes. The third change converts the Camille
Court area from five single-family, walk-out style homes to a single building with rehabilitation and wellness
areas for residents on the ground floor and two levels of congregate living above the ground floor. Each change
was made in response to Western Home's analysis of the market conditions and feedback from potential
residents. These changes allow Western Home to offer a greater variety of cost options for future residents.
The horizontal improvements, including grading and utility installation, are currently underway. Roadway
paving is anticipated to occur later this year.The single-family homes and duplexes will be the first to be
constructed, followed by the three multi-family buildings, and townhomes.The final phase will include the
assisted living/memory care cottages, but that timeframe may move up depending on demand.The entire
development will be constructed and completed in five years.
Thank you for your consideration of this rezoning application.
Sincerely,
.,UIIw.�
Michael J. Welch, PE
Welch Design and Development, LLC Page 1
Project#1025
ATTACHMENT 6
Summary Report for Good Neighbor Meeting
� r
Summary Report for
Good Neighbor Meeting
CITY OF IOWA CITY
Project Name: Western Home GPD IC Project Location: Gathering Place Lane
Meeting Date and Time. November 6, 2024, 4:00- 5:30 pm
Meeting Location: St Andrew Presbyterian Church, 140 Gathering Place Lane, Iowa City
Names of Applicant Representatives attending: MichaelWelch-Shoemaker&Haaland(formerlyWelch Design and Development)
Pat O'Leary,Kris Hansen,Angela Evans,Andrew Finnegan,Western Home
Names of City Staff Representatives attending: Rachael Schaefer
Number of Neighbors Attending: 8-10 Sign-In Attached?Yes No X
General Comments received regarding project (attach additional sheets if necessary)-
5-6 Neighbors who currently live to the east in Walnut Ridge attended. The head of their HOA did not receive
notification of the meeting but his neighbor told him about it. Their comments were centered on how visible
the new building(Bldg 103)would be from their properties in Walnut Ridge. There was also discussion regarding
the fact that the plan being presented was identical to the plan presented to them during the original rezoning
other than the changes on Camille Court. 2 or 3 neighbors from the Cardinal Ridge neighborhood attended as well
Their comments were focused on understanding the project limits and ensuring that the woodlands would remain.
Concerns expressed regarding project (attach additional sheets if necessary) -
Building height and visibility(or lack thereof)from Walnut Ridge
Walnut Ridge neighbors wanted assurance that the plan would not extend sidewalks or roads into their
neighborhood.
Walnut Ridge neighbors were concerned that the project proposed would construct a large-scale building similar
to what was proposed a number of years ago before Western Home was involved with the property. They were relieved
to learn that there would not be a large-scale building.
Will there be any changes made to the proposal based on this input? If so, describe:
No changes are being proposed. The neighbors seemed reassured that the proposed project was
maintaining single-family, and modest congregate living buildings. They also expressed support for the
planned variety of the exteriors of the single-family units.
Staff Representative Comments
Agenda Item #5
Case No. REZ24-0009
Location: 500 ACT Drive
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Anne Russett, Senior Planner
Item: REZ24-0009 500 ACT Drive of Date: November 20, 2024
Iowa City
GENERAL INFORMATION:
Applicant/Owner: Brad Spillman
ACT, Inc
Brad.spilI man(50ntermediaryed.org
Contact Person: Steve Long
Salida Partners
steve(d)_sal i d apart n ers.com
Jim Bergman
Iceberg Development
iim(a�inbice.com
Requested Action: Rezoning Office Research Park (ORP)/Interim
Development Research Park (ID-RP) to Mixed-Use
(MU)
Purpose: Rezoning to MU to allow both residential and office
uses
Location: East of N Dodge St and south of Interstate 80
Location Map:
r
Size: 48.6 Acres
Existing Land Use; Zoning: Office Research Park (ORP)/Interim Development
Research Park (ID-RP)
2
Surrounding Land Use; Zoning: North: Undeveloped; Interim Development
Research Park (ID-RP)
South: Undeveloped; ID-RP
East: Undeveloped; ID-RP and Interim
Development Single-Family Residential (ID-
RS)
West: Office buildings; Office Research Park
(ORP) and Neighborhood Public (P-1)
Comprehensive Plan: Office Research Development Center
District Plan: Northeast District Plan
Neighborhood Open Space District: NE1
Public Meeting Notification: Property owners and occupants within 500' of the
property received notification of the Planning and
Zoning Commission public meeting. A rezoning sign
was posted at the intersection of ACT Place and N
Scott Blvd.
File Date: October 29, 2024
45 Day Limitation Period: December 14, 2024
BACKGROUND INFORMATION:
The applicant, ACT, Inc. is requesting approval for the rezoning of 48.6 acres of land from Office
Research Park (ORP) / Interim Development Research Park (ID-RP), to Mixed-Use (MU) for land
located east of N. Dodge St. and south of Interstate 80. The proposed development would allow for
a mix of residential, commercial and office buildings.The rezoning exhibit and Applicant's Statement
are attached. [Attachments 2 and 3]
The subject property was annexed into the City between 1969 and 1972. It contains four parcels
which have never been platted. The largest of the parcels contains existing surface parking and two
buildings that formerly housed ACT's operations. Most of the space within these buildings is
currently vacant except a small portion that is still being used by ACT for offices.
The subject property also contains two private streets. ACT Place runs north from N. Scott Blvd.
ACT Drive runs in a circular fashion and connects with N. Dubuque Rd.
No specific development is currently being proposed; however, the developer has expressed
interest in adaptively reusing some of the existing buildings into senior housing while also leaving a
portion of the existing buildings for ACT office space.
Good Neighbor Policy: The applicant held a good neighbor meeting on Thursday, October 24tn
A summary of the meeting is attached. [Attachment 4]
ANALYSIS:
Current Zoning: The subject property is zoned Office Research Park (ORP) and Interim
Development Research Park (ID-RP). The ORP zone is intended for areas with development of
large office and research firms and other complementary uses. The zone allows office uses, hotels,
3
light manufacturing, and other more industrial type uses.
The ID-RP zone is intended for areas with managed growth in which agricultural and other nonurban
uses of land may continue until such time as the city is able to provide city services and urban
development can occur. The only use permitted by right in this zone is plant related agricultural. All
other uses allowed in the zone are allowed provisionally or though a special exception. Examples
include detached single family homes, animal related commercial uses, utility scale solar facilities,
and communication transmission facilities.
Proposed Zoning: The applicant is proposing to rezone the subject property to the Mixed Use
(MU) zone. The purpose of the MU zone is to provide a transition from commercial and
employment centers to less intensive residential zones. The MU zone permits a mix of uses,
which requires special consideration of building and site design.
Table 1 shows the uses that are allowed in the MU zone. It includes a range of residential uses
from detached single family to duplexes to multi-family dwellings. Multi-family dwellings are
allowed at a density of 2,725 sq ft of lot area per unit. Based on the size of the subject property it
could accommodate up to 778 dwelling units. MU also allows office uses and a variety of retail
uses. Some institutional uses, like education facilities and religious/private group assembly uses
are also allowed. The MU zone does not allow drive-through facilities.
Table 1. Uses Allowed in the MU Zone
Use Categories Subgroups MU
Residential
Group living uses Assisted group living PR
Fraternal group living
Independent group living
Household living uses Attached single-family dwellings PR
Detached single-family dwellings P
Detached zero lot line dwellings PR
Duplexes PR
Group households PR
Multi-family dwellings P
Commercial
Eating establishments S
Office uses General office P
Medical/dental office P
Retail uses Alcohol sales oriented retail PR
Hospitality oriented retail PR
Personal service oriented PR
Sales oriented PR
Community service uses Community service - shelter S
General community service S
Daycare uses PR
Educational facilities General PR
Specialized PR
4
Parks and open space uses PR
Religious/private group assembly uses PR
Communication transmission facility uses PR
*P = Permitted; PR = Provisional (subject to additional use specific standards); S = Special
Exception (requires review and approval by the Board of Adjustment)
Rezoning Review Criteria:
Staff uses the following two criteria in the review of a rezoning:
1. Consistency with the comprehensive plan;
2. Compatibility with the existing neighborhood character.
Compliance with Comprehensive Plan: The proposed development is reviewed using the
IC2030 Comprehensive Plan and the Northeast District Plan.
The Future Land Use Map of IC2030 identifies the subject property as appropriate for Office
Research Development Center. The proposed MU zoning designation allows for commercial
office development envisioned by the comprehensive plan. It also allows for residential uses.
Although the FLUM does not envision residential uses there are principles outlined in the plan
that speak to compatible infill development and the need for a diversity of housing types.
Specifically, the plan states that "Quality infill development plays an important role in
neighborhood reinvestment and may include rehabilitating existing structures or encouraging new
development of vacant, blighted, or deteriorated property. Development of infill sites should add
to the diversity of housing options without compromising neighborhood character or over-
burdening infrastructure, including alleys and parking."
In terms of housing, the plan states that "A mix of housing types within a neighborhood provides
residential opportunities for a variety of people, including singles, couples, families with children,
and elderly persons. Integrating diverse housing sizes and types throughout the community
increases the opportunity for people to live in the same neighborhood throughout the stages of
life. A rich mix of housing within a neighborhood may include single- family homes on small and
large lots, townhouses, duplexes, small apartment buildings, and zero- lot-line housing, as well
as apartments in mixed- use buildings located in neighborhood commercial areas and the
Downtown."
Based on conversations with the applicant there is an interest in adaptively reusing the existing
structures, while also adding additional housing to the area. The proposed MU zone would allow
the structures to adaptively reused, allow some office uses to continue, and also allow a diversity
of housing types including single-family, duplex, and multi-family uses.
The Northeast District Plan also provides some guidance on this area. It provides some flexibility
in terms of land uses in this area. The plan states "Office uses could serve as a buffer between
the interstate and residential areas. The current zoning map shows approximately 275 acres off
office research park zoning adjacent to the interstate. Given the past rate of development of such
uses, this amount of land devoted to office park uses may be unrealistic. Alternative uses, such
as residential or the buffer area uses mentioned above, should be considered in this area."
Compatibility with Existing Neighborhood Character: The area surrounding the subject
property is largely undeveloped. To the north and east is undeveloped land owned by ACT. The
property is bordered on the south by N. Scott Blvd beyond which is more undeveloped land. To
the west of the subject property is the Iowa City Community School District's Center for Innovation
and Oaknoll's senior living community.
The proposed MU zoning is consistent with the surrounding area. Much of the land remains
5
undeveloped. Those parcels that are developed include a mix of non-residential and multi-family
uses.
Transportation and Access and Utilities: The property is accessed from the west from N.
Dubuque Rd. and from the south via ACT Place. ACT Place and a portion of N. Dubuque Rd are
private streets.
As part of the rezoning, staff requested a traffic study. [Attachment 5] The purpose of the traffic
study is to account for the maximum allowable density and the commercial uses that are the
highest traffic generators. The City Engineer has reviewed the traffic study and is satisfied with
the results. The traffic study notes that additional delays may occur; however, future
improvements are anticipated to help improve traffic operations within the site and surrounding
transportation network. At this point, staff is not recommending any off-site transportation
improvements. However, as the area around the subject property is rezoned for development staff
will require future traffic studies to analyze the impacts of surrounding development.
Since this area has never been platted, staff is recommending conditions to ensure that as the
area develops an interconnected block and street network is developed through the subdivision
process. Additionally, since the area and existing buildings are accessed via private streets staff
is recommending conditions to ensure that as the uses change from office to residential uses that
the existing streets comply with City street design and construction standards.
Staff is recommending a condition that prior to issuance of building permits for the construction of
new buildings or additions to existing buildings, the subject property shall go through the
subdivision process and obtain approval of a preliminary and final plat. The applicant intends to
adaptively re-use the existing buildings, which will require a building permit. Building permits may
be issued for adaptive reuse prior to approval of a preliminary and final plat. However, any
development beyond adaptive reuse of the existing buildings will require a subdivision prior to
issuance of any building permits. At the time of preliminary and final platting, the private streets
shall be dedicated as public right-of-way and an interconnected trail system must be identified.
This would include identified connections to the pedestrian paths along N. Dodge St and N. Scott
Blvd.
Lastly, staff is recommending conditions related to the private streets to ensure they meet City
street standards prior to the conversion and occupancy of the existing buildings to residential
uses. Staff recommends that prior to issuance of any building permit, the owner shall either
improve the private streets to City standards or escrow for 110% of the cost of improving the
private streets. Regardless, prior to the issuance of a certificate of occupancy for the residential
uses, the necessary improvements to the streets shall be made. These conditions ensure that as
the buildings transition to residential uses any needed upgrades to the streets will be made prior
to residents occupying the structures.
Environmentally Sensitive Areas: The subject property contains regulated sensitive features.
A sensitive areas development plan is not required at the time of rezoning; however, the applicant
has provided a document outlining the regulated sensitive features on the site. [Attachment 6].
At the time of preliminary platting the applicant will be required to submit a sensitive areas
development plan showing regulated sensitive features, proposed impacts, and construction limit
lines.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, a public hearing will be
scheduled for consideration by the City Council.
6
STAFF RECOMMENDATION:
Staff recommends approval of REZ24-0009. A proposal to rezone approximately 48.6 acres of land
located near 500 ACT Dr from Office Research Park (ORP) zone and Interim Development
Research Park (ID-RP) zone to Mixed Use (MU) zone subject to the following conditions:
a. Prior to issuance of building permits for the construction of new buildings or additions to
existing buildings, the subject property shall go through the subdivision process and obtain
approval of a preliminary and final plat.
b. Prior to issuance of any building permit, the owner shall improve the private streets to City
standards or escrow for 110% of the cost of improving the private streets to City standards.
The City would also accept a letter of credit. If the City Engineer finds that the present
condition of the private streets is found to sufficiently satisfy City standards, the City
Engineer may release this condition in writing.
c. Prior to issuance of a certificate of occupancy for any residential use the improvements
shall be made to ensure that the private streets meet City standards prior to the buildings
being converted to residences. If the City Engineer finds that the present condition of the
private streets is found to sufficiently satisfy City standards, the City Engineer may release
this condition in writing.
d. At the time of preliminary and final platting, the following must be addressed:
1. Private streets shall be dedicated as public right-of-way.
ATTACHMENTS:
1. Location & Zoning Maps
2. Rezoning Exhibit
3. Applicant's Statement
4. Good Neighbor Meeting Summary
5. Traffic Study— Excerpt
6. Regulated Sensitive Features
Approved by:
anielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location & Zoning Maps
i r
VX I
1 1 1 CITY OF IOWA CITY
`
\4QO
N Dubuque Rd -ilw
N Scott Blvd '
FACT Dry
I 1 1 1
4
�S
r
Buckle Down'Cir ��
An application to rezone approximately 48.6 acres of land
from Office Research Park(ORP)/Interim Development
Research Park(ID-RP),to Mixed-Use(MU) Q
i m111 •11 1 CITY O
1 0.04 0.08 0.16 Miles Prepared ,.
•. •,. •, • „• 1
- ID-RP
_ ORP
N - r<enbe
�G �
t N Dubuque Rd
t N Scott Blvd
d
RS5 ACT Dr
1 f �
E .
o � `B
I ID RS
RM 12 Q� -
\��� �� Buckle Down Cir
An application to rezone approximately 48.6 acres of land
from Office Research Park(ORP)/Interim Development
Research Park(ID-RP),to Mixed-Use(MU) ID-RP
Q
2
ATTACHMENT 2
Rezoning Exhibit
A B C D E F
REZONING EXHIBIT FROM OFFICE RESEARCH PARK (ORP) / INTERIM z
DEVELOPMENT RESEARCH PARK (ID-RP) TO MIXED USE (MU) NORTH u,
IOWA CITY, IOWA - - - - - - - - - - - - - - - - - - z
z
ID-RP ZONING
0 O
Z U
0 50 100 200 Q W
_ + Lu
W Q
SCALE IN FEET ce =
u =
NORTH V �
1 1 > Lu —
co
co
cb
LOCATION MAP
ORP ZONING
I I Ln a C)
INTERSTATE 80
PROJECT LOCATION
uj
ID-RS/ID-RP ZONING I i U)
_ OTT-�Lo
2
1 PARCEL 4 I I F-I I LLJ� 1
I 38.8 ACRES I I
EXISTING ZONING - ID-RP I I I I I
I �
y
T I `� J w
F
w
o
Lu w
_ 7��, > Q
NOT TO SCALE wp
H
LEGEND: W U
00 a
/ PROPOSED REZONING � U O
P1 ZONING
MIXED USE MU _ _
OWNER: ENGINEER:
/ ACT, INC. SHIVE-HATTERY, INC. z
/ BRAD SPILLMAN CHARLES "NICK" HATZ II, PE O
/ 500 ACT DR. NHATZ@SHIVE-HATTERY.COM
/ IOWA CITY, IOWA 52243 222 3RD AVENUE SE, SUITE 300
/ CEDAR RAPIDS, IOWA 52401 a O I
DEVELOPER: 319-364-0227 V
/ ICEBERG DEVELOPMENT GROUP, LLC Z
3 JIM BERGMAN SURVEYOR:
/ 7152 ELDORADO POINTE SHIVE-HATTERY, INC.
/ WES DES MOINES, IA 50266 WADE WAMRE, PLS 3 O
/ 222 3RD AVENUE, SUITE 300
/ APPLICANT: CEDAR RAPIDS, IOWA 52401 W Z
CTA ACQUISITION IOWA CITY, LLC n/ Z
/ STEVE LONG LL
/ 308 E BURLINGTON #403 O
IOWA CITY, IA 52240 U
/ SITE INFORMATION
TOTAL AREA = 48.6 ACRES z N co
/ U w o 0
— — — — — — / PARCEL NO. 1001327002 (PARCEL 1) CD
N
AUDITOR'S PARCEL 2019026, IOWA CITY, JOHNSON COUNTY, IOWA, ACCORDING TO THE PLAT THEREOF RECORDED IN
/ BOOK 62, PAGE 398, PLAT RECORDS OF JOHNSON COUNTY, IOWA.
/ AND
PARCEL 3 PARCEL 2 PARCEL 1 yAz 0.1 ACRES 5.5 ACRES 4.2 ACRES PARCEL NO. 1001327005 (PARCEL 2)
/ ly-
EXISTING ZONING - ORP EXISTING ZONING - ORP EXISTING ZONING - ID-RP AUDITOR'S PARCEL 2019025, IOWA CITY, JOHNSON COUNTY, IOWA, ACCORDING TO THE PLAT THEREOF RECORDED IN m
BOOK 62, PAGE 397, PLAT RECORDS OF JOHNSON COUNTY, IOWA. m
o w z
AND m Lu LL j 0 Q ~ p
Of o Lu � o
RM-12 ZONING /X PARCEL NO. 1002401001 (PARCEL 3) o Q U) U Lu
A TRACT OF LAND IN THE SOUTHEAST QUARTER OF SECTION 2, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5TH P.M.,
DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SECTION 2, THENCE
4 SOUTHERLY ALONG THE EAST LINE OF SAID SECTION 2, 4
i 100.00 FEET TO A POINT, THENCE NORTHWESTERLY TO A POINT ON THE NORTH LINE OF SAID SOUTHEAST QUARTER OF
ID-RS/ID-RP ZONING SECTION 2 WHICH LIES 100.00 FEET WESTERLY OF THE POINT OF BEGINNING, THENCE EASTERLY ALONG SAID NORTH LINE
OF THE SOUTHEAST QUARTER OF SECTION 2, 100.00 FEET TO THE POINT OF BEGINNING.
U
/ EXCEPTING THEREFROM THAT PORTION CONVEYED TO THE CITY OF IOWA CITY FOR RIGHT-OF-WAY IN WARRANTY DEED
O / RECORDED IN BOOK 6303, PAGE 859, RECORDS OF JOHNSON COUNTY, IOWA. z
R
N
joll v`v � AND O m
a i ' V TZ
o PARCEL NO. 1001251003 (PARCEL 4) w O M
N THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 1, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE w
5th P.M., JOHNSON COUNTY, IOWA, LYING EAST OF THE EAST RIGHT OF WAY OF ACT DRIVE, FORMERLY KNOWN AS THE
VACATED RIGHT OF WAY OF OLD DUBUQUE ROAD. EX1
as i
A B C D E F
ATTACHMENT 3
Applicant's Statement
SHIVEHATTCRY
A R C H I T E C T U R E + E N G I N E E R I N G
October 4, 2024
City of Iowa City Neighborhood & Development Services & Planning &Zoning Commission
Phone 1 319-356-5000
RE: Proposed Rezoning Applicant Statement
To Whom It May Concern,
On behalf of the current Ownership, ACT, Inc. and the Applicant, Iceberg Development, a rezoning
request is respectfully submitted as shown in the provided Rezoning Exhibit.
Under the current zoning of Office Research Park (ORP)/Interim Development Research Park (ID-RP),
the uses described are intended for areas of managed growth in which agricultural and other nonurban
uses of land may continue until such time as the city is able to provide city services and urban
development can occur.
The applicant is proposing a Mixed-Use (MU) zoning designation that allows for a mix of uses such as
residential, commercial and office uses.
The 48.6 acres highlighted for the rezoning was once home to over 900 employees in multiple office
buildings on the ACT campus; however, circumstances have changed and now just one building is
partially occupied and the campus is mostly vacant. Most employees now work remotely, and the
industry has changed.
The proposed Mixed-Use zoning designation would blend with the surrounding uses, Iowa City
Community School District Center for Innovation, land along Highway 1 with commercial, and Oaknoll
East Lifecare Community.
The parcels to the south are adjacent to two arterial streets (Scott Boulevard and 1st Avenue), and the
parcels are near Highway 1 and Interstate 80. The Mixed-Use zoning designation would provide a
transition from a mix of residential, commercial and office to less intensive residential zones anticipated
to the south and east.
The Mixed-Use designation also allows for walkable/bikeable destinations for the residential uses and to
the residential areas that will be created to the east which supports the city's sustainability goals. In
addition, repurposing the ACT property prevents further development sprawl and allows for
opportunities for infill areas already in the city limits and served by city utilities.
Public infrastructure appears adequate or can be reasonably upgraded in the area based on existing
uses, development and utility mapping.
SHIVE-HATTERY, INC.
s�4 / `' ..
Charles "Nick" Hatz II, PE
Principal, Civil Engineer
Project 2240009880
800.798.0313 1 shive-hattery.com
Page 2 of 2
Copy:
Brad Spillman, ACT Inc.
Jim Bergman, Iceberg Development Group, LLC
Steve Long, CTA Acquisition Iowa City, LLC
Mark Seabold, Shive-Hattery
Wade Wamre, Shive-Hattery
Travis Wright, Shive-Hattery
Project 2240009880 1 Date—October 4,2024 SH IVEHATTCRY
A R C H IT E C T U R E+E N G IN E E R ING
ATTACHMENT 4
Good Neighbor Meeting Summary
i r
Summary Report for *-,—4
Good Neighbor Meeting
CITY OF IOV A CITY
Project Name: ACT Iceberg Rezoning Phase 1 Project Location: 500 ACT Dr, Iowa City, Iowa 52243
Meeting Date and Time: 10/24/24 - 4:30-6:00 pm
Meeting Location: Shive-Hattery Iowa City (2839 Northgate Dr, Iowa City, IA 52245)
Names of Applicant Representatives attending: Steve Long
Nick Hatz & Travis Wright
Names of City Staff Representatives attending: Anne Russett
Number of Neighbors Attending: 11 Sign-In Attached?Yes X No
General Comments received regarding project (attach additional sheets if necessary)-
Attendees were interested in what types of uses would be allowed in the Mixed-Use (MU)zoning.
Applicants and Staff provided an overview on allowable uses per the zoning ordinance.
Assisted living was highlighted as an allowable use:currently there are multiple prospective land purchasers intending for some level of assisted living development.
Applicant explained the existing 0.11 acre triangular parcel is part of the rezoning.
Concerns expressed regarding project (attach additional sheets if necessary) -
Neighbors expressed concern regarding how the natural areas east of Oaknoll East would be handled -
specifically the ravine in the southwest corner of the rezoning area. A preliminary sensitive areas
plan identifying apparent protected slopes was reviewed- if protected slopes are confirmed with final survey
that corner is unlikely to be impacted. It was also noted that the City of Iowa City's sensitive areas
ordinance has woodland retention requirement rates which would come into consideration.
Will there be any changes made to the proposal based on this input? If so, describe:
No changes planned after considering neighbors comments.
Staff Representative Comments
SIGN IN SHEET
Name Email Address
/:S lv we n(9 Ott?-1 e G
Cn T G Af !gel, iS'/r.�✓
ALL 2&,rj� e @ CA) ?hA%- l
1 ✓1 tGI —ca[ v1S L.4_l 0LA-)Cl . G-�(,L
"ic « /Q A/- � Co..,
k'e S4 c / C4 w.
ATTACHMENT 5
Traffic Study — Excerpt
Traffic Impact Study:
Iceberg Development Group
Iowa City, Iowa
October 23, 2024
�,�t11�11lI11�11 I HEREBY CERTIFY THAT THIS ENGINEERING DOCUMENT
4O0�tsslQ / }�f WAS PREPARED BY ME OR UNDER MY DIRECT PERSONAL
SUPERVISION AND THAT I AM A DULY LICENSED
. • * ' ` + . �} PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF IOWA.
= _V ERI J i m 10/23/2024
MUNCHEL :V SIGNATURE DATE
19142 Z PRINTED OR TYPED NAME: ERIC J. MUNCHEL
LICENSE NUMBER: 19742
MY LICENSE RENEWAL DATE IS: 12/31/2024
PAGES, SHEETS, OR DIVISIONS COVERED BY THIS SEAL: ALL
#��JJ1�111 ti111►��
Prepared for: Iceberg Development Group
Prepared by:
SHIVEHATTERY
A R C H I T E C T U R E + E N G I N E E R I N G
222 V Avenue SE, Suite 300
Cedar Rapids, IA 52401
(316) 364-0227
Page 1 of 18
Table of Contents
Introduction ..................................................................................................2
Existing & Projected No Build Conditions..................................................3
AdjacentRoadways...............................................................................................................................3
TrafficVolume Data...............................................................................................................................4
BackgroundTraffic Growth....................................................................................................................4
Projected Buildout Conditions ....................................................................8
TripGeneration .....................................................................................................................................9
Projected Buildout Turning Movement Volumes.................................................................................10
Trattic moaeiing & Mitigation ....................................................................14
Vehicle Operational Analysis ..............................................................................................................14
Findings & Recommendations ..................................................................18
Figures
Figure1 Study Area Map............................................................................................................................2
Figure 2 Existing Lane Configuration & Control .........................................................................................3
Figure 3 Annual Growth Rates ...................................................................................................................4
Figure 4 Study Intersections— Existing 2024 AM & PM Peak Hour No Build Volumes.............................5
Figure 5 Study Intersections— Projected 2025 AM & PM Peak Hour No Build Volumes ..........................6
Figure 6 Study Intersections— Projected 2045 AM & PM Peak Hour No Build Volumes ..........................7
Figure7 Preliminary Site Plan ....................................................................................................................8
Figure8 Trip Distribution...........................................................................................................................10
Figure 9 Study Intersections— Projected 2025 AM Peak Hour Trips.......................................................11
Figure 10 Study Intersections— Projected 2025 &2045 AM Peak Hour Buildout Volumes ......................12
Figure 11 Study Intersections— Projected 2025 &2045 PM Peak Hour Buildout Volumes ......................13
Figure 12 Study Intersections—2025 Recommended Buildout Lane Configuration & Control..................18
auiCa
Table 1 Trip Generation - Residential............................................................................................................9
Table 2 Trip Generation —Commercial & Retail............................................................................................9
Table 3 LOS Criteria for Signalized & Unsignalized Intersections...............................................................14
Table 4 Operational Analysis— Study Intersection#1 .................................................................................15
Table 5 Operational Analysis— Study Intersection#2.................................................................................16
Table 6 Operational Analysis— Study Intersection#3.................................................................................17
Appendices
Appendix 1.....................................................................................................................Turning Movement Data
Appendix2...........................................................................................................................Operational Analysis
2240009880 1 October 23,2024 SH IVC-HATTE W
A R C H IT E C T U RE,E N G IN E E R ING
Introduction
The Iceberg Development Group initiated this traffic impact study to identify potential traffic impacts on the
adjacent roadway network due to their proposed mixed-use development, which will be located on the former
ACT Campus in Iowa City, IA. For the purposes of the analysis presented herein, a distribution of the highest
trip generating land uses permitted within the mixed-use zone are assumed for the study area. Existing,
opening, and design analysis years are assumed to be 2024, 2025, and 2045, respectively.
The following study intersections within the study area were identified for analysis. Please note directional
roadway names, for example N Dodge Street have been dropped.
Study Intersection #1 — Dodge Street& Scott Boulevard
Study Intersection#2—Scott Boulevard &Dubuque Road/Scooter's Access Point(Scott Boulevard&Dubuque
Road hereafter)
Study Intersection #3— Scott Boulevard & 1st Avenue/ACT Place (Scott Boulevard & 1st Avenue hereafter)
The above list assigns each study intersection with a number that is used as reference. (e.g.,study intersection
#1 = Dodge Street and Scott Boulevard).
The area immediately surrounding the study intersections incorporates retail, services, office, recreational,
residential, and undeveloped land uses. A study area map identifying the location of the study intersections,
as well the location of proposed development is depicted in the following figure.
Figure 1 Study Area Map
a 1
Z o o a j
j
j I
F �
3
O �
1 1 1
2240009880 October 23,2024 SHIVC—HATTC—RY
A R C H I T E C T U R E+E N G I N E E R I N G
Fxisting & Projected No guild Conditions
A study area map identifying the location and existing lane configuration and control of the study intersections
are presented in the following figure.
Figure 2 Existing Lane Configuration &Control
t \ •
O
Z Malt" to to p
V
.f • h
7 �
J
' 3
CD
---
1 2
>� r Brea
0s`
a
,s
Adjacent Roadways
The following descriptions are specific to the area near the study intersections. The roadway functional
classifications are taken from the Metropolitan Planning Organization of Johnson County (MPOCJC) Future
Forward 2045 Long Range Transportation Plan.
Dodge Street is a four-lane (two through lanes in each direction) divided principal arterial roadway. Parking is
prohibited along Dodge Street,the roadway width is 24 feet in both directions, and the posted speed limit is 45
mph.
Scott Boulevard is a two-lane (one through lane in each direction) minor arterial roadway. Parking is prohibited
along Scott Boulevard, the total roadway width is 32 feet, and the posted speed limit is 35 mph.
1st Avenue is a two-lane(one through lane in each direction) minor arterial roadway. Parking is prohibited along
1st Avenue, the total roadway width is 32 feet, and the posted speed limit is 25 mph.
Dubuque Road is a two-lane (one through lane in each direction) local roadway. Parking is prohibited along
Dubuque Road, the total roadway width is 24 feet, and the posted speed limit is 25 mph.
2240009880 1 October 23,2024 SH IVEHATTE RY
A R C H I T E C T U R E+E N G I N E E R I N G
Page 4 of 18
Traffic Volume Dat,,
Weekday turning movement volumes were collected at the study intersections in mid-October 2024. The peak
hours of the study intersections were determined based on the highest consecutive four 15-minute turning
movement counts between the hours of 6:00 and 9:00 AM and 3:00 and 6:00 PM at study intersection #1.
Study intersection#1 governed the AM and PM peak hours because it is the study intersection with the highest
volume of entering vehicles. The AM peak hour was determined to occur between 7:30 and 8:30. The PM peak
hour was determined to occur between 4:15 and 5:15. The raw and refined volume data are provided in
Appendix 1.
It should be noted the traffic data collected is reflective of a transitional period for the ACT Campus as it is
currently being underutilized.The traffic volumes are significantly reduced from the 2018 pre-pandemic of near
1000 employees to approximately 150 that they see today.
Background Traffic Growth
Projected traffic analysis will typically apply an annual growth rate to study intersections' existing turning
movement volumes to account for growth in background traffic over future analysis years. In coordination with
the Metropolitan Planning Organization of Johnson County the following growth rates were identified for the
study intersection approaches.
Figure 3 Annual Growth Rates
/
CU
Oa
I
� o
I
♦
O
0
e�
Theses annual growth rates were applied to existing volumes to project future background traffic volume
growth, which can be expected through a sustained constant area growth without the potential development.
It should be noted over time growth rates generally do not exhibit straight-line growth, but rather tend to level
off as the surrounding area continues to develop. Therefore, the use of a straight-line growth rate for the
prediction of future events can be thought of as conservative and should be considered as such when reviewing
the output of this analysis. Existing and projected AM and PM peak hour no build volumes (without the identified
potential development) are presented in the following figures.
2240009880 1 October 23,2024 SH IVEHATTE RY
A R C H I T E C T U R E+E N G I N E E R I N G
Figure 4 Study Intersections— Existing 2024 AM & PM Peak Hour No Build Volumes
Z D a a
2024 M&.XJF
I
I
• y
3
•
C1 2D24 Microsoft Corporation
CD
Existing 2024 AM Peak Hour
,� U�%t (�3)? � D
4
Existing
�Ex 2024 PM Peak Hour
2 1 w� 3 AOfA
3 r 22 l
%ems 'a
�w
a
4
2240009880 1 October 23,2024 SHIVC-HATTC-RY
ARCHITECTURE+ENGINEERING
Page 6 of 18
Figure 5 Study Intersections— Projected 2026 AM & PM Peak Hour No Build Volumes
IF
Z D a a
I
I
• y
3
1 •
2D24 MicrosoftA
Projected 2026 AM Peak Hour No Build
r 7fi h 114
&No
� m
0 g
4
Projected 2026 PM Peak Hour No Build
/ A01A
�,� �1 3p6� •J �- ° •/ li ff/r x fi
119
295
B\Vd
2a, c m
4
2240009880 October 23,2024 SHIVC-HATTC-RY
ARCHITECTURE+ENGINEERING
Page 7 of 18
Figure 6 Study Intersections- Projected 2046 AM & PM Peak Hour No Build Volumes
IF
Z D a a
I
I
• y
3
•
C1 2D24 Microsoft Corporation
Projected 2046 AM Peak Hour No Build �;l
✓ (/ �ti
F�a
s 3�
?S O jNG y�NN
0 g
4
Projected 2046 PM Peak Hour No Build
1 2 3 0,10
o
42
Bill `11
��sOO wN� �w�iT
m
d
4
2240009880 October 23,2024 SHIVC-HATTC-RY
ARCHITECTURE+ENGINEERING
Page 8 of 18
Projected Buildout Conditions
The Iceberg Development Group initiated this traffic impact study to identify potential traffic impacts on the
adjacent roadway network due to their proposed mixed-use development, which will be located on the former
ACT Campus in Iowa City, IA. For the purposes of the analysis presented herein, a distribution of the highest
trip generating land uses permitted within the mixed-use zone are assumed for the study area. It should be
noted,this is an initial phase to a development plan that anticipates an additional access point on Dodge Street.
This access point would become the northbound approach to the Dodge Street and ACT Circle intersection.
Existing, opening, and design analysis years are assumed to be 2024, 2025, and 2045, respectively. The
preliminary site plan is presented in the figure below.
Figure 7 Preliminary Site Plan
REZONING EXHIBIT FROM OFFICE RESEARCH PARK(ORP)I INTERIM
DEVELOPMENT RESEARCH PARK(ID-RP)TO MIXED USE(MU)
IOWA CITY,IOWA
I iouvrouiwc
EXWIING/
IPRS/6RI
SGOZZ���9
2240009880 1 October 23,2024 SH IVEHATTE RY
A R C H I T E C T U R E+E N G I N E E R I N G
Page 9 of 18
Trip Generation
Trip generation estimates are based on nationally accepted trip generation average rates and fitted curve
equations contained in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition.
Trips were generated for the most closely representative ITE land use, corresponding to the AM and PM peak
hour of the adjacent roadway network. Fitted curve equations were used in instances where the Rz is greater
or equal to 0.75. For the purposes of the analysis presented herein, the entire 48.6 acres of development was
assumed buildable and will be comprised of residential and commercial development. Approximately 80% of
the development will be assumed to be residential, with Multifamily Housing (Low-Rise) (ITE 220) as the
identified ITE land use. Approximately 20% will be identified as commercial, with 15% of the development will
be identified as Strip Retail Plaza (ITE 822) and 5% as High-Turnover(Sit-Down) Restaurant(ITE 932) as the
identified ITE land uses, respectively. The following tables identifies the ITE land use, ITE land use code, land
use subcategory, percent of building coverage, Dwelling Units (DU) per Acre (AC), and Independent Variable
(IV) used to calculate the trip generation estimate for the proposed development.
Table 1 Trip Generation -Residential
ITE DU per AC/ Quantity Quantity AM Peak Hour PM Peak Hour
Land Use Code %Of Building in AC in DU % % Trips Trips % % Trips Trips
Coverage Trips In Out In Out Trips In Out In Out
Multifamily Housing 220 16 DU per AC 32.6 622 2161 24% 76% 52 164 2882 63% 37% 181 107
(Low-Rise)
1 Fitted curve equation T=0.31(X)+22.85 was used(RZ=0.79)
2 Fitted curve equation T=0.43(X)+20.55 was used(Rz=0.84)
Table 2 Trip Generation—Commercial & Retail
ITE DU per AC/ Quantity Quantity AM Peak Hour PM Peak Hour
Land Use Code %Of Building in AC in KSF % % Trips Trips % % Trips Trips
Coverage Trips In Out In Out Trips In Out In Out
Strip Retail Plaza 822 40% 7.3 127.0 300 60% 40% 180 120 837 50% 50% 418 419
High-Turnover(Sit- 932 40% 2.4 42.3 405 55% 45% 223 182 383 61% 39% 234 149
Down)Restaurant
Totals 9.7 169.3 705 1 57% 1 43% 1 403 1 302 1 1,220 53% 1 47% 1 652 1 568
KSF=Thousand Square Feet
In summary, the proposed development is assumed to generate 921 total (455 inbound and 466 outbound)
AM peak hour trips and 1,508 total (833 inbound and 675 outbound) PM peak hour trips.
Trip distribution percentages for the proposed development are based upon existing traffic patterns observed
in the collected AM and PM peak hour turning movement volumes, as well as expected travel patterns in the
surrounding roadway network over the 2045 design year and are presented in the following figure.
2240009880 1 October 23,2024 SH IVC-HATTC-RY
A R C H I T E C T U R E+E N G I N E E R I N G
Page 10 of 18
Figure 8 Trip Distribution
33 0
D
I o0
♦ y
�J
10%
` 0 3
e
1
1
1
a�
Tabulated turning movement volumes at the study intersections, which are presented in Appendix 1, are
organized by the following volume classifications:
Existing 2024 No Build Projected 2045 No Build
Projected 2025 No Build Background Traffic Growth (2024-2045)
Development Trips Projected 2045 Buildout
Projected 2025 Buildout
Background traffic growth is calculated by subtracting existing 2024 volumes from projected 2045 no build
volumes. The raw and refined volume data are provided in Appendix 1.
Projected Buildout Turning Movement Volumes
AM and PM peak hour development trips, as well as projected 2025 and 2045 buildout volumes are presented
in the following figures.
2240009880 1 October 23,2024 SH IVEHATTE RY
A R C H I T E C T U R E+E N G I N E E R I N G
Page 11 of 18
Figure 9 Study Intersections— Projected 2026 AM Peak Hour Trips
IF
Z D a a
I
I
• y
3
•
Cl 2D24 Microsoft Corporation
CD
AM Peak Hour New Tri'lpsss }J
D O O
D
4 r
�a a
74
PM Peak Hour New Trip!!\//s��11
2 N� O oroN�
O DO O B
�D 94 J L $o
etvd
9 fSq, `�s �o'?io 4•o Jo
`7J m
�d 6
2240009880 October 23,2024 SHIVC-HATTC-RY
ARCHITECTURE+ENGINEERING
Page 12 of 18
Figure 10 Study Intersections— Projected 2026&2046 AM Peak Hour Buildout Volumes
IF
Z D a a
I
I
• y
3
1 •
2D24 MicrosoftA
Pr
]ojected 2026 AM Peak
{ask JHour Buildout
� O °N�'wArn
J
k_� aT t� 5aa
��+ r 174 t
.326
0
i
a fl,
Projected 2046 AM Peak Hour Buildout Np
Di 1�06fD O WOAD
J
` k2 6p t� 336
t Zia
�� twdAp� C t�7`JN
� m
2240009880 October 23,2024 SHIVC-HATTC-RY
ARCHITECTURE+ENGINEERING
Page 13 of 18
Figure 11 Study Intersections— Projected 2026&2046 PM Peak Hour Buildout Volumes
IF
Z D a a
I
I
• y
3
•
C1 2D24 Microsoft Corporation
Projected 2026 PM Peak Hour aBuildout
A0 Y=�IW � NON
Ilk—
f 0
2 �
O' 4
Projected 2046 PM Peak Hour Buildout
iT tTV NV
D 1.
fr
41
a Q
m
2240009880 October 23,2024 SHIVC-HATTC-RY
ARCHITECTURE+ENGINEERING
Page 14 of 18
Traffic Modeling & Mitigation
Vehicle Operational Analysis
Vehicular operational analysis for this study was performed using the methodology of the 7th Edition Highway
Capacity Manual (HCM) through Vistro traffic analysis software. Operational analysis is generally categorized
in terms of Level of Service (LOS). LOS describes the quality of traffic operations and is graded from A to F;
with LOS A representing free-flow conditions and LOS F representing congested conditions. At two-way stop
controlled (TWSC) intersections the primary LOS measure to consider is the intersection movement with the
longest control delay, which would generally need to be LOS E or better (cannot be LOS F) to be deemed
acceptable. The primary LOS measure at signalized', all-way stop, and roundabout intersections is average
intersection control delay and approach control delay, which would generally need to be LOS D or better and
LOS E or better (cannot be LOS F), respectively to be deemed acceptable. Control delay is the delay
experienced by vehicles slowing down as they are approaching the intersection, the wait time at the
intersection, and the time for vehicles to speed up through the intersection and enter the traffic stream. The
average intersection control delay is a volume-weighted average of delay experienced by all motorists entering
the intersection on all intersection approaches.
A queueing analysis was also performed at the study intersections.A vehicle queue is a line of vehicles waiting
to pass through an intersection.As vehicles arrive the queue grows and as the movement is served,the queue
length shrinks. To account for this variation, it is standard practice to consider the 95th percentile queue
length. The 95th percentile queue is the length of which the queue will be less than 95 percent of the time.
The following table presents the range of traffic delays associated with signalized and unsignalized (TWSC,
AWSC, and roundabout) intersections. It should be noted delay thresholds for a given LOS for TWSC
intersections are lower than those given for signalized intersections. This difference, as explained in the HCM,
is to account for the greater variability in delay associated with unsignalized movements in addition to different
driver expectations associated with each type of intersection control, with the expectation that signalized
intersections are designed to carry higher traffic volumes and therefore will experience greater delay than
unsignalized intersections.
Table 3 LOS Criteria for Signalized & Unsignalized Intersections
LOS Signalized Intersection Unsignalized Intersection
Average Control Delay(sec/veh) Control Delay(sec/veh)
A < 10 <_ 10
B > 10 to 20 > 10 to 15
C >20 to 35 > 15 to 25
D > 35 to 55 >25 to 35
E >55 to 80 > 35 to 50
F >80 > 50
Source:HCM 7'h Edition
sec/veh=seconds per vehicle
The following tables presents operational conditions at the study intersections under existing and projected
AM and PM peak hour conditions. Highlighted yellow cells indicate a LOS issue or a queue extending past its
upstream intersection.
Volume to Capacity(V/C)ratio is another measurement used to determine LOS. If the V/C ratio is greater than 1.0 LOS is F regardless
of the delay.An expanded discussion of v/c ratios is provided in Appendix 2.
2240009880 1 October 23,2024 SH IVEHATTE RY
A R C H I T E C T U R E+E N G I N E E R I N G
Page 15 of 18
Dodge Street and Scott Boulevard (Study intersection #1) is analyzed using its existing lane configuration
and signalized control under all scenarios shown in the figure below:
0
a
Table 4 Operational Analysis-Study Intersection #1
AM Peak Hour PM Peak Hour
Study NB SIB EB WB NB SIB EB WB
Intersection Scenario Metric
Approach Delay 38.3 33.9 20.5 27.7 34.6 35.5 21.9 29.1
Existing Approach LOS D C C C C D C C
2024 95'h percentile Queue R TR T T R L T L
No Build (Longest Movement)in Feet 353 27 110 288 312 22 221 248
Intersection Delay&LOS 29.6,C 28.3,C
Approach Delay 38.3 33.9 20.6 27.8 37.7 35.5 22.1 29.1
Projected Approach LOS D C C C D C C C
2025 95'h percentile Queue R TR T T R L T L
No Build (Longest Movement)in Feet 355 27 110 290 330 22 224 249
Intersection Delay&LOS 29.6,C 29.1,C
Approach Delay 38.3 36.9 38.2 31.4 49.4 41.6 61.0 40.1
Dodge Street projected Approach LOS D D D C D D E D
1 Scott 2025 95th percentile Queue R TR T T LT TR T L
Boulevard Buildout (Longest Movement in Feet 397 36 232 372 475 37 526 440
Intersection Delay&LOS 34.9,C 48.8,D
Approach Delay 38.5 34.3 19.5 26.8 37.5 35.3 23.9 29.7
Projected Approach LOS D C B C D C C C
2045 95'h percentile Queue R TR T T R L T L
No Build (Longest Movement in Feet 336 26 106 261 345 23 252 1 261
Intersection Delay&LOS 28.9,C 29.7,C
Approach Delay 37.4 35.8 32.9 31.1 53.3 42.3 64.4 41.8
Projected Approach LOS D D D C D D E D
2045 95'h percentile Queue R TR T T R TR T L
Buildout (Longest Movement in Feet 387 34 213 331 464 38 571 460
Intersection Delay&LOS 33.6,C 51.7,D
Queue,Delay,and LOS analysis based on HCM 7'h Edition Methodology.
1 The frequency of arriving vehicles is anticipated to be nearly consistent.
Based on the analysis presented above the existing lane configuration and signalized control at the Dodge
Street and Scott Boulevard (study intersection #1) intersection will provide an acceptable LOS through the
2045 buildout design year scenario.
2240009880 1 October 23,2024 SH IVC-HATTC-RY
A R C H I T E C T U R E+E N G I N E E R I N G
Page 16 of 18
Scott Boulevard and Dubuque Road (Study intersection #2) is analyzed using its existing lane
configuration and stop control under all scenarios shown in the figure below:
Ile Rd
4
Table 5 Operational Analysis-Study Intersection #2
AM Peak Hour PM Peak Hour
Study NB SB EB WB NB SB EB WB
Intersection Scenario Metric
Approach Delay 0.4 0.6 31.8 10.5 0.0 0.0 18.4 10.8
Existing Approach LOS A A D B A A C B
2024 95rh Percentile Queue LT L LTR TR LT L LTR TR
No Build (Longest Movement)in Feet 1 4 37 1 1 1 5 3
Reported Delay&LOS EBT,45.0,E EBL,21.8,C
(Worst Movement
Approach Delay 0.4 0.6 31.9 10.5 0.0 0.0 18.4 10.8
Projected Approach LOS A A D B A A C B
2025 95'h Percentile Queue LT L I LTR TR LT L LTR TR
No Build (Longest Movement)in Feet 1 4 1 38 1 1 1 5 3
Reported Delay&LOS EBT,45.3,E EBL,21.9,C
(Worst Movement
Approach Delay 0.3 2.7 558.6 12.9 0.0 3.5 366.5 15.6
Scott Projected Approach LOS A A F B A A F C
Boulevard&
2 Dubuque 2025 95'h Percentile Queue LT L LTR TR LT L LTR TR
Road Buildout (Longest Movement in Feet 1 37 185 12 1 54 61 23
Reported Delay&LOS EBT,619.2,F EBL,435.8,F
(Worst Movement
Approach Delay 0.4 0.6 41.5 10.7 0.0 0.0 20.2 11.1
Projected Approach LOS A A E B A A C B
2045 95'h Percentile Queue LT L LTR TR LT L LTR TR
No Build (Longest Movement)in Feet 2 5 1 51 1 1 1 7 3
Reported Delay&LOS EBT,58.3,F EBL,24.5,C
(Worst Movement
Approach Delay 0.3 2.8 839.4 13.3 0.0 3.5 362.7 15.6
Projected Approach LOS A A F B A A F C
2045 95'h Percentile Queue LT L LTR TR LT L LTR TR
Buildout (Longest Movement)in Feet 2 41 218 13 1 54 1 61 23
Reported Delay&LOS EBT,917.5,F EBL,431.5,F
(Worst Movement
Queue,Delay,and LOS analysis based on HCM 7rh Edition Methodology.
Based on the analysis presented above the existing lane configuration and stop control at the Scott Boulevard
and Dubuque Road (study intersection #2) intersection will not provide an acceptable LOS through the 2045
buildout design year scenario. The analysis indicates the eastbound approach and eastbound through
movement will fall to LOS E and F, respectively regardless of the development. The additional development
trips will make this issue worse, however this would also likely be the case if ACT was still operating on the
site.Additionally,this is anticipated to be a temporary issue until a proposed Dodge Street access as mentioned
above is constructed. Therefore,the additional Dodge Street access point is recommended in conjunction with
subsequent development.
2240009880 1 October 23,2024 SHIVC-HATTC-RY
A R C H I T E C T U R E+E N G I N E E R I N G
Page 17 of 18
Scott Boulevard and 1st Avenue (Study intersection #3) is analyzed using its existing lane configuration
and roundabout control under all scenarios shown in the figure below:
S
m
Table 6 Operational Analysis-Study Intersection #3
AM Peak Hour PM Peak Hour
Study NB SIB EB WB NB SIB EB WB
Intersection Scenario Metric
Approach Delay 6.7 5.4 7.3 8.2 7.5 5.1 7.5 6.7
Existing Approach LOS A A A A A A A A
2024 95th Percentile Queue LTR LTR LTR LTR LTR LTR LTR LTR
No Build (Longest Movement)in Feet 38 1 60 45 41 2 66 30
Intersection Delay&LOS 7.4,A 7.3,A
Approach Delay 6.7 5.5 7.4 8.3 7.6 5.1 7.6 6.8
Projected Approach LOS A A A A A A A A
2025 95th Percentile Queue LTR LTR LTR LTR LTR LTR LTR LTR
No Build (Longest Movement)in Feet 38 1 60 46 1 42 2 68 31
Intersection Delay&LOS 7.4,A 7.4,A
Approach Delay 12.2 21.1 14.0 15.7 29.2 34.7 28.1 19.9
Scott Projected Approach LOS B C B C D D D C
3 Boulevard& 2025 95th Percentile Queue LTR LTR LTR LTR LTR LTR LTR LTR
1It Street Buildout (Longest Movement in Feet 88 146 152 99 212 279 332 114
Intersection Delay&LOS 15.5,C 28.8,D
Approach Delay 6.8 5.6 7.5 8.7 8.4 5.5 8.3 7.6
Projected Approach LOS A A A A A A A A
2045 95th Percentile Queue LTR LTR LTR LTR LTR LTR LTR LTR
No Build (Longest Movement in Feet 39 1 63 50 50 2 79 38
Intersection Delay&LOS 7.7,A 8.1,A
Approach Delay 11.4 18.1 13.0 15.3 32.9 37.3 31.0 22.4
Projected Approach LOS B C B C D E D C
2045 95th Percentile Queue LTR LTR LTR LTR LTR LTR LTR LTR
Buildout (Longest Movement in Feet 81 114 139 99 237 280 366 134
Intersection Delay&LOS 14.1,B 31.6,D
Queue,Delay,and LOS analysis based on HCM 7'h Edition Methodology.
1 The frequency of arriving vehicles is anticipated to be nearly consistent.
Based on the analysis presented above the existing lane configuration and roundabout control at the Scott
Boulevard and 1st Street (study intersection #3) intersection will provide an acceptable LOS through the 2045
buildout design year scenario.
2240009880 1 October 23,2024 SHIVC-HATTC-RY
ARCHITECTURE+ENGINEERING
Page 18 of 18
endings & Recommendations
The analysis presented herein indicates the study intersection LOS indices will operate at acceptable levels
during the AM and PM peak hour conditions through the 2045 buildout design year scenario, except at study
intersection #2. However, this is anticipated to be a temporary issue isolated to the eastbound approach until
the additional access point on Dodge Street is constructed. The additional development trips will make this
issue worse, however this would also likely be the case ifACT was still operating on the site at its Pre-Pandemic
numbers, and not at its current underutilized state.Additionally,this is anticipated to be a temporary issue until
a proposed Dodge Street access as mentioned above is constructed. Therefore, the additional Dodge Street
access point is recommended in conjunction with subsequent development.
The 95th percentile queues at the study intersections were also analyzed. Based on these queue lengths no
issues, such as a queue extending upstream to an adjacent intersection are anticipated. This determination
assumes the recommended lane configuration and control presented in the figure below. No other
changes/improvements to the study intersection's existing lane configuration and control are recommended.
Operational analysis worksheets are contained in Appendix 2.
Figure 12 Study Intersections—2025 Recommended Buildout Lane Configuration & Control
IG
o� �
0° ! i
2 �C�9aC�9aC�9C�
� I
f •
J
t i
i
� --- 2Dub
v
�..
s
a �
4
2240009880 October 23,2024 SH IVC-HATTC-RY
ARCHITECTURE-ENGINEERING
ATTACHMENT 6
Regulated Sensitive Features
_ _ _ �� \ \ \ � / I I z
NORTH
/ /I 1I1 I/l /1•l1II Il/(I// //�����—%/—
I I
W
J W
I \` z
NON-JURISDICTIONAL DITCHLL NON-JURISDICTIONAL 0 50 100 200 0_
O
95o> 1\' EPHEMERAL STREAM
Elm z
\ Lu
v/
BUFFER FOR PROTECTED SLOPES / II / / \ \ \�\\\\\ SCALE IN FEET w W
Q
I //
� \ / _ I l/l EDGE OF PROTECTED SLOPE S / � I I /
V.
JURISDICTIONAL
o7_ WOODLANDS
u
WETLAND/WOTUS > W
co
/ / // f _ i ��� ' � f / / / \ I // /// \ 11 l Il ` � \ I \\ - 9� _ SEE NOTE 1
/ h—NQN-JURISDICTIONAL DITCH , \�� — — o
— 796- - = vob
NON-JURISDICTIONAL 1 ' —80o —
Q o
I I 00
`� EPHEMERAL STREAM
JURISDICTIONAL FORESTED 802— —
0 I WETLAND 0.(ON-SITE)ACRES (TOTAL)
0.02 ACRES (O — — _804- _ NON-JURISDICTIONAL
— — _ 806- — WETLAND/WOTUS.
�' � - - � � � _B04- - -808- - SEE NOTE 1
�
`mc,� i \ — — — I J I I I 1 l 1x APPLICANT INFORMATION
lk 100' WETLAND BUFFER
PROPERTY OWNER
f/r`' \� •. - \ \ / / `$' 1 \ \ --84� ACT, INC.
J 1 100' WETLAND BUFFER _ _ — BRAD SPILLMAN
\\ / �I ( -1 / ♦ 1 �\ \ \ - \ — — —8ea 500 ACT DRIVE
•. 1 — 1 \ \ — ap6- — IOWA CITY, IA 52243
DEVELOPER/ NEW/FUTURE OWNER)
) W
ICEBERG DEVELOPMENT GROUP vJ
• \\\ I — \ ;^ I '` 1 I
�& 1 \`—\ — — 11�2\ JIM BERGMAN
7152 ELDORADO POINTE
Z
WEST DES MOINES, IA 50266
1 — / / ` /�._ a — \ \ APPLICANT
� $ ` / PROJECT AREA LIMITS � "// ,�� �� / � / � \
_ I �
o
2 - 1 jguQVE R � / yes — — / — — � � �/ /� ' ��, I I I // \\ I\ \� SALIDA PARTNERS 2
I /// / / \\ \ �'— STEVE LONG z
�, / // / // I I i �' i ) / / 1 I — \ I I\ 308 E BURLINGTON #403
/ /�\\\\\\ IOWA CITY, IA 52240
— CIVIL ENGINEER
l / / i // ^ � y� / — — _ _ / / / / I / /// 1 / /// \ \ // cr-
/^ / 1 \ ( / /// / I I ( / I / / / //, \ 1 1 \ \ //� SHIVE-HATTERY O
222 THIRD AVE H
JURISDICTIONAL DEEP WATER / 1 /— , / CEDAR
Lu
HABITAT (POND -ARTIFICIAL / / / , \ / // 1\1 \ 11 1 //j//j/�^ 1 C II I I / /a Ar ATTN: CHARLD S I"NICK" HATZ II, PE W
\ " \/ (` \✓/ // // — `\\\\\\\\\ J 1�- — ^ \ EXCAVATED/IMPOUNDED) 1804
PHONE: (319) 364-0227 >
OWETLAND 0.30 ACRES / � _
EMAIL: NHATZ@SHIVE-HATTERY.COM 1 w
, JURISDICTIONAL EMERGENT ,---, SITE AREA Q w —
—�gg— — 1111 f / EDGE OF WOODLANDS, TYP. ///// / /�. I J / / \ / / l I \ V/ WETLAND 0.22 ACRES 0
/ TOTAL SITE AREA: 2,117,237 SF = 48.6 ACRES
-796 J A 07
ZONING w/ / / / • / — / / // \ \ 1 // II lIl 1 ( \\ ` /
' — 11 \ / /• / / / 1\ //1 \ \ / / Q
V m
EXISTING ZONING: ID-RP/ORP W
PROPOSED ZONING: MIXED USE < 00
SENSITIVE AREAS:
OPCjlow
� 1. JURISDICTIONAL WETLANDS
TOTAL WETLANDS: 0.54 ACRES O
_ I / / / / — \\ / / / // // I I I 1 2. WOODED AREASLr
Q— ,� � �\ \��� // /// / / /// / \ I I I 1 A. TOTAL WOODLAND AREA: 713,766 SF = 16.4 ACRES O ( ,
^, — �/ / \ f / I _�/ �� \� / /// / /1 I l/ l \ \11 1I I MINIMUM RETENTION AREA: 71,376 SF = 1.6 ACRES Z v
d \\ / I i�// /// i i — \ �\ �\ /// / /•' / // I III 11 / \ \ \\I\ \\1 B. GROVES OF TREES: 0 SF = 0.0 ACRES
4
LA
p � "• \ \\ / III 1 \\\\ \ PER IOWA CITY CODE, PROPOSED ZONING OF MIXED USE 3 _
\ \ i / \ / / ! /IIII// \ /j �' ` / // \ \ I I \ \\\\ \
J 1 \ \ \ \ \ \ / \ / I / / / _ ./,// /// �•• 1. \\ // I / r/ / \ \ I I I \\ \ MUST RETAIN 10% OF WOODLANDS. EXISTING ZONINGS OF J O
qF
1 \ \ I � :t I 1 •� \ / / / I \ \ \ \\ ID-RP REQUIRES 70/o BE RETAINED AND ORP REQUIRES 20/o
J J I \\l 11 I BE RETAINED. 7
\ \
\ \ \ \11 — //j WOODLANDS WITHIN THE BUFFER AREAS DO NOT COUNT O
1 1 I \ \ \ \ \ �I \ ,,� I \ ( — I I `� / / I I I 1 I I I / l �� / // /// /////,\\\� //// \\\ I I I I I I I TOWARDS RETENTION VALUES.
:.= I 100 WETLAND BUFFER \1 ` = ��/
r
��� — � ✓�- /l////// / NOTES: _ N C)
( 1 /Y' j/ // / IIII \ // IIIIIII I �` U z w o co
8 ///i �� \ 1 — �✓ — — —� // // / IIII/ / //�\� /jell III/III 1 1. FINDINGS ON JURISDICTIONAL VS NON-JURISDICTIONAL DELINEATED ~ v w o
— / 1 I III o
WATERS OF THE UNITED STATES (WOTUS), WETLANDS AND STREAMS, CD
ARE PRELIMINARY AND BASED ON A WETLAND DELINEATION REPORT. N
DATED 09/09/2024 WITH FIELD WORK CONDUCTED 08/06/2024 & 08/08/2024.
SUBJECT TO FURTHER AHJ REVIEW.
\ �7g 1\VAVAIIIIIIII \ \\ \ \Ax
2. EXISTING GRADES ARE PER 2020 LIDAR.
/ `�))\\\1\\\I 3. THREATENED AND ENDANGERED (T&E) STUDY IS PENDING.
Ile
J /vco
t— \ /; \ \ \ \ \ I / I \� \\\� \\ \\\ I�\ \ \� m
C, o z o
I \ \ 111 1 II / n \\\\ \1\I1\ \ 8 \ / // / ✓ � !� J I I / / // \ \ \ \\` \\\ w w
/ 1 ) l 1 II / / / II 1 / / I / I / 794— i/ \ \ \ \ \ �, \ 1 I 1\\\\ \\�\\\ \ \\ / m w Q F o
R / i / / // / I11 11\ _ /// / l / I 1\ \\\\\\\ \\\\� \\\ , / / / z O o o w co
\\\\\\ \\\\\ \ o 0
84— 1111111//// I III 1�!� \ /1 /� — — 1 \ \ l 1 I / IIII\)\1 \ \�\\\\\ \ J/ / / ;
I /
mil/ /l ll/ III I I I / \ I I I I aea 1 I I I III\ \\ \ ///
��ss_ I I I I I I // /// IIII\\VA\ \ 111 IIII I I I
/ —794- - - - - - _/ I I I I I t ( \( l 1 //I
J I r �j/�/ 11 III ` / 1\ I I I / — �i 7s2— - - , I 1 t I J,I 1 ( I I I I I
4 / I J((f //i/ // III I I I \ //// 1 J BUFFER FOR PROTECTED SLOPES I / '� / / / /� — J I I I I I \\ \ l /
'� I / ///— 790 /I I \ 1 II I III 11 4
/ 110, III I II /i /I IIIII �.� //ice llll / �/ I , I \ \ 111 I I I J
/ _ �� �8a \ 1 I l / \ \ \\ 1 1 I
�'�---- �86-_ `v / III IIIII ..
EDGE OF PROTECTED SLOPES
01
\ / l l l l 1 II 1 W (�\\\1111( I /! / IIII I / // / I /� (( \\ — / \ I 1 \ \ ♦♦ a� IIII// // � % _ \\\ \ � � � l
l
I\\1\ ��� I 1 \ V A \ — — —7 // / l l
/ \\\ \\\1 I IIII 1 \/ // \ ♦ 4 �\ �N— / T I i/ / / l I I I
.� ' / I1\\\11\ l 11 ( III \ / / \' _— / I 1/ \ \ \ _ _ ♦ APPROXIMATE EXISTING / I 1 \ Q
// / l l l I 10
PROPERTY LINE, TYP. I
C♦
l\ /�i/�/i// I 1♦♦�� 1 / '� _'/ '� / // / 11( \` �(/ ,�� � \ -- / I ` 1 \ \\ I / / Q
i / W W W
( I I NON-JURISDICTIONAL DITCH ` i I
// � (� L.L
Il`\\��1\\\ ���!���i�
\\\II \\ \
1 � � / ) \ I l I \ t \\ \\ \ / �^ / %/// � / / / III 11
/ I II I / /- - � \ \\\��I C � — � vvv v\ \\ � / x / / / ��l /I / 1 III I �
v vv I v v T EX1
t 1 1 \\1 1\\0 ��_ � \ \\\\ \ \ / l l/f/ / /// II 1 I
A B C D E F
A B C D E F
ii//jir///� A \\ I11 \\ / l^lull 11 / �, - V 1 I / I / // ( II ( II / ;/� ��� - -� w v z
I / / NORTH
\, �� I1-1 I 1 / V l 1 � / v \� v v \v • III � —
W
�i�� W
v II1111 1V I)11111 I 1 / l I I //// / II f ti _ v \ v
1 I I Il/=i / // //i /i /lll /�/ , — _ llll Ill( / l/lll 1 / 1 /I Ill lull /ire\ 1 Illlllll r / �� \\\ `\ �\ �� _ JJllll 'l —
\ (n ////// // — / / // \ I I III 1 I l I I ///
W 1111/ll// / A ////ll/ 111/ � — \ IIII 111 / /111 / / �\ I �I I// . // /�V -
ti 0 50 100 200 O
// \\\\\\\\\✓//l/ l/ / SCALE IN FEET _ Lu
+ w
Lu
ad
.�� � �\\ Lu
�\VAS/�/� /
A � / A STEEP SLOPES (18% < 25%) PROTECTED SLOPES> 40%
II ~ Wae SEE NOTE 1 Lu
co
co
lib` BUFFER FOR / - I I 1 l s ( / - - - 798- - /f /f /f /f /f / V ,-
\ PROTECTED SLOPES / // I \ \ \ \ ( / 800-- f r� f� f� ff �f Q/ // - - ` fif jfJif jfJif jfJif jffif r�fi
o
p4-91 EDGE OF _g - CRITICAL SLOPES (25% < 40%) PROTECTED SLOPES BUFFER
rn PROTECTED SLOPES - sob- —
� firiririf00,
- - - = — ses- - __ eao_
/ — j ^l / 1 \ \� \\ / \ I I I / APPLICANT INFORMATION
I
- �- - - ' �i � 1 / i I II I i �� PROPERTY OWNER
\ 1
-798 ACT, INC.
BRAD SPILLMAN
500 ACT DRIVE
-808- IOWA CITY, IA 52243
`�\\ ` / �l l ♦ - - �\ \ \ \ DEVELOPER/(NEW/FUTURE OWNER
100,
ICEBERG DEVELOPMENT GROUP W
- - - -804— .
~ w / - JIM BE
\\ -6o 7152 ELDORADO POINTE U)
�At WEST DES MOINES, IA 50266
APPLICANT
�9$ / / SALIDA 1 - LONG
PARTNERS
PROJECT AREA LIMITS
R� ' STEVE
2 - Q �
308 E BURLINGTON #403 2
IOWA CITY, IA 52240
CIVIL ENGINEER W
(906
SHIVE-HATTERY
222 THIRD AVE
1 \ ( - - � � I / / // - - - - - � / \ 11 \ \\ � � //� _ CEDAR RAPIDS, IA52401 O
ILK� l // \ ATTN: CHARLES NICK HATZ II, PE
1 \ / w
�> 1 WETLAND BUFFER, TYP. / // z
\ /r/ �// ^ 1 I ` / PHONE: (319) 364-0227
—&04 // � / / I I / / ,�� EMAIL: NHATZ@SHIVE-HATTERY.COM W �
d ✓// �� i \ 1 \ i / / / /////// I I 1 i i�/� -7�2 - SITE AREA
og' / / �\ \ \ \ \ / / / 1 // // / \ IIII ( `r i TOTAL SITE AREA: 1,020,861 SF = 48.6 ACRES W w
w
/ III I Lu
V l/ llI/l ZONING
8 1/ 11/ 1 ( Ill \ / / / EXISTING ZONING: ID-
RP/ORP of 0
PROPOSED ZONING: MIXED USE 1 m Q
Lu
\ / _y'' I rI \\ ✓ - 1\`. i - $04- \ / ` / / //// ,/ 1N I SENSITIVE AREAS: U O
N..
1. REGULATED SLOPES:° Z
7
STEEP SLOPES (18-25/o)
s 4 TOTAL AREA IMPACTED: SF (TBD WITH SITE PLAN)
TOTAL STEEP SLOPE AREA: 166,552 SF
` - - - / � , I )�/ / / / // // �\ I I III 1 PERCENT IMPACTED: % (TBD WITH SITE PLAN)
CRITICAL SLOPES (25-40%): 7 O v
TOTAL AREA IMPACTED: SF ) L TBD WITH SITE PLAN _ LL
\ I 1 \ \ d� \\ / / \ ' I / /' /�/ \ I 11111/ //\ \ \ \\\\\\\\1cg,\ TOTAL CRITICAL SLOPE AREA: 291,982 SIF
3 CI� \ Il 1 \ \ \ 1 \ \\ �'-� / 1 / / ~ \\ D// i 4, \ » `,• // ////j \ lI Ill/ \\ \\\\ \\ PERCENT IMPACTED: /o (TBD WITH SITE PLAN) 3
1 \ \ \ \ \ / \ / 1 / �� •�••� 1 \\, I ��•I / r// /� \\ \ I I I /\ \\\\\\\\ \ PROTECTED SLOPES (>40%): J O TOTAL PROTECTED SLOPE AREA: 15,026 SIF W Z
1 Z
\JL 2. FULLY HYDRIC SOILS
\�
O
\ 1 _ / \ I 1 1 I I // // // 1\VA / \ VI I I 1 ^^
\ \ \ \ I \ � I \ ( I I I I I / / / / \/ // IIIIII FULLY HYDRIC SOILS ARE NOT PRESENT PER USDA SOIL L.L
CONSERVATION SERVICE. v
/
4 3. PRAIRIE REMNANTS
Y / / / / \ I �
�`� - - I- \ / //// /j = �/ / \ 1 I/I 111 � PRAIRIE REMNANTS ARE NOT PRESENT PER THE IOWA CITY z N 00
/ - \\ J / - -� - - - - - < / I // // / / / \\ /// ^ 1 I Ill I I I SENSITIVE AREAS INVENTORY MAP. > o 0
8 ///�� � \ I — �� - -� 7-94 \ \ I I I \\ // / / /// / /I / / II
\ /� =/ I IIII I I 0 0
f / �l� )I I I 1 I 111 � l I f I 1 1 \ \ \ \ I I \ \ I 1 l� // j // /, ��/l 4. ARCHAEOLOGICAL SITES �
\I I I 1 I I I I I / I/ I I I\ '�► \ \ \ - l \ \ \ \ 1 ` // // / // ///// \ rl I I I/IIII 11 I l `� ARCHAEOLOGICAL SITES ARE UNKNOWN TO BE PRESENT.
`\ _79 \\\\\\,� I \` I ARCHAEOLOGICAL STUDY IS PENDING
a -:.: � ��— \ 1 \ 1 1 /�I
� � II111111111( / ��\\\ \\\ \ \ \ ��� \ —� \ \✓ \ 1 � , 1 // \` — /I /`///<11 ! < _-��\=��1 (r� 1\\\\\��
NOTES:
00,
/ \ \\\ \ / \ \ \ ,�� 1 U
/ �.. / / ��
\ 1. SLOPES ARE PRELIMINARILY DETERMINED TO BE PROTECTED SLOPES
\\ \\\ \ \ �� \ _ — \ 1 I ) \ / / I \ _� \\ \ \ \ 1 III 1����\\�\\\\l1\\\ \\\ ��/ /.� w
I \\\\\ \ \ \ \\\ \ - - - / \ / - - \ I \\ \ �1��1�\\ \ \ \ �� /j PER AERIAL RESEARCH ON JOHNSON COUNTY PROPERTY INFORMATION m
/ \ \ \\\ \ \ \ \ \ I I I / r i/ \ \ \ I \ \`\— \ \ \ \\ \\ �\\\ \ >
I / - I \ / / \ \ \ \ / I \ \ 1�\\\\\\\\�\ I \\ \ = / VIEWER. AERIALS AVAILABLE FROM 1930 S-PRESENT. UNKNOWN IF m Lu I I / I / / / \ /� \ \ \ \ \ \ \ \ \\\\ \\\\\\\ \\\\ / /i THERE WAS MODIFICATION TO THE SLOPES PRIOR TO 1930'S. > O z O
/ / 794— i� \ \ \ \ \ I 1 11 \ \\\\\ \\ \\\ I\ \� / m w LL Q F o
I �' \ \ \ z o o w m
14. / I I /. \ 1`�^�/ I / J / /r \ \ ( 9 } \ \\ \ \ 1 1 I I I \\\\ \\\\\�\ \ \ 2. POTENTIAL BUFFER REDUCTIONS SHOWN WITH PRELIMINARY Q ui ui
� 0 0
/ /I/I//III / /j\ IIII l I I I I 1 \✓/� \ - - \ ' J / I / / I \ l ,i / \ - / \ I I \ I J 1 11\\\ \\\ /j/ RESPONSES TO ORDINANCE CRITERIA IS FOR INFORMATION ONLY. ANY Of a_ w
li/ 6 \ \ ` - �� / / / I / / / - - I \ 1 1 I I / IIII )\1 \ \\\\\�\\ \ / jr/// i FORMAL BUFFER REDUCTION REQUESTS SHALL OCCUR WITH FUTURE �`
alas / ��ass— / I 1 I I I I / / /
r / 7 I I N I I / / \\ \ \ / / ENTITLEMENTS PROCESSES.
I I I V I l 111 /ll 11111
� i _ I I I ,�'
( //�� / I ` /i I 1 I / — 7s2— — — , I \ t I J,I 1 ( I I III Q
4 / l 1f(/ r/�/ // IIIIII //// �6 I 1 I I 1 1 %� _ / \ I 1 4
� , 8 / /��� 790
_� I I I / I I / A\ VAV I ll (IIII II
/ ,8 / / / /
t //I ) III /i/ / I '/���� - a / / \ \ \\ 1 IIII I 1 I �. / III I I II (II I I I I J
� �s 6— I �- � � //�-( ( / 11 I / //// ,� - - ► .,�+) -79�
W
W (W�..,,�-;>'�'/,:,�%/• i � / ��\ v \v V ♦v— � III I //PROPERTY LINE, TYP.APPROXIMATE EXISTING /
�
IIIlI l V /
Q
h'00� �
WW6o� W
7 /
0� V) LL
// /)Jl I II I
N l / / l l 1 ) I I / \\111 \ \\ \ / /
��
�, � .�� \ \ h 11 �i /� ��i'// � v� I I I I I I 1 r— ' , \\ \\\`II — \\ \\\ EX2
0 A B C D E F
Agenda Item #6
Preliminary Meeting Minutes — September 18, 2024
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
SEPTEMBER 18, 2024 —6:00 PM — FORMAL MEETING
E M M A J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Susan Craig, Maggie Elliott, Mike Hensch, Steve Miller, Scott
Quellhorst, Billie Townsend, Chad Wade
MEMBERS ABSENT:
STAFF PRESENT: Madison Conley, Eric Goers, Anne Russett
OTHERS PRESENT: Austin Geasland, Troy Willard
RECOMMENDATIONS TO COUNCIL:
By a vote of 7-0 the Commission recommends approval of REZ24-0007, an amendment to Title
14, Zoning Code be amended to allow redemption centers either as a permitted use or a
provisional use subject to use specific standards in commercial and industrial zones.
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. REZ24-0007
Consideration of an amendment to Title 14, Zoning Code, to allow redemption centers in
commercial and industrial zones.
Conley began the staff report with some background information on why this code amendment is
being proposed. Iowa's beverage containers control law, which is commonly known as the bottle
bill, allows consumers to receive the return deposit when returning empty beverage containers to
a store or redemption center. In June 2022, amendments were made to the bottle bill which
allows stores to opt out of redeeming containers if a redemption center is nearby, or if other
criteria are met. Redemption centers are facilities where consumers may return empty beverage
containers and receive payment for the refund value of those containers. Sometimes redemption
centers can be affiliated with some grocery stores as in the North Dodge HyVee, which is located
in a CC-2 (Community Commercial) zone. Iowa City also has the Can Shed which is an existing
redemption center located at 611 Hollywood Boulevard, Unit Three, located in a General
Industrial (1-1) zone. The Can Shed would like to operate within a commercial zone in order to
expand their services, improve their collection processes and provide easier access to the
community. As a result, staff is proposing this code amendment to allow redemption centers to
exist in commercial and industrial zones.
Currently, the zoning code does not contain any specific language that assists with defining,
classifying or regulating redemption centers and redemption centers are allowed in some grocery
stores and therefore have been allowed in commercial zones already. However stand-alone
redemption center related uses have historically been classified as a Waste Related Use. The
Planning and Zoning Commission
September 18, 2024
Page 2 of 9
Waste Related Use category in the zoning code is characterized by any uses that receive solid
or liquid waste from others for disposal on the site or for transfer to another location; uses that
collect sanitary waste; uses that recycle solid waste or recyclable materials; and uses that
manufacture or produce goods or energy from biological decomposition of organic materials.
Some examples of Waste Related Uses include recycling processing facilities, sanitary landfills,
limited use landfills, waste composting, hazardous waste collection, etc. Waste Related Uses are
currently allowed provisionally in the General Industrial (1-1) and Heavy Industrial (1-2) zones.
For the purposes of the Can Shed the intended use and operation of this facility is not
comparable to the types of intense industrial uses seen in the Waste Related Use category,
therefore staff is proposing a code amendment which creates a new use category called
Redemption Center, amends the table of allowable uses in commercial and industrial zones,
provides a definition for Redemption Center, creates provisional use specific standards and
outlines minimum parking requirements for this use category.
The proposed amendment focuses on creating a new use category, Redemption Center which
would be placed under the Commercial Use category in the zoning code. Redemption Centers
would be characterized as an indoor facility that collects bottles and cans from consumers,
distributes payment of the refund value and may utilize compressing machines. Examples of
Redemption Center facilities accessory uses include offices and off-street parking. This use
would include the following exceptions: recycling processing facilities will continue to be
classified as a Waste Related Use, establishments that offer beverages for sale are classified as
either sales-oriented retail, alcohol sales-oriented retail, eating establishment or drinking
establishment. The characterization of this use category helps define and regulate what
Redemption Centers would look like if this proposed amendment were to be adopted in Iowa
City.
Conley next shared the proposed zones that would allow this use. Redemption Centers would be
allowed in commercial and industrial zones, either as a use permitted by right or a provisional
use subject to additional use standards. The additional standards for this use would help protect
surrounding properties and mitigate potential negative externalities associated with this use. In
addition to be being permitted by right in all commercial and industrial zones, staff is
recommending that Redemption Centers be permitted by right in the Highway Commercial (CH-
1) and Intensive Commercial (CI-1) zones, since one of the additional standards proposed
discusses the allowance of outdoor storage and both zones allow outdoor storage when certain
criteria are met, such as concealment of materials, setbacks and screening requirement.
Staff has created use specific standards for Redemption Centers to adhere to when provisionally
allowed in the commercial zones listed in the table. The proposed use specific standards are as
follows, first, size of use limited to no more than 5000 square feet, and two, outdoor storage of
any materials is not allowed. Staff determined it would be appropriate to apply these use specific
standards in commercial zones that may abut residential land uses to help maintain the
character and scale of intensity of the surrounding properties. Conley noted also the location
jurisdiction research that staff conducted demonstrates the size restriction in many of the cities
and also the prohibition of outdoor storage as a common practice. There are several jurisdictions
in Oregon that utilizes the 5000 square foot maximum. Additionally, the Iowa City zoning code
has a size limit for other commercial zone uses such as a size limit for indoor commercial
recreational uses in the CO-1 and CN-1 zones as well as office uses in the CN-1 zone.
Additionally, staff developed a proposed minimum park ratio of one space per 1000 square feet
of floor area with no bicycle parking required. The justification for this parking ratio in is that a lot
Planning and Zoning Commission
September 18, 2024
Page 3 of 9
of the patrons that visit redemption center facilities will likely leave the space fairly quickly after
they drop off their cans and receive their deposit so due to the nature of the business, staff does
not anticipate that this use will require many parking spaces. Additionally, if the redemption
center does find that they need more parking than the minimum, they are able to add more if
they see fit.
Conley next reviewed the analysis section. Since the City's current regulations do not really
consider redemption centers staff developed a list of local jurisdictions to analyze how other
areas regulate this use. Specifically, staff found value in analyzing jurisdictions in the state of
Oregon and Iowa. In Oregon, redemption centers are most often considered a commercial use,
viewed as a service provided to the community. This use is allowed in a variety of commercial
and industrial zones. Then in Iowa, redemption centers are typically categorized as an industrial
use, not as the commercial land uses that exist in Oregon and envisioned by the Can Shed and
primarily the zones that this use would be allowed in is solely industrial. Some of the Oregon
cities that they looked at were Portland, Bend, Gresham, Tigard and a couple more. In Iowa staff
looked at Des Moines, Cedar Rapids, Cedar Falls and a couple others. The local jurisdiction
research demonstrates the range of different regulatory approaches for redemption centers.
These jurisdictions highlight specific differences in how each city has decided to regulate
redemption centers in their zoning code. For this presentation Conley wanted to focus on the City
of Portland, City of Bend and City of Gresham, as well as the City of Des Moines. Staff found
there were two main approaches taken by these local jurisdictions, either categorize redemption
centers as an existing use or to create a new use category. To start, the City of Portland chose to
view redemption centers as an existing commercial use in their zoning code under the Retail
Sales and Services category. Specifically, this use is considered repair-oriented and classified as
a recycling drop-off. The City of Portland defines recycling drop-off as a facility for the drop-off
and temporary holding of materials such as paper, cardboard, glass, metal, plastic, batteries and
motor oil. The Cities of Bend and Gresham take a different approach and they decided to
implement this land use as a standalone use category under the commercial use category in
their zoning code. Both cities chose to define redemption centers as an indoor facility that
facilitates the return of empty beverage containers. This differs from the City of Portland because
they do not accept such a large range of materials and only focus on the collection of empty
beverage containers. In Iowa, the City of Des Moines moves further away from both previous
approaches by considering redemption centers as an example of an Industrial Service. The City
of Des Moines code characterizes Industrial Service uses as uses that deal with repair,
maintenance and operation of large equipment. Overall, the variation of all these different
approaches demonstrates how drastically different each of these cities have chosen to regulate
redemption centers and also serve as a good example for staff to understand how to regulate
redemption centers in the proposed amendment.
Staff then looked at the use specific standards for this land use in each jurisdiction. Some cities,
for example, did not have any use specific standards, while others did. The City of Portland and
the City of Gresham do not have any additional use specific standards, but the City of Bend
decided to implement a size limit for 10%, or 2500 square feet, if the use is accessory and if it is
a single use it may occupy around 5000 square feet if approved through a conditional use permit.
The City of Des Moines includes standards that aim to mitigate any negative externalities of
industrial services. Therefore, analyzing the use specific standards of redemption centers in
other jurisdictions helped staff envision how the additional use standards would be appropriately
implemented into Iowa City zoning code. It's also important to consider the anticipated impact of
this proposed amendment so staff prepared two maps that visually represent how the proposed
Planning and Zoning Commission
September 18, 2024
Page 4 of 9
amendment would apply to the land within the City. The first map shows the location of the zones
where the proposed amendment would allow redemption centers. Most areas are concentrated
in the southern portion of the City, since most of the City's commercial and industrial land is in
that area, and areas where the proposed amendment would allow redemption centers include
the center of the City, Old Town Village, Towncrest, and the area near the intersection of North
Dodge and 1-80. The second map shows where the proposed amendment would allow
redemption centers, either as a permitted or provisional use.
Next staff looked at the proposed amendment's consistency with the Comprehensive Plan. The
Comprehensive Plan includes a vision statement that supports a resilient economy, increases
tax base, stimulates job growth and promotes the overall people's prosperity and progress.
Additionally, the proposed amendment supports the following goals and strategies that are found
in the economic development section of the Comprehensive Plan. One of those goals is to
increase and diversify the property tax base by encouraging the retention and expansion of
existing businesses and attracting businesses that have growth potential and are compatible with
Iowa City's economy. A strategy that supports this goal is to provide an attractive economic
environment with streamlined business friendly culture by making regulatory and permitting
processes clear, predictable and coordinated. The second goal would be encouraging a healthy
mix of independent locally owned businesses and national businesses. The strategy that
supports this is to retain and encourage growth of existing locally owned businesses is allowing
Redemption Centers uses in commercial zones which would make it easier for Redemption
Centers uses to locate in Iowa City. The Can Shed's proposition to expand to other areas in the
community represents an opportunity for the City to help support local businesses and remove
barriers to their growth in the community. The proposed amendment helps existing businesses to
also want to stay in the community instead of looking to relocate to other neighboring cities.
Another part of the vision statement includes protecting and enhancing the environment and
encouraging the responsible use of natural and energy resources. Environmental goals such as
to continue to track, measure and reduce energy consumption and greenhouse gas emissions,
raising awareness and expanding opportunities for waste reduction, energy efficiency,
stormwater management and other environmental issues. The goals that the proposed
amendment would also support if redemption centers are allowed in more areas of the City are
community members will have increased access and opportunities to contribute to waste
reduction efforts. Since the IC2030 Comprehensive Plan was adopted in 2013 the City has
increasingly focused on climate action. The City adopted the Climate Action and Adoption Plan in
2018 and a Climate Crisis was declared by the City in 2019 and adopted the Accelerating Iowa
City's Action Plan in 2020. These plans create a goal to reduce carbon emissions by 45% from
2010 levels by 2030 The proposed amendment would help further these goals by promoting
waste reduction and contributing to the community's recycling efforts.
Staff recommends that Title 14, Zoning Code be amended to allow redemption centers either as
a permitted use or a provisional use subject to use specific standards in commercial and industrial
zones.
Hensch is curious about why it's provisional for some of the commercial areas because before
the legislature did their misdeed and changed the law, all the convenience stores and grocery
stores accepted returns so why not be consistent with that. Conley responded by saying that
based off the local jurisdiction research that staff conducted, in addition to looking at the
provisional uses allowed in the zoning code, it seemed to be consistent and allowed the City the
ability to implement regulations that would help mitigate the negative externalities. Russett added
Planning and Zoning Commission
September 18, 2024
Page 5 of 9
that the redemption centers that exist now in commercial zones are associated with some other
type of retail-oriented use, and with this amendment they are looking at stand alone, larger
facilities.
Hensch asked if then it's provisional use and additional standards are required, are there any
additional standards other than the two listed (5000 square feet and no outdoor storage). Conley
stated those are the two that staff are proposing. Hensch asked how those additional standards
would be applied or determined. Russett explained those would go before the Board of
Adjustment staff and would need to be determined as part of this text amendment. Hensch
asked what if the Commission or City Council were to propose additional standards in the future.
Russett stated they would have to go through another text amendment process.
Elliott asked if the City knows of any issues with the current situation where they're in commercial
zones within another building. Conley is not aware of any.
Quellhorst asked why the areas of Office, Research and Research Development Park are
included in the permitted versus provisional use category, it seems to be an odd use in that zone.
Conley stated there's not a lot of areas that are zoned Office, Research and Research
Development Park and those use categories allow kind of quasi-industrial uses in those zones so
staff felt it appropriate to allow it as a permitted use.
Craig wondered why the current location isn't sufficient, it is a pretty centrally located space.
Conley noted currently the Can Shed is located in the general industrial zone and they are just
wanting to expand to other areas of the City.
Elliott noted she does see people on bicycles that look like they're going to redeem their cans so
why no bicycle parking required.
Quellhorst noted in this case the Redemption Centers definition is like an automated redemption
centers, like at a HyVee with the machines versus a staffed redemption centers. Conley stated it
depends on how the City wants to define it, but they chose that redemption centers would be
defined as a staffed facility. Russett noted the definition doesn't expressly state that it needs to
be staffed, that's something that is hard to regulate through zoning, but the Can Ched will speak
to their proposal. They are proposing that it to be staffed, but also function similarly to ones with
the automated machines. Goers stated the other thing he would note is on the exceptions,
particularly the second bullet point, establishments that offer beverages for sale are classified,
etc. and if something falls into one of those categories it would not be considered a redemption
center under this definition.
Townsend stated regarding the North Dodge HyVee having a redemption center that has not
been operational for some time, if they wanted to restore that, as the machines are still there,
could they. Conley replied yes, that would still be permissible.
Craig noted they talk consistently about cans but there are also glass redemption, does the Can
Shed take glass or are they proposing to take glass. Russett confirmed yes, the Can Shed will
take anything that has a deposit.
Townsend has a comment or a concern that why can't she go to any store that she pays deposit
on bottles and cans and take them back to that place. Hensch stated that was the Iowa
Planning and Zoning Commission
September 18, 2024
Page 6 of 9
legislature and their wisdom in changing the law.
Hensch opened the public hearing.
Austin Geasland (Realtor, Q4 Real Estate) represents the Can Shed in their real estate
expansion throughout the corridor area. One thing he wanted to bring up is the space that they
are currently negotiating is on Gilbert Street, the old South Maple building and the space is 5500
square feet. Staff's amendment proposal is 5000 square feet maximum and while they
understand the logic and the reasoning there, in an effort to keep this deal alive and not lose it, is
there a way that they could structure the business and the layout to 5000 square feet of
redemption center and leave the other 500 square feet for employee offices, employee break
rooms, etc. That is a concern he has with the current wording of the amendment.
Troy Willard (owner, Can Shed) stated what they're trying to do is raise their visibility, expand
their services for which they need more space than the building they're currently in, they're
maxed out. The current location is only about 2800-3,000 square feet. They have added a mobile
app where people can drop off bags of containers outside of staffed hours so they need an area
to drop those off as well. They also want to upgrade the equipment, the current automated
machines only allow cans to be put in one at a time but there's a technology out there for more of
a bulk dump. They take up about 25% of the time to count all the containers through and there's
also a bigger footprint for that type of machinery. Another reason for wanting to move is the
building Geasland was talking about has a lot more parking and there is a parking crunch where
they're currently at, and that is some of the motivation to move. Willard confirmed the North
Dodge HyVee hasn't redeemed containers since about 2020, back then and after the pandemic,
the Can Shed started doing more direct business representing HyVee as the redemption spot in
the City and took on all the responsibility for all the stores. Walmart is at the very end of using
their machines, they've used up their useful life and they have no interest in replacing them and
adding extra cost into their business model. He also wanted to note he understands the logic and
the explanations about the square footage thing and that would be a clarification he would want
to know before he makes any hard and fast decisions about leasing or buying space or building a
building. Also one of the natural progressions of the bottle bill in other states is they have been
taking it from carbonated and alcoholic beverages and moving to all beverage containers, which
would include water bottles, sport drinks, any type of non-carbonated container so he is trying to
look forward to that expansion and the space needs for that as well.
Craig asked if they would be moving their facility and just still have one. Willard confirmed that
was correct, they just need one that is more accessible and bigger and nicer. The new location
is only four blocks but it's in a major intersection and closer to the bank they use to grab money
to pay out to the customers so there's a lot of considerations going into that space there.
Criag asked if they work directly with commercial establishments, like a restaurant that sells cans
of beer, etc. Willard confirmed they do have business routes that they run, a couple times a
week to pick up cans and bottles from the downtown bar scene and any of the restaurants. They
generally cover an area anywhere from about 40 to 45 miles in and around Cedar Rapids.
They're mainly in Johnson County and Linn County, they spill into Iowa County a little bit as well
as Cedar County, Jones County, and Benton County.
Criag asked about the business model how do they make money if someone pays five cents for
a can and then gets the five cents back. Willard stated it is getting into some nuanced areas but
Planning and Zoning Commission
September 18, 2024
Page 7 of 9
as a consumer buying stuff at HyVee, the distributor, Coke, Pepsi, Budweiser, originates the
deposit. When they sell it to the store, they collect the nickel from the store. The store collects a
nickel from the consumer and then the consumer gets their nickel back from the Can Shed or the
store. Then when the Can Shet takes the cans back to Coke, Pepsi or whatever distributor he
gets his nickel back and they pay him three cents on top of that. One of the misconceptions is
somehow the State's involved with that but it's totally managed financially through private
enterprises.
Craig asked what Coke does when they get their cans back. Willard explained they smash them
up, bail them up and recycle them. He noted they redeem about 106 million containers a year
through their five locations. They also go out and represent distributors and pick up other
redemption centers and bring that material back to the facility in Cedar Rapids and combine it all
to make sure it's going back to end users and markets. Aluminum can turn into aluminum cans
again, the plastic has changed over the years, a lot of times it was being made into carpet
products but now it's going back to a bottle-to-bottle processing facility in Wisconsin. The glass
goes to Kansas City, there's a company down there that pulls all the brown glass out to make
beer bottles for Boulevard Brewery and the rest of it goes to a fiberglass insulation plant and gets
made into insulation.
Hensch closed the public hearing.
Craig moves to recommends that Title 14, Zoning Code be amended to allow redemption
centers either as a permitted use or a provisional use subject to use specific standards in
commercial and industrial zones.
Elliott seconded the motion.
Quellhorst noted it sounds like the Can Shed folks might want a space limit for provisional zones
in excess of 5000 square feet, is that something that staff would want to look into further or are
they still comfortable moving ahead with the 5000 square foot recommendation. Russett noted
they could still operate a 5000 square foot redemption center within that 5500 square foot space
they are looking at, the additional 500 square feet would just have to be used for some other
purpose, like their administrative purposes. However, if the Commission wants to increase it to
5500 staff doesn't really have any concerns with that either. She stated the one benefit of
sticking with 5000 is simply for consistency with how other size regulations are included in the
zoning code, 5000 is a very common number when looking at size limitations for uses.
Hensch noted right now it's limited to redeemable beverage containers but if the Iowa legislature
expands that to water bottles and other things they would have to come back and amend the
text. Russett stated yes, they would evaluate that at the time.
Hensch is in favor of approving this because this is truly an example of where they can facilitate
the public good. With the reduction of the redemption centers from what they formerly had; he
would have to guess that the amount going into the landfill has increased dramatically.
Additionally, a better location would make it better for the consumer in Iowa City and would be a
very positive action.
A vote was taken and the motion passed 7-0.
Planning and Zoning Commission
September 18, 2024
Page 8 of 9
CONSIDERATION OF MEETING MINUTES: SEPTEMBER 4, 2024:
Elliott moved to approve the meeting minutes from September 4, 2024 with corrections.
Townsend seconded the motion, a vote was taken and the motion passed 7-0.
PLANNING AND ZONING INFORMATION:
Goers wanted to take this opportunity to give a brief update on one of the topics that was raised
in earlier discussion at a meeting by this Planning and Zoning Commission regarding the
alternative nicotine products and whether a tobacco permit was required for nicotine lozenges,
patches or gum. He did confirm with the State the answer is no, a permit is not required to sell
those three products and just wanted to pass that on to the Commission. An example is the
Target downtown sells those products and does not have a tobacco permit.
Craig heard a story on NPR today about housing. She was pretty proud of Iowa City when they
talked a lot about zoning codes and how cities just are a big hindrance to expanding housing
base because they don't want certain kinds of housing, or they don't want this or that, and they
use zoning codes to keep people out. Iowa City doesn't do that which is good.
Hensch agrees wholeheartedly and would like to commend the members of the Commission,
because generally when they're under pressure not to approve a development for additional
housing from community groups by and large, the Commission hears them, and are responsive,
but still do what we think is the correct thing to do that's in the best interest of the City and it can
be very uncomfortable sometimes.
ADJOURNMENT:
Townsend moved to adjourn, Elliott seconded and the motion passed 7-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2023-2024
715 7/19 812 8116 1014 10118 11115 1216 12120 1117 217 2121 413 511 6126 914 9118
CRAIG, SUSAN X X X X X X X X O/E X X X X X X X X
ELLIOTT, MAGGIE X X X X X X X X X X O/E X X X O/E X X
HENSCH, MIKE O/E X X X X X X X X X X X X X X O/E X
MILLER, STEVE -- -- I -- -- -- -- -- -- -- -- -- -- I -- -- -- -- -- -- I -- -- -- -- I -- -- -- -- -- -- I -- -- X X
PADRON, MARIA X O/E X X X X X O/E X X X X O/E O/E -- -- -- -- -- --
QUELLHORST, SCOTT -- -- -- -- -- -- X X X X X X X X X O/E X X X X
TOWNSEND, BILLIE X X O/E X X X X X X X X X X X X X X
WADE, CHAD X X X X X X X X X X X X X O/E X X X
KEY:
X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member