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HomeMy WebLinkAbout12-04-2024 Planning & Zoning Commission PLANNING AND ZONING COMMISSION Wednesday, December 4, 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 Development Items 4. Case No. REZ24-0010 Location: East of Camp Cardinal Boulevard and West of Camp Cardinal Road An application for a rezoning of approximately 27.68 acres of land from Low Density Multi- Family Residential with a Planned Development Overlay (OPD/RM-12) to Low Density Multi- Family Residential with a Planned Development Overlay (OPD/RM-12). Discussion Items 5. Discussion of Planning & Zoning Commission representation on the Comprehensive Plan Update Steering Committee. 6. Consideration of meeting minutes: November 20, 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.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning &Zoning Commission Meetings Formal: December 18 / January 15 / January 5 Informal: Scheduled as needed. Agenda Item #4 Case No. REZ24-0010 Location: East of Camp Cardinal Blvd. and West of Camp Cardinal Rd. STAFF REPORT To: Planning and Zoning Commission Prepared by: Anne Russett, Senior Planner Item: REZ24-0010 Date: December 4, 2024 Cardinal Heights GENERAL INFORMATION: Owner/Applicant: Dave Oyler IC Grove East, LLC dave(a)navigatehomesiowa.com Contact Person: Brian Vogel Hall & Hall Engineers, Inc 1860 Boyson Road Hiawatha, IA 52233 319-361-6325 brian(a)halleng.com Requested Action: Rezoning from Low Density Multi-Family Residential with a Planned Development Overlay (OPD/RM-12) to Low Density Multi-Family Residential with a Planned Development Overlay (OPD/RM-12) Purpose: Amend an approved Preliminary OPD Plan to allow waivers to the minimum front setback and maximum allowable building height for the multi- family building located on Lot 11, Cardinal Heights Part One. Location: East of Camp Cardinal Boulevard and West of Camp Cardinal Road. Location Map: 00� a" > w .' . Size: 27.68 acres 2 Existing Land Use and Zoning: Undeveloped, zoned for Low Density Multi-Family Residential with a Planned Development Overlay (OPD/RM-12) Surrounding Land Use and Zoning: North: OPD/RS-8 - Medium Density Single- Family Residential with a Planned Development Overlay South: OPD/CC-2 - Community Commercial with a Planned Development Overlay East: OPD/RS-5 - Low Density Single-Family Residential with a Planned Development Overlay and ID-RS - Interim Development Single- Family Residential West: OPD/RM-12 - Low Density Multi-Family Residential with a Planned Development Overlay Comprehensive Plan: 8-16 units / acre District Plan: None Neighborhood Open Space District: NW1 Public Meeting Notification: Property owners in the surrounding areas have been notified of the proposed subdivision and rezoning and received notification of the Planning and Zoning Commission public meeting. A rezoning and a subdivision sign were posted on the site on Camp Cardinal Boulevard. File Date: November 15, 2024 45 Day Limitation Period: December 30, 2024. BACKGROUND INFORMATION: The applicant, IC Grove East, LLC, is requesting a rezoning of 27.68 acres from Low Density Multi-Family Residential with a Planned Development Overlay (OPD/RM-12) to Low Density Multi- Family Residential with a Planned Development Overlay (OPD/RM-12) for land located east of Camp Cardinal Blvd and west of Camp Cardinal Road. This property was previously rezoned to OPD/RM-12 with a Preliminary Planned Development Overlay Plan from Interim Development— Research Park (ID-RP) zone (Ordinance No. 22-4888). The previous rezoning was approved on August 3, 2022, with the following condition: 1. Prior to issuance of building permit, Owner shall contribute 50% of the cost of upgrading Camp Cardinal Road to City standards. This contribution shall include 50% of the cost of construction of the traffic circle at the intersection of Deer Creek Road and Camp Cardinal Road. Along with the approval of the rezoning and Preliminary OPD Plan, the Preliminary Plat for the property was approved on October 3, 2022. (Resolution No. 22-254). The Final Plats for Cardinal Heights Parts One and Two were approved on February 21, 2023 (Resolution No. 23-45 & Resolution No. 23-46). 3 The purpose of the rezoning application is to amend the approved Preliminary Planned Development Overlay Plan. The rezoning request is to allow for a 5 feet reduction in the minimum front yard setback (from 20-feet to 15-feet) and a 7-foot increase in the maximum building height (from 35-feet to 42-feet). The request is for the multi-family building on Lot 11, Cardinal Heights Part One. The revised Preliminary Planned Development Overlay and building renderings are provided in Attachments 3 and 4. Good Neighbor Policy: The applicant held a good neighbor meeting for the original rezoning on February 1, 2022. ANALYSIS: Current zoning: The area is zoned as Low-Density Multi-Family with a Planned Development Overlay (OPD/RM-12). The purpose of the RM-12 zone is to provide for the development of high density, single-family housing and low density, multi-family housing. In this case, a mix of multi- family housing units and duplex units provides a diverse variety of housing throughout the neighborhood, as intended by RM-12 zoning. The land contains regulated sensitive features. Due to impacts to the sensitive areas, a Planned Development Overlay was requested and approved in 2022. Proposed zoning: The applicant is requesting to rezone the subject property (27.68 acres) to Low Density Multi-Family with a Planned Development Overlay (OPD/RM-12). The proposed zoning remains the same as the applicant is requesting an amendment to the approved Preliminary Planned Development Overlay Plan. The OPD allows the applicant to request waivers for certain zoning standards. In this case, a front yard setback reduction and an increase in maximum building height is being proposed. The applicant is requesting this amendment for only one building on one lot (Lot 11, Cardinal Heights Part One) in the residential subdivision. General Planned Development Approval Criteria: Applications for Planned Development Rezonings are reviewed for compliance with the following standards according to Article 14-3A of the Iowa City Zoning Ordinance. 1. The density and design of the Planned Development will be compatible with and/or complementary to adjacent development in terms of land use, building mass and scale, relative amount of open space, traffic circulation and general layout. Density: The applicant is requesting a rezoning to an OPD/RM-12 zone, which allows for a density of 15 dwelling units per net acre of land area (total land minus public and private streets right-of- way). The proposed 30-unit complex, 4 townhomes, and 22 duplexes adds up to 78 total units across the 25.02 acres of net site area, which equals 3.1 dwelling units per acre. Land Uses Proposed: The applicant is proposing a mix of duplex and multi-family residential. There are currently two areas to the west zoned RM-12 and one area to the southeast. The property to the immediate west was rezoned to OPD/RM-12 in 2017 but remains undeveloped. The property to the northwest also has RM-12 zoning with townhomes constructed, as well as ongoing townhome development. Cardinal Villas Condominiums located southeast of the subject property is also zoned as OPD/RM-12 with two multi-family buildings on the property. The area to the north is zoned OPD/RS-8 and contains duplexes similar to those proposed. The addition of more duplexes and multi-family housing to the area will complement the existing, ongoing, and future development plans in the area. Mass, Scale, and General Layout: Due to the potential impacts of the sensitive areas, the 4 development layout is more compact instead of spreading out over the property. The proposed duplexes are located on the western edge of the site off a cul-de-sac street to the north of Deer Creek Road and a loop street to the south of Deer Creek Road. Additional duplexes front Deer Creek Road to the east along with the proposed 30-unit multi-family buildings and townhomes. Buildings in this zone cannot typically exceed 35 feet in height. Additionally, multi-family buildings must typically be set back 20' from the front property line. However, the applicant has requested an increase in the maximum height and a reduction in the front setback for the multi-family building on Lot 11, Cardinal Heights Part One. The request is to increase the maximum allowable height to 42' and reduce the minimum front setback to 15'. The townhome style multi-family units would still adhere to the maximum 35' height and 20' setback. The OPD plan shows duplex footprints with the access to garages from the front fagade. 14-3A- 4K-1 c-(2) requires garages and off-street parking areas be located so that they do not dominate the streetscape. Alley or private rear lane access will be required, unless garages are recessed behind the front facade of the dwelling in a manner that allows the residential portion of the dwelling to predominate along the street. This standard will be reviewed at site plan and building permitting stage to ensure full compliance to the requirement. Open Space: The proposed development will need to comply with private open space standards, outlined in section 14-2B-4E of the City Code. For the 30-unit complex, the calculation comes out to be 430 square feet of private open space required (10 SF per bedroom, 43 total bedrooms in complex). The townhome style multi-family units will also need 10 sq feet per bedroom. The duplexes require a minimum of 300 square feet of open space per dwelling. The OPD plans shows approximately 9,000 square feet of on-site open space for the multi-family uses. The revised OPD plan does not make any changes to the outlots, which total 16.76 acres of regulated sensitive features that were placed in conservation easement as part of the Final Plat process. Traffic Circulation: The proposed development will have access off of Camp Cardinal Blvd through an extension of Deer Creek Road. The extension of Deer Creek Road will provide access to the entire site and, until Camp Cardinal Rd and a proposed traffic circle at the intersection of Deer Creek Road and Camp Cardinal Road are constructed, Deer Creek Road will provide temporary access to Camp Cardinal Road. This will provide a secondary access, if needed. The subdivision code 15- 3-2K authorizes the City to request an applicant to contribute 50% of the reconstruction cost of bringing the segment of the subject street that abuts the subject property to city standards. As a condition to the rezoning, the owner shall contribute 50% of the cost of upgrading Camp Cardinal Road to City standards prior to issuance of building permit. The infrastructure also requires traffic calming devices. The contribution shall include 50% of the cost of construction of the traffic circle at the intersection of Deer Creek Road and Camp Cardinal Road. 2. The development will not overburden existing streets and utilities. The property can be serviced by both sanitary sewer and water. Access to the site will be provided through the extension of Deer Creek Road, which will connect to both Camp Cardinal Blvd and Camp Cardinal Road. 3. The development will not adversely affect views, light and air, property values and privacy of neighboring properties any more than would a conventional development. The nearest neighbors to the north of the subject property are separated by a woodland preservation area and a stream corridor. The nearest neighbors to the east and southeast will also remain separated due to the preservation of woodlands. The proposed development does not adversely affect views, light and air, property values and privacy of neighboring properties any more than would a conventional development. 5 4. The combination of land uses and building types and any variation from the underlying zoning requirements or from City street standards will be in the public interest, in harmony with purpose of this Title, and with other building regulations. The proposed RM-12 zone allows the proposed mix of residential land uses proposed. The proposed multi-family building, duplexes, and townhome style multi-family units provide a range of housing options. When factoring in both the total building area occupied (approximately 2.27 acres or 98,800 SF) and the total area occupied by R.O.W. (2.61 acres), the total lot coverage is equal to approximately 15.5%. Meaning, approximately 84.5% of the net site area will remain free of buildings, parking, and vehicular maneuvering areas. The mix of housing, the extension of Deer Creek Road, and the preservation of sensitive features are in the public interest. The applicant has requested two waivers from the underlying zoning requirements. Both requests are only for the multi-family building on Lot 11, Cardinal Heights Part One. 1. Reduction in front setback to 15':The applicant has requested this modification due to site terrain, sensitive features, and the existing conservation easement area. Additionally, the Fire Department requested that the applicant move the building closer to the street to address Fire Code concerns. The alternative was to provide a fire truck turnaround behind the building which is not practical given the site constraints. Moving the building forward requires a reduction in the minimum front yard setback from 20' to 15'. Staff finds this request acceptable. Many residential uses have a 15' setback. The requested variation will still accommodate light, air, privacy, as well as on-site open space. 2. Building height increase to 42': The applicant has requested this modification due to site topography. Building height is measured from average grade to the top of roofline. For the proposed flat roofed building the top of the roofline is the top of the parapet. Due to the sloping nature of the site the rear facade will exceed the 35' height maximum. The outlot to the north which contains protected woodlands and steep slopes will obscure views of the rear building from neighboring property owners. Staff finds this request acceptable, as well. The proposed increase in height will still accommodate sufficient light and air circulation, as well as on-site open space. Compliance with Comprehensive Plan: The area does not have a district plan hence, the proposed development is reviewed according to the IC2030 Comprehensive Plan. The Future Land Use Map of the IC2030 Comprehensive Plan identifies the subject property as appropriate for residential development at a density of 8-16 dwelling units per acre. As previously stated, the subject property proposes around 3.1 dwelling units per net acre. This density is actually below what is envisioned in the plan; however, the site is constrained due to the sensitive features. The IC2030 Comprehensive Plan encourages urban growth through compact and connected neighborhoods. The proposed development demonstrates a commitment to these goals by providing interconnected sidewalks and a variety of housing types that as noted in the Comprehensive Plan, "Ensure a mix of housing types within each neighborhood to provide options for households of all types and people of all incomes". The Comprehensive Plan encourages pedestrian-oriented development and attractive and functional streetscapes that make it safe, convenient, and comfortable to walk. The applicant is showing sidewalks along both sides of Madan Court and Dear Creek Road. The plan also shows a sidewalk along Madan Loop and connected to the Deer Creek sidewalk on the subject property. The sidewalk along Deer Creek will connect to the existing sidewalk along Camp Cardinal Blvd. Although the comprehensive plan discourages cul-de-sacs and emphasizes stub streets for future 6 connectivity, the proposed development is limited due to sensitive areas and existing neighborhood constraints. Specifically, due to the layout of the neighborhood to the north, which incorporates a loop street, connecting with that existing neighborhood is not possible. By proposing development on the most buildable portion of the property, and thereby preserving the natural areas of the property, the development aligns with the goals of the comprehensive plan. Environmentally Sensitive Areas: The subject property contains regulated wetlands, woodlands, and slopes. The applicant submitted a Preliminary Sensitive Areas Development Plan as part of the 2022 OPD rezoning. Since the rezoning the area went through the final platting process. The Final Plat created a conservation easement area that protects the sensitive features outside of the area to be developed. The proposed rezoning to address height and setbacks does not change the conservation easements or anything from the originally approved Preliminary Sensitive Areas Development Plan. NEXT STEPS: Upon recommendation from the Planning and Zoning Commission, a public hearing will be scheduled for consideration by the City Council. STAFF RECOMMENDATIONS: Staff recommends approval of REZ24-0010, a proposal to rezone approximately 27.68 acres of land located east of Camp Cardinal Blvd and west of Camp Cardinal Road from Low Density Multifamily Residential with a Planned Development Overlay (OPD/RM-12) zone to Low Density Multi-Family Residential with a Planned Development Overlay (OPD/RM-12) zone subject to the following condition: 1. Prior to issuance of building permit, Owner shall contribute 50% of the cost of upgrading Camp Cardinal Road to City standards. This contribution shall include 50% of the cost of construction of the traffic circle at the intersection of Deer Creek Road and Camp Cardinal Road. ATTACHMENTS: 1. Aerial Location Map 2. Zoning Map 3. Revised Preliminary Planned Development Overlay Plan 4. Multi-Family Building Renderings Approved by: Tracy Hightshbe, irector Department of ighborhood and Development Services ATTACHMENT 1 Aerial Location Map i r VX I • / CITY OF IOWA CITY �. •,. •, , ,• 1 • '. 4 yam.. -•,-. Preston Ln R a�G11 _ s r �yIG ;y � Camp Cardira� peer Creek Rd An application submitted by IC Grove East,LLC to rezone approximately 27.68 acres of land located east of Camp , Cardinal Blvd.from Low Density Multi-Family Residential with a Planned Development Overlay(OPD/RM-12)to Low Density Multi-Family Residential with a Planned . Gathering Place Ln '� Development Overlay(OPD/RM-12) ATTACHMENT 2 Zoning Map j r E REZ24-0010 S Cardinal Heights CITY OF IOWA CITY 1 0.03 0.07 0.13 Miles Prepared ,. Date Prepared:November 1 V RM20 ID-RP �I RS8 RMd2 � RMd2 `s O � ee rC y9h r�,e�Rd An application submitted by IC Grove East,LLC.to rezone approximately 27.68 acres of land located east of Camp Cardinal Blvd.from Low Density Multi-Family Residential a , with a Planned Development Overlay(OPD/RM-12)to RS5 Low Density Multi-Family Residential with a Planned Development Overlay(OPD/RM-12) Y �H RM12 ° ATTACHMENT 3 Revised Preliminary Planned Development Overlay Plan REVISED PRELIMINARY PLANNED DEVELOPMENT OVERLAY AND SENSITIVE AREAS DEVELOPMENT PLAN FOR CARDINAL HEIGHTS (PART I AND PART 2 ) IN THE CITY OF IOWA CITY J014NSON COUNTY, IOWA UTILITY AND EMERGENCY TELEPHONE NUMBERS SHEET INDEX USE DIMENSIONAL STANDARDS (RM-12) P1.0) COVER EXISTING: VACANT LAND MULTI-FAMILY(30-PLEX BUILDING AND 4-UNIT TOWNHOME BUILDING) CITY OF IOWA CITY, IOWA LOCATION MAP P2.0) SITE LAYOUT AND UTILITIES MINIMUM LOT SIZE: 8,175 SF P3.0) SITE GRADING AND EROSION CONTROL PROPOSED: MULTI-FAMILY AREA PER UNIT: 2,725 SF (SCALE: 1"=500') P4.0) WETLANDS DISTURBANCE AND PRESERVATION RESIDENTIAL MINIMUM LOT WIDTH: 60' P5.0) WOODLAND DISTURBANCE AND PRESERVATION MINIMUM FRONTAGE: 40' ENGINEERING DEPARTMENT (319)-356-5140 L1.0) LANDSCAPE PLAN FRONT YARD SETBACK: 15'* L2.0) LANDSCAPE PLAN DETAILS SIDE YARD SETBACK: 10' POLICE DEPARTMENT (319)-356-5275 Q REAR YARD SETBACK: 20' IOWA MAX. BLDG HEIGHT: 42'* EMERGENCY 911 Q > CONTACT PERSON ZONING MIN. BLDG WIDTH: 20' W MAX. LOT COVERAGE: 50% FIRE DEPARTMENT (319)-356-5260 ONE-CALL J BRIAN VOGEL, PE EXISTING: OPD RM 12 MAX. BEDROOM PER UNIT: 3 EMERGENCY 911 Q 1860 BOYSON RD. PROPOSED: OPD RM-12 MIN. BEDROOM SIZE: 100 SF 800/292-8989 ED HIAWATHA, IA 52233 MIN. OPEN SPACE: 10 SF/ BEDROOM, NO LESS THAT 400 SF TOLL-FREE WATER DEPARTMENT (319)-356-5166 J PH: 319-362-9548 AREA TO BE REZONED: 27.68 AC. CALL-BEFORF-YOU-DIG Q FAX: 319-362-7595 DUPLEX (22 BLDGS) WASTEWATER DIVISION - COLLECTIONS (319)-631-1144 z EMAIL: BRIAN@HALLENG.COM MINIMUM LOT SIZE: 6,000 SIF �\ Q AREA PER UNIT: 3,000 SF (V IOWA ONE CALL (UTILITIES) (800)-292-8989 Q MINIMUM LOT WIDTH: 55' WITH ALLEY ACCESS, 80' WITHOUT ALLEY ACCESS U MINIMUM FRONTAGE: 40' MID-AMERICAN ENERGY (319)-339-1156 a APPLICANT/OWNER OWNER'S ATTORNEY FRONT YARD SETBACK: 15' (25'AT CUL-DE-SAC) SIDE YARD SETBACK: 5' FOR FIRST 2 STORIES PLUS 2' FOR EACH ADD. STORY Q Q IC GROVE EAST, LLC PHELAN TUCKER LAW LLP REAR YARD SETBACK: 20'O'�, U %GINA LANDAU %CRYSTAL RAIBER MIN. BLDG HEIGHT: 35' a 755 MORMON TREK BOULEVARD 321 E. MARKET STREET MIN. BLDG WIDTH: N/A' Q P.O. BOX 1907 IOWA CITY, IA 52245 MAX. LOT COVERAGE: 50% 121' IOWA CITY, IA 52246 MAX. BEDROOM PER UNIT: 4 z r� ,Q PH: 319-466-4300 MIN. OPEN SPACE: 300 S.F. PER UNIT Q CARDINAL POINTE EMAIL: GINA@NAVIGATEHOMESIOWA.COM UTILITY LEGEND-EXISTING UTILITY LEGEND-PROPOSED WEST PART 3 *DIMENSIONAL STANDARD MODIFIED WITH OPD� - CARDINAL POINTE � (SS8) SANITARY SEWER W/SIZE SS8 SANITARY SEWER W/SIZE �� SOUTH PART 3 'f'S. AREA CALCULATIONS Q (ST15) STORM SEWER W/SIZE ST18 STORM SEWER W/SIZE y9� NIP TOTAL SITE AREA: 1,205,744 SQ.FT. (27.68 AC) a SUBDRAIN FM6 FORCE MAIN W/SIZE / \ C NET SITE AREA(EXCL. R.O.W.): 1,091,316 SQ.FT. (25.05 AC) (FM6) FORCE MAIN W/SIZE W12 WATER MAIN W/SIZE (W8) WATER MAIN W/SIZE CORP CITY CORPORATE LIMITS J, / TOTAL NUMBERED LOTS : 23 - - -(G)- - - -(G) GAS 0S SANITARY MANHOLE \ TOTAL DWELLING UNITS: 78 UNITS - - - (S)- - - - (S) STEAM ® STORM MANHOLE �0 'Q�f �rs \ rQ GROSS AREA PER UNIT: 15,458 SQ.FT. (0.35 AC) fcj C•ir �j 'Qs NET AREA PER UNIT(EXCLUDING R.O.W.): 13,991 SQ.FT. (0.32 AC) I-I - - - - (OHE)- - - - (OHE)- ELECTRIC-OVERHEAD OR GRATE INTAKE w- - - (E)- - - - (E) ELECTRIC-UNDERGROUND ® ® / �9�2�22C \� TOTAL POST-DEVELOPED OPEN SPACE: 723,554 SQ.FT. (16.61 AC) - - - (C)- - - - (C) CABLE TV-UNDERGROUND rm RA-3 INTAKE / fQ `rr2rQ� J (OUTLOT A AND OUTLOT B) - - - - (OHC)- - - - (OHC)- CABLE TV-OVERHEAD �s� RA 5 INTAKE `�,p - F J z 6YJI - - - -(O(F)- - - -((F) TELEPHONE-OVERHEAD RA-6 INTAKE ra SITE LEGAL /REZONING DESCRIPTION OPEN SPACE REQUIREMENTS z (F- - - )- - - - (F) FIBER OPTIC UNDERGROUND PART 2 RA-8 INTAKE FI - - - - (OHF)- - - - (OHF)- FIBER OPTIC-OVERHEAD vr HORSESHOE CATCH BASIN W/O FLUME I �s CARDINAL HEIGHTS PART ONE AND PART TWO IN THE CITY OF IOWA CITY, JOHNSON REQUIRED OPEN SPACE 0 - - -(T)- - - -(T) TELEPHONE-UNDERGROUND FENCE LINE < FLARED END SECTION \ I COUNTY, IOWA. LOT 11: Q CLEANOUT, STORM OR SANITARY \ 30 PLEX: Q SILT FENCE `.J (FP) FLOODPLAIN LIMITS FIRE HYDRANT \ �. rO 10 ONE BEDROOM UNITS AND 20 TWO BEDROOM UNITS (FW) FLOODWAY LIMITS D4 WATER VALVE A��rs� \ �'QS NOTES 10 SF/BDRM X 50 BDRM = 500 SF A (CORP) CITY CORPORATE LIMITS �� WATER SHUTOFF ��j, O r2 rQ THE STORM WATER MANAGEMENT REQUIREMENTS FOR THE NORTHERLY PORTION OF THIS - 800- _ CONTOUR LINE \ 1 s�` 0. 4 UNIT TOWNHOME: ® WATER BLOWOFF \ < ' S SITE IS BEING MET IN THE EXISTING REGIONAL RETENTION BASIN LOCATED ON THE WEST A SIDE OF CAMP CARDINAL BLVD. THE STORM WATER MANAGEMENT REQUIREMENTS FOR 4-THREE BEDROOM UNITS LIGHT POLE W/O MAST 6 I FAO 10 SF/BDRM X 12 BDRM 120 SF 0 THE SOUTHERLY PORTION WILL BE ARCHIVED WITHIN THE PROPOSED DETENTION BASIN. LL LL �Y LIGHT POLE W/MAST tc,Q \ ,p �i z TELEPHONE POLE SURVEY LEGEND �,fi� \ TOTAL REQUIRED FOR LOT 11 = 620 SF o POWER POLE ,� `� Q PARKING REQUIREMENTS (30-PLEX BUILDING) TOTAL PROVIDED FOR LOT 11 = 9,000 SIF m O SET REBAR W/CAP NO. GUY ANCHOR • FOUND SURVEY MONUMENT AS NOTED \ o-9 O W m GUY POLE ® FOUND RIGHT OF WAY RAIL y O _j MULTI FAMILY RESIDENTIAL: DUPLEX LOTS: z Q SECTION CORNER SET AS NOTED \ rC Q 1 BEDROOM UNITS = 10 300 SF/UNIT TO BE PROVIDED ON-SITE d o 0 TELEPHONE PEDESTAL . y// z 2 BEDROOM UNITS = 20 O a TQ TELEPHONE MANHOLE SECTION CORNER FOUND AS NOTED %� 0 s W E CL X CUT"X" IN CONCRETE \ '9� PART 1 S TOTAL VEHICLE PARKING REQUIRED = 50 SPACES © CABLE TV PEDESTAL ( ) RECORDED AS \ �p U �j Q 10 UNITS X 1.0 SPACE PER UNIT = 10 SPACES W ® UTILITY/CONTROL CABINET EASEMENT LINE 20 UNITS X 2.0 SPACES PER UNIT = 40 SPACES Q \ V) v �S SANITARY MANHOLE PLAT OR SURVEY BOUNDARY Q TOTAL VEHICLE PARKING PROVIDED = 50 (INCLUDES 3 ACCESSIBLE SPACES) W N PLAT LOT LINE U 20 OUTDOOR PARKING LOT PARKING (1 ACCESSIBLE) STORM MANHOLE 30 INDOOR GARAGE PARKING (2 ACCESSIBLE) STANDARD VARIATIONS IY CENTERLINE I Q N ® OR ® GRATE INTAKE - - SECTION LINE \ 0� TOTAL BICYCLE PARKING REQUIRED W o RA 3 INTAKE - - - 1/4 SECTION LINE \ I I SEE DIMENSIONAL STANDARDS ABOVE. z \ ,p 30 UNITS X 0.5 SPACES PER UNIT = 15 SPACES RA-5 INTAKE - - - - 1/4 1/4 SECTION LINE \ TOTAL BICYCLE PARKING PROVIDED = 15 SPACES (IN LOWER LEVEL GARAGE) ' RA 6 INTAKE EXISTING LOT LINE \ \ I I Z 0 -- -- -- -- -- -- -- - BUILDING SETBACK LINE a -_ - RA-8 INTAKE \ \ J U-) \ \�o HORSESHOE CATCH BASIN W/O FLUME � z 3 HORSESHOE CATCH BASIN W/FLUME , �V GAS VALVE i a ® FLARED END SECTION PLANT LEGEND W 0 CLEANOUT, STORM OR SANITARY N O 'IT M O ®--�-e TRAFFIC SIGNAL W/MAST 0 rlj PROFILE LINE,c ROW,AND SURVEY PROFILE LINE,c ROW,AND SURVEY i Q BOLLARD a DECIDUOUS TREE BASELINE UNLESS NOTED OTHERWISE BASELINE UNLESS NOTED OTHERWISE PROFILE LINE,c ROW,AND SURVEY z n BASELINE UNLESS NOTED OTHERWISE W m BM BENCHMARK 23'TO ROW 1/2 R.O.W.-30' 1/2 R.O.W-30' 1/2 R.O.W.-30' 1/2 R.O.W-30' d STREET SIGN CONIFEROUS TREE 1.01 0 2s'B-B 1.0' 26'B-B 22. ' B B 6.0' O 11.0' 11.0' 5.0' J o OWELL DECIDUOUS SHRUB TYP 5.0' 10.0' 14' 14' 10.0' 5.0' TYP 5.0' 11.0' 13' 13' 11.0' 5.0' SEE NOTE 2 STANDARD 1 0' W U �SBSOIL BORING KT-2 OR L-2 JOINT TYP CONIFEROUS SHRUB 6"CURB W Q 4FILE JOINT SEE 4 0% 1.5% Q N f'l TREE STUMP STANDARD STANDARD NOTE 4 SEE NOTE 4 PROFILE 2 0% FIRE HYDRANT 6"CURB 6"CURB 2.5' GRADE C)(� TREE LINE DRIP EDGE PR (MAX.) PROFILE TYP (MAX.) 2.0% t `"'WV WATER VALVE III GR00 4.0% 1�5% III GRADE 4.0% 1�5% IIII Z I III -1 -1 -1 -1 =1 z WATER SHUTOFF _- - Q U ® WATER BLOWOFF I III 1 1 = SUBDRAIN(TYP)AS SHOWN ONJ J N SUBDRAIN( F = SUBDRAIN(TYP)AS SHOWN ON IF IIII IIII PLANS SEE NOTE 1 J O PLANS SEE = - = PLANS SEE NOTE 1 =11- _ _ NOTE: THIS IS A STANDARD LEGEND. SOME ITEMS MAY NOT APPEAR ON DRAWINGS. TIITH TiI II COMPACTED SUBGRADE AS SPECIFIED M COMPACTED SUBGRADE AS SPECIFIED - COMPACTED SUBGRADE AS SPECIFIED COMPACTED 6"MIN.SUBBASE AS SPECIFIED FILL Q O COMPACTED 6"MIN.SUBBASE AS SPECIFIED COMPACTED 6"MIN.SUBBASE AS SPECIFIED 7"PCC PAVEMENT DEPTH z rlj O FILL FILL 7"PCC PAVEMENT DEPTH 7"PCC PAVEMENT DEPTH STORM SEWER WITH GASKETED i--i O SEE NOTE 2 SEE NOTE 2 JOINTS AS PER PLANS SEE NOTE 1 N PLANS SCALE CORRECTLY WHEN PLOTTED ON 22"x34" PAPER STORM SEWER WITH GASKETED STORM SEWER WITH GASKETED J M JOINTS AS PER PLANS SEE NOTE 1 JOINTS AS PER PLANS SEE NOTE 1 NOTES: Lu O PLAN APPROVED BY: NOTES: NOTES: ce 1. REFER TO PLANS FOR LOCATION OF STORM SEWER LINES. SUBDRAIN SHALL BE INSTALLED ON BOTH SIDES OF STREET EVEN IF STORM 1. REFER TO PLANS FOR LOCATION OF STORM SEWER LINES. SUBDRAIN SHALL BE INSTALLED ON BOTH SIDES OF STREET EVEN IF STORM 1. REFER TO PLANS FOR LOCATION OF STORM SEWER LINES. SUBDRAIN SHALL BE INSTALLED ON BOTH SIDES OF STREET EVEN IF STORM 13- M SEWER IS PRESENT. WHERE PLANS SHOW THESE LINES UNDER PAVEMENT LONGITUDINALLY,SUBGRADE SHALL BE SHAPED TO DRAIN TO SEWER IS PRESENT. WHERE PLANS SHOW THESE LINES UNDER PAVEMENT LONGITUDINALLY,SUBGRADE SHALL BE SHAPED TO DRAIN TO SEWER IS PRESENT. WHERE PLANS SHOW THESE LINES UNDER PAVEMENT LONGITUDINALLY,SUBGRADE SHALL BE SHAPED TO DRAIN TO Q O TRENCHES FOR THESE LINES. THIS WORK IS ALSO REQUIRED FOR LINES UNDER INTERSECTION RETURNS. DEPTH OF SUBBASE SHALL BE TRENCHES FOR THESE LINES. THIS WORK IS ALSO REQUIRED FOR LINES UNDER INTERSECTION RETURNS. DEPTH OF SUBBASE SHALL BE TRENCHES FOR THESE LINES. THIS WORK IS ALSO REQUIRED FOR LINES UNDER INTERSECTION RETURNS. DEPTH OF SUBBASE SHALL BE W O rlj CITY CLERK DATE INCREASED AS REQUIRED FOR THIS WORK. INCREASED AS REQUIRED FOR THIS WORK. INCREASED AS REQUIRED FOR THIS WORK. Iu O 2. SUBBASE SHALL BE EXTENDED OVER STORM SEWER AND/OR SUBDRAIN TRENCHES WHERE REQUIRED TO MAINTAIN PROPER SUBBASE 2. SUBBASE SHALL BE EXTENDED OVER STORM SEWER AND/OR SUBDRAIN TRENCHES WHERE REQUIRED TO MAINTAIN PROPER SUBBASE 2. SUBBASE SHALL BE EXTENDED OVER STORM SEWER AND/OR SUBDRAIN TRENCHES WHERE REQUIRED TO MAINTAIN PROPER SUBBASE i--i p INC. DRAINAGE. SUBBASE SHALL BE EXTENDED TO CENTERLINE OF STORM SEWER TRENCH AND COMPLETELY OVER SUBDRAIN TRENCH. DRAINAGE. SUBBASE SHALL BE EXTENDED TO CENTERLINE OF STORM SEWER TRENCH AND COMPLETELY OVER SUBDRAIN TRENCH. DRAINAGE. SUBBASE SHALL BE EXTENDED TO CENTERLINE OF STORM SEWER TRENCH AND COMPLETELY OVER SUBDRAIN TRENCH. w O HALL & HALL ENGINEERS, C 3. SEE SUDAS DETAIL 7030.104 FOR GRADING BEHIND CURB. 3. SEE SUDAS DETAIL 7030.104 FOR GRADING BEHIND CURB. 3. SEE SUDAS DETAIL 7030.104 FOR GRADING BEHIND CURB. N V ILe,edlw-,in Land Developm er,I Since 1953 ���� 4 PLAN DATE: 11/25/2024 = ` 4. LONGITUDINAL JOINTS SHALL BE THIRD POINT JOINTING PER SUDAS DETAIL 7010.901 4. LONGITUDINAL JOINTS SHALL BE THIRD POINT JOINTING PER SUDAS DETAIL 7010.901 . LONGITUDINAL JOINTS SHALL BE THIRD POINT JOINTING PER SUDAS DETAIL 7010.901 SHEET 1860 BOYSON ROAD,HIAWATHA, IOWA 52233 CL PHONE: (319)362-9548 FAX:(319)362-7595 TYPICAL 28' STREET CROSS SECTION TYPICAL 26' STREET CROSS SECTION TYPICAL 22' STREET CROSS SECTION CITY FILE NUMBER: CIVIL ENGINEERING• LANDSCAPE ARCHITECTURE (NOT TO SCALE) (NOT TO SCALE) (NOT TO SCALE) 1 0 LAND SURVEYING•LAND DEVELOPMENT PLANNING WWW.halleng.c)m 1 HALL AND HALL PROJECT NUMBER: 20034-20-2 o a U -ONEz E5W �5 VRCN CONTRACTOR TO FIELD VERIFY I JPM P�SPEKI �pNcN EXISTING HYDRANT LOCATION AND N�P0LA, JPC $C P�58 RELOCATE OFF MAIN IF NECESSARY I pL P �pr\� NEPO\ JpM� I p FOR WATER MAIN EXTENSION GpR 0 25 50 75 00 OC1 C PH� / Pd� POTENTIAL FUTURE S1 O TRAFFIC CIRCLE GRAPHIC SCALE IN FEET Pp�� � S EXISTING PCC ROAD vs I / PFI� CONNECT 8" DIA WATER MAIN INTO EXISTING EXISTING GRAVEL ROAD SCALE: 1"=50' Cool', ' � / Jam` �� Ta ; CAMP CARDINAL ROAD WATER MAIN � / // • ` t ` TEMPORARY PCC CONCRETE TO CONNECT / ► t t DEER CREEK ROAD TO CAMP CARDINAL ROAD 372 602' � ���o w I CAMP CARDINAL ROAD /p EXISTING TREE LINE �j/ a\' I 596' f CONSTRUCTION LIMITS SEE SHEET 5 WALK P.3-P.5 FOR SENSITIVE AREA 15' 0' ROW I OUTLOT A SHALL BE FOR STORM WATER IMPACTS) DETEN-TIOI�I C / 70' II Ll LOT A MANAGEMENT AND OPEN SPACE TO BE AECI`SS 0 12,289 SF I MAINTAINED BY THE HOMEOWNERS ASSOCIATION. OD PAX CARDINAL HEIGHTS-PART 1 OUTLOT A sj I 34 I I (3,400 SF) I EASEMENTTION / `\ s �� 140,902 SF 3.23AC � �'i III -J I I z J Y II I PROPOSED DETENTION 000 ! ' oore I � oo¢ II -� I o-���a I z6' lla Co Co O II B-BI 2 'EE> PROPOSED RETAINING WALL U) z6.3' L-OT-9 ( 10,424S F0 LClonz)�xx�� 0.24 AC � I ALL DUPLEXES SHOWN \ C� ' A- � � / O 21.4' ARE FOR ILLUSTRATIVE v � J III J J/ PURPOSES ONLY,ACTUAL DUPLEX(3 DUPLEX FOOTPRINTS WILL � / =� 1� LOT 11 ,400 SF) VARY. DUPLE / 78,690 SF j COMPLIANCE WITH s I u-� I 1.81 AC I I 1 14-3A-4C-1(a)WI�L BE --J I � I I llo' s REVIEWED AT TREE TIME OF/ OUTLOT A SHALL BE OPEN SPACE MAINTAINED II -- I rs O I N o BUILDING PERMITTING \ BY THE HOMEOWNERS ASSOCIATION. w s PREVIOUSLY APPROVED SANITARY SEWER � � t � DUPLEXPLAN OF Ol OFFSITE SANITARY SEWER EXTENSIONVEMENTS FOR"THE OVE `� `�` _ 2 1 (3,400 SF) 21. m �� \ �` _ i / STORM SEWER AND J� SHARED USABLE OPEN SPACE `�� s�3� DRAINAGE EASEMEN \\p, 20' TG^ (OUTSIDE OF EXISTING 2 �' \ OUTLOT A LOT 8 w F \ CARDINAL HEIGHTS-PART 2 WOODLANDS) = 9,000 SF + / -� N � / 14,647 SF n 100'LOT WIDTH 577,941 1327ACF / ++ + 0.34AC / ,^\ Z' / 164- AT25'SETBACK 4 UNITS / \ g6 J \\ rss � / � + + + + + + +� \ /�/ � � W� 3 I� \ // y �y�\I y+ + + + titi�� /�AA / 112' N O a O titi3 / \ �,y �I��h I � / ' / � CONSERVATION / \I/ a�IW� �� + + + + + LOT 6 15,500 SF EASEMENT / y g/ �% + + + + + +��` / �s 9,680 SF 0.36 AC / G CONSTRUCTION LIMITS (SEE SHEET /a�l/� jj\�� + + + + + / Q 9� S P.3-P.5 FOR SENSITIVE AREA �, '/ 4 ��!�°\'1 + + + + + �`�� p0 \i 12 DUPLEX P \ ��a\lye 6 \I/ ti (3,400SF)IMPACTS) \\ /is I\" + + + + + + '9 LOT 7 w / Or 104'LOT WIDTH / I/� DUPLEX O \ ss / \� N � �I'I�a / \� �a�ly��d + ,,,+ + + + + 9 G\ m" � �yN 0.28AC 3,400 SF) N ss (�� \ / o AT 25'SETBACK / ��!���4 + 13' i\ so. �� ( ) 2 DUPLEX 154' ��z 97, ��I� . 1 17.4' </\ 90 (4,030 SF) o 7' LOT 23 7, �Q 7 \ l r o \3,811 SF �� r� 1 LOT 4 \ GRASS ISLAND TO BE Ur DUPLEX DUPLEX p.32 AC \ / I 16,274 SF / \ Oj \ MAINTAINED BY THE HOA N LOT 19 1 -J r DUPLEX LOT 22 030 SF o (4,030 SF) \ y � 55a r 0.37 AC \ SS 14,403 SF I DUPLEX I LOT 21 1 4,030 SF 11,288 SF ) \ n 5' W 0.7' \ 0.33 AC 1 (4,030 SF) 11,413 SF 1°( ) 0.26 AC i •Q 22 $ 96'LOT WIDTH / LOT 20 1 0 DUPLEX0.26 AC I I A ) SI L AT 25'SETBACK 10.31AC319 F11, (4,030 SF) I 6' I v - it 5a RD 81,322 SF EIGHTS-PAR 1 CLE 17 MAILBOX CLUSTER AND / ' 85.3' 7,2 1.g7 AC p. C\a ti / GRASS ISLAND TO BE s7 MAILB MPC'� N MAINTAINED BY THE HOA / TER 0 80°/° N is i 1 94'LOT WIDTH -�� �/I'I�� � \\�� 7 � 1 OF BUL TO CETERLINE OF DEER CR K ROAD 2 ,ems � \ N � � 13,681 SF AT 25'SETBACK Q a\'y' 90'LOT WIDTH CENTER \ 0.31 AC �/98 m i ce\I �I Iy/i_s AT 25'SETBACK LOT 18 / N CUL-DE-SAC 559 LF FROM MACLAN COURT N MEW s g2, i s' ,� 15' DUPLEX 15,244 SF M� / OTAL LENGTH OF 8 N N LOT 2 (4,030 SF) I �MI�� 4�s i �n � � 35 AC R1l', w SS DUPLEX DUPLEX & (3,400 � \ 3o SS L 3 L,O LOT 1 /I E o a 13s' t43 11,337 S n 4$ 1 _ 11,741 SF I DUPLEX 16 0.27 AC v DUPLEX I 1 v d\ � � � N z6z.z' \ \ s, r 11101,20ACFw I I 6 DUPLEX \I/%--- I� s / / i 1 DUPLEX 6' I I ~ r II J 1 1 / y / ( h i O (4,030 SF)/ \ I rlj DUPLEX 111O96 5 11 0 (4,030 SF) l W y� 4/e d! I/��I �� �� i iri 408.3' / 4,030 SF) 1 0.27AC 85.3' N 124. \ 1• (y �_�/MI\ / / \si / N LOT 17 16,950 SF \ DUPLEX / o �y jy I 0.39 AC � \ (4,030 SF) / �/ hi \ 107' ,y \ /��\I/i _�\ /i - \ 1 P LOT 16 y l I\� \ I\� I I /I\� ► �V I\� i o V)i ! 10,033SF \ los' \I/���j �� �I �i �q/� I y-/ I� d\ d\ �L-6'f B (R.O.Wl a ! 38 AC I\�ri\I/�� \I/ g\j/� \ ✓Ihh 1 I CARDINAL (61H S- / � ! LOT A (R.O.W.) d\c \� �� \� il\���!� 1 6 � CARDINAL HEIGHTS PART 2 ""� LOT B (R.O.W.) � . 1 0 30�7_S­� li / 02 m 37,703 SF CONSERVATION C INAIl H4Qu_Ts,R$RT f _ 10T LOT WIDTH ! AT25'SETBACK 63 ! 1 0.87 AC EASEMENT -- -- 784w \��G` > / I 0 I/h!�� � � 65 � K - -- - _ O.0 oAC LEGEND N / I I '~ 40' G N �,� OVERSTORY TREE � SANITARY AND STORM -- -- 0 Co I SEWER EASEMENT o 427' N ORNAMENTAL TREE f6 \\ s ' i \\ \'y OTSS 156' 6 CONIFEROUS TREE Q OTSS � (W) -- ()N) 5 (W) \ 4 SEE SHEETS L1.0 AND L2.0 FOR o, a CAMP CARDINAL BOULEVARD DETAILED LANDSCAPE PLAN Y x (W) r W u � WSJ � N (W) - - (W) (M) it _ (M) _ ��s (W) - w LOT BREAKDOWN _ (M) W (M) (W) (W) �j LOT# PURPOSE 1 - 10,12-23 DUPLEX o 11 MULTI-FAMILY M o CONSERVATION EASEMENT o M L__J (16.OAC) O N O O O O N V N DRAWN BY: DCZ / / HALL & HALL ENGINEERS, INC. REVISED PRELIMINARY PLANNED DEVELOPMENT OVERLAY a CHECKED BY: BDV / / IOWA Leaders inLmd.Develop entSince1_95 APPROVED BY: BDV / / AND SENSITIVE AREAS DEVELOPMENT PLAN FOR SITE LAYOUT & UTILITIES PHON1860 E (3 9)3YSON R62-9548I FAX:(319)362-7595 IOWA 3 CARDINAL HEIGHTS (PART 1 AND PART 2) P2 . 0 LL DATE: 11/07/24 / / CITY o CIVIL ENGINEERING IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA U FIELD BOOK: NO. REVISION DESCRIPTION APPROVED DATE LAND SURVEYING•LAND DEVELOPMENT PLANNING www.halleng.com PROJECT NO: 20034-20-2 --Now z � � / pLA,J��p���E KI ,��AN GN�RG" ► E ► Nox,R / NEP p JA j 8 G P�58 ► P�- P o�o�G P�� ° "� � ► _ 61 P 25 50 75 100 ► G _ _ GRAPHIC SCALE IN FEET N�FND�PA� / g�. ��:__ ►� ' EXISTIN GRAVEL ROAD / / / / / / ► l �� /�) SCALE: I��=5l)� CAS ► / APPROXIMATELY 180 SF OF TEMPORARY GRADING WITHIN CONSERVATION EASEMENT. RESTORE VEGETATION AFTER GRADING • `� 1 _ �� __�, - - - ► \ v v v v � / A 602' � i A i � i � � � � \ j � CAMP CARDINAL ROD �i 111 � I � � u / / - V / may. 596' as . a3.s:1MAx (TYP) Ill � _ _ '� � �� \ � \ � \ � � - - - � ��� ' � ��� /. ;_;_;�;:-•' v v �-� .A � V v * I I 1 I 1\ \ \ \ \ \ \ VA A �740� i a {� { ' =:-:. ::'' s r 'ss\� {s {� . � I v - 3� \� _ / / } {S12, - V - / ''}} /ems {3 `' PROPOSED 8'WIDE / do BERM @ 740.0 SIT - (-y" 30 NITLE N S.P {} "•iT {} {� {} _-tT_ �S3-• {} i?•• {} � � �{}� {} .. .O` ,.\Z I I O __W ". % � I x7 �/ / N / -- � _ �C} .LOT 11 -� � ��% .ram // �i� r'� �// ��' •� \ I �� �i � 705- \ \ 1.81AC� I I I � { I R►v I IlI//� I -�'� le / } All V� \- tt:;.: ► \ '{**�ir �} / E UIPMENT/* Q 9 � � �q MATERIAL STORAGE V T� S I &STAGING AREA `� G �� I I I / CONSTRUCTION / / / I �;_ LIMITS (TYP) / �� - 2 GA STOCKPILE C : v / / / - / / Y� / �/ �s� C 1 762 V / Q �S \\ \ / /Z \ / // /� AREA G >�N� 28 AC 27 55 �/ o\ \ INSTALL SILT FENCE, FILTER C� {} / / / �� \ SOCK ORE UIVALENT PER \ {� C / / / / 102, cy �i °• 'lid \ AMENS oe r N \SODAS DETAILS 9040.19& , 9p 9040.20 LOT 23 wN \ \\ { I �°� \ c �� 3,81 o \� "I I I /v A. r� - LOT 22 gyp. Ac �� ' \1` SF III ► �/ l / �/ ` Ld 21/ ° 11,288 SF ® �� /�� 60� AEI V A `A SF m 0.26 AC i 22 w -S L SS EXISTING TREE \ I I I � �� I A (��d .� o C�EMICEp, / � LINE(TYP) AC / PORTA POTTY E PR CONCRETE / AREA I S�ORpG bti WASHOUT AREA Y / / \\ � )-ti/ MENT - - - 1.87 � p. � n \ ° /� 15'UTILITY EA � � M �iL N� LC n 16 0 1 EPSE 0.3 eamp 11 a„ v CLAN COURT o LOT 2 A 9,680 0.22 A ' / / ( o ► 2 I 1 A 8SS 1 ASEMENT L 3 , V LO 11 OT 1 _ 6z �� 1� // - cc I 19 .-. : . a , :. Y4,384 SF 756 z /j n� r I 28' 1 ° TILITY E 6° \0.3 ` S( a8' _ _ 15'U _ 1,741 SF NOTES: ° l j A V V ��; �� - - I LOT 14 I �\27 AC \ l INSTALL FILTER SOCK V I 765 ) BEHIND ALL DROP CUR M \ 1. CONTRACTOR SHALL VERIFY DEPTH AND LOCATION OF ALL EXISTING UTILITIES AND -:;�• \ 1 \ - I - 0 27 q _ - / �o SIDEWALK RAMP LOC IONS : :'" \ - N STRUCTURES PRIOR TO CONSTRUCTION ACTIVITIES. t• \ 's TYP. • .. .p \ \ " 6 \` 753 ( to 2. CARE SHOULD BE TAKEN TO PROTECT ALL EXISTING STRUCTURES AND UNDERGROUND FACILITIES. 3. ALL SITE WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE GEOTECHNICAL 0 EXPLORATION REPORT OF RECORD FOR THE SITE, WHERE APPLICABLE. � / / /"� ( *~ �� \ .. :. . \ � � _ � � MANMADE - o SF PROTECTED 4. THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) SHALL BE KEPT ON THE / I I \ \ 4 C / - __ ~" \ \�\� <r«�> ` �w i'# ^� r 1 i SLOPES CONSTRUCTION SITE AT ALL TIMES FROM THE DATE CONSTRUCTION ACTIVITIES BEGIN TO � / Qs ��- �<Y<yGT , - � �_ � , / ��1`l•::A:�� �W� ;; ,,,_. {\ :�, THE DATE OF FINAL STABILIZATION. ALL OPERATORS/CONTRACTORS WORKING ONSITE HEI(�HT -i�,4 \\ - v- - s( ( 3.5:1 MAX I \', - " 3 MUST SIGN THE CERTIFICATION STATEMENT PROVIDED AND WILL BECOME CO-PERMITTEES 26 \ TYP k `�, - INSTALL SILT FENCE, FILTER y -;.,;:.> " F / ( � SOCK ORE EQUIVALENT J ?�� INA� \ i ( \\\ Q ,J ON THE NPDES GENERAL PERMIT NO. 2 FOR THIS SITE. ALL OPERATORS/CONTRACTORS , I ' I . \ \h\ \,4 y� { �{�" �C}'IA \ ..;<:. •.::,y ^'P� { / \ \ S ? {� AROUND ALL INTAKES. {} {}�..; ,$CM . > WORKING ONSITE SHALL BE SUPPLIED A COPY OF THE SWPPP AND MUST BE FAMILIAR WITH I \ \ � \ <; � . w u ;.r{}�u �, :::.._):.�. . OITS CONTENTS. THE SWPPP MUST BE PERIODICALLY UPDATED TO SHOW CURRENTas 0.0 \ P�8 rl EROSION CONTROL PRACTICES. UPDATED VERSIONS OF THE SWPPP WILL BE PROVIDED TO ALL OF THE OPERATORS/CONTRACTORS WHOM ARE AFFECTED BY THE CHANGES MADE TO THE SWPPP. IT WILL BE THE DUTY OF THE PERMIT-FEE (OWNER OR GENERAL CONTRACTOR) TO SEE THAT THESE REQUIREMENTS ARE MET. > / aLLSTABILIZED Q5. CONTRACTOR SHALL STRIP ALL ORGANIC MATERIAL WITHIN CONSTRUCTION LIMITS. A """ {f - _ -� \ \ \ �� r INST L \ \4zT \ CONSTRUCTION m I . '�*' •••: '� a '" " •-� � �a I � EXISTING SLOPES LEGEND MINIMUM 6"DEPTH. REFER TO IOWA CITY AND SUDAS FOR All OTHER GRADING _ _ _ t' ° \ ENTRANCE PER SUDAS i o REQUIREMENTS. DETAIL 9040.20(TYP) \ 81' CRITICAL 25%-39% 6. PRIOR TO ANY SITE GRADING ACTIVITIES,THE CONTRACTOR SHALL OBTAIN A CSR PERMIT �21ie'/ =) * / TOTAL ONSITE CRITICAL SLOPES=328,991 SF(7.55 ACRES) FROM THE CITY OF IOWA CITY. "\ _15 I \ TOTAL DISTURBED CRITICAL SLOPES=63,473 SF(1.46 AC) U OTSS pt5 \ I I I \ / l,W) 19.3%DISTURBED n 7. ALL DISTURBED AREAS NOT PAVED OR HARD SURFACE ON THE SITE SHALL RECEIVE TS \ \ s J V \ - // N MINIMUM 6"TOPSOIL. \ \ \ V A V A V \ / �� Q 1 ��/ /// EXISTING PROTECTED 40%-100% TOTAL ONSITE PROTECTED SLOPES=55,031 SF(1.26 AC) t i W � - rn I -� / TOTAL DISTURBED MANMADE PROTECTED SLOPES-5 575 SF* 0.13 AC 8. MAINTAIN SUBSTANTIAL VEGETATED AREA AROUND ENTIRE PROJECT PERIMETER TO ACT AS v CANAP C,QF�D��L OU / / / \ V / ( \ A \ �A �1 I�� 47 LEV / \ / / / � � i � i _ � *10.3%DISTURBED PROTECTED MANMADE SLOPES ( ) � VEGETATED FILTER STRIP. CONTRACTOR SHALL INSTALL ADDITIONAL SILT FENCE OR 'QR� V V / i_<��i/� v�\ V ((I ' TOTAL TEMPORARY DISTURBED PROTECTED SLOPES=80 SF**(0.002 AC) EQUIVALENT TO ENSURE EROSION AND SEDIMENTATION MEET THE REQUIREMENTS OF THE \ �� �� i__�V A w **FOR STORM SEWER INSTALLATION v GENERAL PERMIT NO. 2. A \ \ \ / ��-� �� j / / /� /�\jai/�� __ \� �\ w �� v v�\ \V ►I ��III►� o �A A�\V A\V V PROTECTED SLOPES BUFFER-2'OF BUFFER PER VERTICAL FOOT(50'MAX) N 9. CONTRACTOR SHALL PROTECT ALL ADJOINING PROPERTIES FROM DISRUPTION DURING (W) (M) i - 1S �/ / // /� - / / / TOTAL BUFFER AREA= 160,919 SF(3.69 AC)* CONSTRUCTION ACTIVITIES. A M) / � i i / / W) /� / //�// - - A A I // / / //�- ���� /A\�A\\ 1 W I I �� ► 0.9%BUFFER AREA DISTURBED(1,375 SF) M V4Y / / / / ( ( 1 �// /�// /// //// VAAAVA \ \ 1 W I I *BUFFER FOR MANMADE PROTECTED SLOPES NOT INCLUDED,TEMPORARY DISTURBED o0 /W PROTECTED SLOPE AND BUFFER AREA IS FOR STORM SEWER INSTALLATION l ) 10. FILL AREAS WITHIN STREETS AND AREAS OF 4' OR GREATER FILLS WITHIN BUILDING AREAS AS SHOWN ON THE GRADING PLAN REQUIRE SOIL TESTING BY AN APPROVED GEOTECHNICAL FIRM.THESE AREAS TO RECEIVE STRUCTURAL FILL AND TESTING PER LOCAL _ BUILDING DEPARTMENT REQUIREMENTS. PROVIDE TESTING RESULTS TO OWNER AND \ \ G %�_ - /( I _���� /// / //// // III //// // I I I I ( I o ENGINEER OF RECORD. \'� ��� \ I 1 \1/ 11 I � I � I► � I � � � � � 11. PROPER PERMITS SHALL BE IN PLACE FOR ANY GRADING ACTIVITIES WITHIN THE CITY \ _gyp ��( ► / - ��� - / / / / // / / ( o RIGHT OF WAY. \ ll.�il � III ��/ /�/� / 1 ( (((( ( ((� ((( �II� � �I III IC► l - / - - - /%�, I ,,,w,; III ( ( � II ' 12. FINISHED CONTOURS REPRESENT FINISH GROUND ELEVATIONS. A / / _ i i o 1(((I�I( I�(I I �II�III�I : N 13. ALL SLOPES TO BE NO STEEPER THAN 3.5:1. / /I I III I II I II II DRAWN BY: DCZ / / HALL & HALL ENGINEERS, INC. REVISED PRELIMINARY PLANNED DEVELOPMENT OVERLAY a CHECKED BY: BDV / / IOWA Leaders inLmd-Development Since195 APPROVED BY: BDV / / AND SENSITIVE AREAS DEVELOPMENT PLAN FOR SITE GRADING & EROSION CONTROL PHON1860 E (3 9)3YSON P62-9548I FAX:(319)0WA 362-7595 3 ` CARDINAL HEIGHTS (PART 1 AND PART 2) P3 . 0 LL DATE: 11/07/24 / / CITY o CIVIL ENGINEERING IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA U FIELD BOOK: NO. REVISION DESCRIPTION APPROVED DATE LAND SURVEYING•LAND DEVELOPMENT PLANNING www.halleng.com PROJECT NO: 20034-20-2 coIPN / JPMESKI LPN CHURCN I x- LP PAL E Y � NEP pPP� CCU � P� O�C PNF��'DPN�L A / / � O�JPMEs� I � � � � � I � NPL 0 25 50 75 100 .000 OpE�ES — — I GRAPHIC SCALE IN FEET PLPoD I / PpR za- EXISTIN GRAVEL ROAD / oe SCALE: 1"=50' �-———7 37z' 602' = - i p I I \ CAMP C`ARDI AL O D l i / / / v vv �� / /EXISTING 0.020 AC WETLAND TO o�s moo/ o v� / BE REMOVED MITIGATED ONSITE (SEE WETLAND REPORT) Ile 12F PROPOSED WETLAND 0.066 � / � � � V � �� � I 0• � 50' � h� OUTLOT A / EXISTING 0.024 AC WETLAND TO PART 1 o '� 140,902 � 1 BE REMOVED MITIGATED ONSITE S 1 / / -� / I , SF 0 � 3.23-AC/ /` , f (SEE WETLAND REPORT) 30`1�N I T �� o PROPOSED WETLAND 0.030 AC o 13,500 F Ln (3 STORY (nm 10, — A \ i , \ ro 10 LOT 11 s / I 78,690 SF - 1.81AC� / 100 50' WETLAND - / BUFFER(BUFFER �- ��'� p, moo° �— _ __ \ �� r �- ������� REDUCTION) �­CAARDINAL HEIGHTS-PART � �/ i 4, \ / v - 571;941 SF l �� 77 1001, oil 100 WETLAND s� I BUFFER AVERAGE UNITS EXISTING 0.015 AC O � WETLAND TO BE REMOVED IL ?co( S � � � � � � MITIGATED ONSITE (SEE FREE WETLAND REPORT) �� 1 55 OOG C_ N 28 AC I \ LOT 23 �- �/ \3,81 F I -I� b LOT 22 V. 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TOTAL ONSITE BUFFER AVERAGE AREA PROVIDED=318,050 SF(7.30 AC) 4� \ V \ (W�I Wr EXISTING 50'WETLANDS BUFFER(BUFFER REDUCTION) U TOTAL ONSITE 50'BUFFER AREA=49,422 SF(1.13 AC) N V 0 0 I I I o (W) (M) / - 8 .LS �/ / / / M) / — o // // _ / /��_ �� ����� ® EXISTING WETLANDS TO BE REMOVED AND MITIGATED ONSITE r / / / / / (W) /� — �/ �� W TOTAL AREA=2,575 SF(0.059 AC) cal ——— CONSTRUCTION LIMITS NOTE: o EXISTING DELINEATED WETLANDS SHOWN ARE FROM o ���� EARTHVIEW WETLAND DELINEATION REPORT #SOUTHGATE-004 0 DRAWN BY: DCZ / / IOWA HALL & HALL ENGINEERS, INC. REVISED PRELIMINARY PLANNED DEVELOPMENT OVERLAY CHECKED BY: BDV / / ���'� �� ������� ��� �����_ L/L//� AND SENSITIVE AREAS DEVELOPMENT PLAN FOR WETLANDS DISTURBANCE AND PRESERVATION APPROVED BY: BDV / / 1860 BOYSON ROAD,HIAWATHA, IOWA 52233' DATE: 11/07/24 PHONE: (319)362-9548 FAX:(319)362-7595 ` CARDINAL HEIGHTS (PART 1 AND PART 2) P4 . 0 o CITY CIVIL ENGINEERING • LANDSCAPE ARCHITECTURE IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA U FIELD BOOK: NO. REVISION DESCRIPTION APPROVED DATE LAND SURVEYING•LAND DEVELOPMENT PLANNING www.halleng.com PROJECT NO: 20034-20-2 --NEW z / JP S LESPN KI N CNORCIA I L II N�ELa / � �p �P°°UEs� ��f � aD�NP`� PEE OTC PN��'DP � / NE NEp°LP,J c p � I ST PND� CP PPS�°°� 0 25 50 75 100 EXISTING GRAVEL ROAD / GRAPHIC SCALE IN FEET CPPaNPL� ��\ SCALE: 1"=50' 3 2' + + + + + + + + +602+ + + + + + + + + + + + + + + + + + + ��� A ; , CAMP CARDINAL ROAD + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + \ \ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + \ 596 + 5+6' + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + .. 5 Oo + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +,' \ \ \\ + + + + + + + + + + + + t + — s + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +' o \ M + + + + + + + + + + + + + + rJ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +I + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + . r + + + + + + + + + + + + '.I II+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + j + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +I + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +' I + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + 4OUTLOTi8, + + + r_ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ,. i '- + + + + + CARDIINAL-fHEI(9HT9-PAF4T 1+ / i + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + f40,t02 tF + + ssJ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + I r + + + + + + 23�C + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + . .. + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ; e, + + + + + + + + �+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + "+� i + + + + + + . .'+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + �� i + + + + + -+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ' + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + -, i + + + + + + + + 11 + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + I + + + + + + + + + is �s + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + i + +\ + + + + + + + r� + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + I _ %' r + t + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + >< + + \+ + + + + + + +t� + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + T + + + + + + + + + s \+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + \+ + + + + + + . . + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + -i I + + + + + + + + + . / 4 + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + I I + + . + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + _< � + + + + + + + + + +I / + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + `�71 + + + + + + + + + + i t \ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + - 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REVISED PRELIMINARY PLANNED DEVELOPMENT OVERLAY a CHECKED BY: BDV / / IOWA IG�&�rSifl ��w�®� ��¢����11953 _ AND SENSITIVE AREAS DEVELOPMENT PLAN FOR WOODLAND DISTURBANCE AND PRESERVATION APPROVED BY: BDV / / 1860 BOYSON ROAD,HIAWATHA, IOWA 52233 DATE: 11/07/24 PHONE: (319)362-9548 FAX:(319)362-7595 ` CARDINAL HEIGHTS (PART 1 AND PART 2) P5 . 0 o CITY CIVIL ENGINEERING •LANDSCAPE ARCHITECTURE IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA U FIELD BOOK: NO. REVISION DESCRIPTION APPROVED DATE LAND SURVEYING 9 LAND DEVELOPMENT PLANNING www.halleng.com PROJECT NO: 20034-20-2 --NEW FUTURE TRAFFIC CIRCLE Poo 0 25 50 75 100 "0 GRAPHIC SCALE IN FEET ro _ SCALE; 1 =50 cook*,- .jt� ,�-__77 602' CAMP CARDINAL DAD �2i �� ��� i i i, /�I � A \ zFY /� o A�\v ZISTIN REE LI VA 04 - PSE nL 04 - NSB V�VA \V�\\\V�� } \ i / n _ \VA�A \ V '/// 03 - PFV 01 W 03 - LSR \� 7 �I � II � � / / / V� - - - - - // / O1 - PXA I 1 12 ( 03 - PSE �I � III I � 1111 \\� \VA\�� V A \ �� ���� �� ��I V \\ \ V� �- V 0. OUTLOTA / _ � � _- � � � � � CARDIhIA�#1E�TS-PART 1 / V � � � -\ � � � � � � � � � � � � 140,902 SF _77 y/_ _ - - ����V / /I ,� � ��1�1/ A\1\� v���� 28' AV AVM - \�O\V \ 1 \ �� � ;____ - _ - / �/ / �i %� - A� I I - V //// VA \V�� ����� �� �%�_ _ -- / - _PROPOSED RTAINI G W L _ I ro 0. vv��� ������= i - - _-- _- - - , �l� vA �� 01 - QRL � �� � of - Mc LOT 11 � Q 78 690 SF 01 - QRC � � � 01 - LTT 1.81 AC �✓ �i / 01 °r v l == - - � _ i A ,lam �V �_ o Lo-HT \v \ \ \ /v/i / � - _ - �� / / �� CANAL HEIGHTS-PART � j/ V 02 _ CVW 4, 01 - MIP / y 57I 941�F / / > \. 0.3 / /� _ 6q, \ \ \ \ �01 - LSR - �J/ �� � �� o2 - PAN 02 - AXG / o - - I \ \\ \ ` 1 \l /' �. / 05 - PSE s\I/y , O1 - MIP g6 / �s� 01 - NSB I` V 03 - PFV \�� A \ \ V I loll �� �� ,�� /ll 02 - COsv '9 a"- ---CONSTRUCTION LIf�IITS SEE SHEETI �� 02 - RC AC Q 11 P.3-P.5yCSRS SITIVEAREA �^ Ps'• �� / n r j62 SS G� ��1� v�VAAVA�\\�V� �1� 1 // �3 Iv�� �� 102 Tao O1 - LTT ��\� � 97 � LOT 23 3,81 PLANT SCHEDULE \ 01 - PFV OVERSTORY DECIDUOUS TREE p� 01 - PSE � ��, i o LOT 22 0 _ 55 0 AC ID QTY. BOTANICAL/COMMON NAME ROOT NOTES ��� \ LO 21 / $ `v'\ S 11,288 SF ° 02 - CCN- Gymnocladus dioicus'Espresso' 40-50'H X 25-35'W; `� \// i 1 02 - QMC ' - / 0.26 AC i L2 SS \ GDE 3 BB ��/, ������ _ �53 � 11, 3 SF � � 02 - CCS A �� .) 1 KENTUCKYCOFFEETREE MIN.OF 1.5"TRUNK DIAMETER AT6"ABOVE GRADE i i% 01 - CCF / \ _ oz - QBS // o , 0. AC / 01 - CCF R EIGHTS-PAR 1 ti CBF 3 Carpinus betulus'Fastigiata' BB 30-40'H X 20-30'W; \\ \ I i�h1� \ 03 - QBS / , - ' 1 S Y � 01 - COS COMMON HORNBEAM MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE \ \ \ I 11 02 - CAP 322 SF Coryluscolurna 40-60'HX25-35'W; \\� \ Y\ �y \06 - PSE I / / - _ - - 6 O1 - MIP CCT 2 TURKISH FILBERT BB MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE �\ �MI 02 - QBS / 8T 01 - SPD Celtis occidentalis'Prairie Pride' 40-50'H X 40-60'W; 760 �61 LO 3 V A cox 2 BB I�j% )01 -AAD s 760 's 1 \ / HACKBERRY MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE _\ Carya ovata 60-80'H X 30-50'W; _ \ I 1 03 - AXG- 02CCN o �,6 1 S / o COS 3 BB g dl�� �� v / �" SHAGBARK HICKORY MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE LSR 4 Liquidambarsyraciflua'Rotundiloba' BB 60-75'H X 2040'W; - V I 1 I/may ����� ��� ������ o\\v' I i 01 - SPD MQC�-�� ���� A S g2 i FRUITLESSSWEETGUM MIN.OF 1.5"TRUNK DIAMETER AT6"ABOVE GRADE /�I� �� �� � I 1 F 02 - CVW �6g 03 - PFV L yVI/ / /�Z/ o LTT 2 Liriodendron tulipifera BB 70-130'H X 30-60'W; aV'i�, 01 - CAP 01 - PTN $0 SF �� ��I A� \ \� + TULIPTREE MIN.OF1.5"TRUNK DIAMETER AT6"ABOVE GRADE VAI \li/� �� ���� ������� ���� �� /�� �o� 1' 0.22 a I�y hl / p O1 - AAD s� SS - 05 - PSE Nyssa sylvatica 30-50'H X 20-30'W; NSB 5 BB �hl� r 02 - AXG _ LO OT 1 04 - PAN a �i E BLACK GUM MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE i O / 1\\ �.AI y1 � �"� � «�� � � 1 � \ 1 � - _ � �4,384SF\ 7s6 � --162 �VI�%�� -=i � // � / Q Ostrya virginiana 35-45'H X 15-20'W; U) C \ \ 02 - CAP L 3 R 11 a --g�lil M OVE 2 EASTERN HOP HORNBEAM BB MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE v I��i \\\�� S�1 48 ) 11 741 SF �6 10'3 C' 0.26 AC yVlye �� PTN 6 Populus tremuloides'NE-ARB' BB 35-40'H X 10-20'W; � � /���\��� � � � � \ �� ) LOT 14 PRAIRIE GOLD ASPEN MIN.OF1.5"TRUNK DIAMETER AT6"ABOVE GRADE \ \ -1 I 111 60765 PXA 4 Platanus x acerifolia'Liberly BB 40-50'H X 50�0'W; �i� \�I'/� \ \ I _ ' ) 5 I - 0.27 A _ _ �\� / - NO LONDON PLANE TREE MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE MI \ \�= \ s� r \ a\'y �i �� - �% \ 1 i N M Quercus bicolor 50-75'H X 40-70'W; g ail t" \ \ �'760` _ L 1 1 y - �I\ I\ / / / / rn�l QBS 7 SWAMP WHITE OAK BB MIN.OF 1.5"TRUNK DIAMETER AT6"ABOVE GRADE I 'I I�/f \ ' F9 / // / / > v � 1761 /. o Quercus muehlenbergii 40-60'H X 50-70'W; 03 - GDE s \ 762 q h\a\ = \ / Z QMC 3 BB dhl \ � / � 91 1 _• i % � "� �� / CHINKAPIN OAK MIN.OF 1.5"TRUNK DIAMETER AT6"ABOVE GRADE O o�I\�� 03 - CBF Quercus rubra'Clemons' 60-80'H X 60-80'W; M � a\'y to u� � _755 \ �� � �\I%y \\I�i \ \I�i� I 02 QRC 3 BB - �� U) AI%y 04 - PFV /l ���� y aV - /I\ RE OAK MIN.OF 1.5"TRUNK DIAMETER AT6"ABOVE GRADE � � �01 - xw"//// 1 I I l I sF �� i v 01 - PAN Quercus ru bra'Lon 60-75'H X 45-50'W; � Q / / 105' \ � i � \I � i \� � 1 QRL 3 g BB � 1 ����� � � � � �4�,p, RED OAK MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE V I�/ I 05 - PSE ///�/ \ 4g -- \C h,Ar �_ �� --` / i - I\� i i 03 - PTN y LOT A (R.O.W hl\ --- ;-- \ I ^ 03 - PFy- \ �/ HTS- fu QXW 1 Quercus x ware!'Long'REGAL PRINCE BB 40-60'H X 20-25'W; ��I -1 V I 02 - PAN //// / // A o 00 ����� 0 REGAL PRINCE OAK MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE b� / \ \ V) = 02 - COH CARPI I TS-PART�2 O I\� 02 - QBS /// / \V�V 1 v ►01 - PAN Tiliamongolica'HarvestGold' 25-45'HX20-30'W; A�VI� � I �'�\a 1 / 03 - TMH 37,703 C I�A� A i QQ� p TMH 3 BB I I 1 1 �� �_ J 03 - PSE h`` . MONGOLIAN LINDEN MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE �_ V 63' I - / 02 - CCT $ C �' �7 04- PAN Ov r> 56 TREES I �fi 65' - / _�� / % .. 1) �� A - - 02 - OVE _ = 0.0 A 05 - MIP �N�� i ORNAMENTAL I SMALL DECIDUOUS TREES �/� I U) I I f / 05 - PSE - - 24' CiP'� \ , ��, \ / / \ / �ETBAc _ __- 03 - PF\/ MP LANDSCAPE CALCULATIONS 0 ID QTY. BOTANICAL/COMMON NAME ROOT NOTES I 111 1 -� / _40 � - 04 - PSE / P` IOWA CITY CODE 14-2B-6: C-3, 14-5E, & 14-5F N Cercis canadensis'Northern Strain' 20-30'HX25-35'W; I-1- \ i / / - \ - - - - - ` \ v� LANDSCAPING AND SCREENING M CCS 2 EASTERN REDBUD BB MIN.1.5"TRUNKDIA.AT6"ABOVE GRADE(SINGLE STEM) - -- -- �- I� � \ \ 06 - MIP O - � O MIP 14 Malusioensis'PrinceGeorges' BB 10-15-HX10-15'W; �- U� A /42T A ZONING: PRINCE GEORGE CRABAPPLE MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE I 1 - � ��_ - - / - Ln - -� - - - -- \ \ \ / m Cerciscanadensis'ForestPansy' 20-30'HX255'W; - - - -1 - - - ` !� ` - - EXISTING: ID-RP PROPOSED: RM-12 a CCF 2 BB - - SAf�{�ARY AND9RM� � \ \ _ A / FORESTPANSYREDBUD MIN.1.5"TRUNK DIA.AT6"ABOVE GRADE(SINGLE STEM) 8I' 1 - - ���,_ - ��� _ _ \ / RM-12: LOW DENSITY MULTI-FAMILY RESIDENTIAL �� a SEWER EASEMENT Cercis canadensis'NC2016-2'PPAF 15-20'H X 10-15'W; _ CCN 4 FLAME THROWER REDBUD BB MIN.1.5"TRUNK DIA.AT 6"ABOVE GRADE(SINGLE STEM) � �- -� V A o A A V ADJACENT ZONING:CA Di Cornusalternifolia 15-25'HX20-35'W; o OTSS 15 / < A \ \ ��/j NORTH: RS-8 SOUTH: CC2 Q CAP 5 PAGODA DOGWOOD BB MIN.1.5"TRUNK DIAMETERAT6"ABOVE GRADE - - - - DTSS \ TSS \ � � \ V A o - (W) \� WEST: RM-12 EAST: ID-RS, RS-5 ry Amelanchier arborea 15-25'H X 15-25'W; _ AAD 4 DOWNYSERVICEBERRY BB MIN.1.5"TRUNK DIA.AT6"ABOVE GRADE(SINGLE STEM) - - _ /- - - V A\ \ \ /� i 9 ��l// /� TREE REQUIREMENTS FOR MULTI-FAMILY: En AmelanchierXgrandiflora'AutumnBrilliance' 15-25'HX20-25'W; CAMP / � �� Q 14-5E-8 AXG 7 BB CARDINAL BOULEV - _ / \ / / �>= _ AUTUMN BRILLIANCE SERVICEBERRY MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE - 0 - AID � A � � % %�„ -_� � � I�I� �I�(I ' MINIMUM REQUIREMENTS i _ f / Syringa pekinensis'DTR'124 15-20'H X 10-15'W; SPD a BB \ \_ W 1 TREE/550 SF BUILDING SPACE u SUMMER CHARM TREE LILAC MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE _ _ _ \ / \ ��/ / /\ ���// _ ��A\ \ W N Crataegus viridis'Winter King' 15-20'H X 10-15'W; - \ --� A /�� -_ A �� I 1 CVW 7 GREEN HAWTHORN BB MIN.OF1.5"TRUNKDIAMETERAT6"ABOVEGRADE / o / �W� / \\���\_ �� �A\\ V �� �� BUILDING SPACE: (W) (M) / / _ _8T1S \ �� / // ��_�� A� VAA \ � I LEGEND 24 BUILDINGS TOTALING: 98,800 SF M 49 TREES - \ M) / // V � / V A�A�� W I �� O CONIFEROUS TREES / - - -�_ i (W) J (W) �� /� / �i 0 W) / / / / / // // / /V V 98 800/550= 179.64 N �� / /// -� - l / '\ �V V1 �� 0 OVERSTORYTREE TREES REQUIRED/PROVIDED: 180 0 ID QTY. IBOTANICALICOMMON NAME ROOT NOTES �� PAN 14 Piceaabies BB 40-60'Hx25-30'W; - �� V / �� �� �i_ \//�/ =�� � // / �� �� BUFFERS/SCREENING M NORWAYSPRUCE MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE \ V l \V /� - A� / �Ci j_ ��� \�\/� �// //�/ /// �� I I I �� PER 14-2B-6:C-3 LANDSCAPE SCREENING REQUIREMENTS 0 Pinusflexilis'Vanderwolfs Pyramid' 20-30'HX 10-1U W; / / - �- ��� �/ / I �� I 1 ORNAMENTAL TREE PFV 20 LIMBER PINE BB MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE V / / /��� - I / ��V- /\ V / //� - 0 Pinusstrobus 50-80'HX20-40'W; A � � ��� _ _��� � �� ��� - //// j � / / / � � I I 11 �II � � 1 � � � �� NO SCREENING REQUIRED AS PROPOSED MULTI-FAMILY o PSE 41 BB �j BUILDINGS BLOCK VIEW OF DRIVEWAYS FROM ADJACENT 0 EASTERN WHITE PINE MIN.OF 1.5"TRUNK DIAMETERAT6"ABOVE GRADE 75 TREES / V PROPERTIES. 0 � � � �� � III II �I � ���/ �/ � � � � � ��� �111 I � 1� ��� 1� ��� AII/�, 0 �� CONIFEROUS TREE /�1 / j � , �� I �1�I1�I� 1 // //�� //� % v LANDSCAPE CALCULATIONS ALL PLANTS SHALL BE NURSERY MATCHED,QUALITY SPECIMEN:AmericanNaSonal Standards Ins titute(ANSI)Z60.1 ��hl�,Ac TREES REQUIRED/PROVIDED: 180 En DRAWN BY: DCZ HALL & HALL ENGINEERS, INC. REVISED PRELIMINARY PLANNED DEVELOPMENT OVERLAY a CHECKED BY: BDV / / IOWA G�� r��pGd��w�®� ��¢���� 3�� / / ' AND SENSITIVE AREAS DEVELOPMENT PLAN FOR LANDSCAPE PLAN APPROVED BY: BDV 186oBovsoNROAD,HIAWATHA, IowA52233 PHONE: (319)362-9548 FAX:(319)362-7595 1 ` CARDINAL HEIGHTS (PART 1 AND PART 2) Li 0 E DATE: 11/07/24 / / CITY CIVIL ENGINEERINGa LANDSCAPE ARCHITECTURE IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA U FIELD BOOK: NO. REVISION DESCRIPTION APPROVED DATE LAND SURVEYING LAND DEVELOPMENT PLANNING www.halleng.com PROJECT NO: 20034-20-2 GENERAL LANDSCAPE NOTES BED PREPARATION AND MULCHING NOTES 1. CONTRACTOR TO LOCATE ALL UTILITIES PRIOR TO EXCAVATION. BEFORE COMMENCEMENT OF ANY WORK, CONTACT IOWA ONE CALL (1-800-292-8989) OR 811 AT LEAST 48 HOURS PRIOR TO DIGGING. CONTRACTOR TO REPAIR DAMAGE TO UTILITIES AND STRUCTURES IMMEDIATELY AT CONTRACTORS EXPENSE. 1. IMPORTED TOPSOIL, IF REQUIRED, SHALL BE: FERTILE, FRIABLE, NATURAL TOPSOIL, WITH A CLAY CONTENT NOT 2. PRIOR TO PLANT MATERIAL INSTALLATION, THE LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE SHALL APPROVE PLANT LOCATIONS. FIELD ADJUSTMENTS OF PROPOSED PLANT LOCATIONS MAY EXCEEDING 30% AND ORGANIC MATTER CONTENT NOT LESS BE REQUIRED TO MINIMIZE POTENTIAL INTERFERENCE WITH EXISTING UTILITIES, TO MINIMIZE HAZARDS TO PLANT GROWTH AND TO IMPROVE MAINTENANCE CONDITIONS AND/OR IN CONSIDERATION THAN 5% FREE FROM LUMPS, COARSE SANDS, STONES, ROOTS, OF OTHER FACTORS. STICKS, AND OTHER FOREIGN MATERIAL, WITH ACIDITY RANGE OF BETWEEN Ph 6.0 and 6.8. 3. PRIOR TO INSTALLATION, ALL TREE PLANTING LOCATIONS SHALL BE FLAGGED AND PLANTING BEDS SHALL BE DELINEATED FOR APPROVAL BY THE PROJECT LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE. CONTACT THE PROJECT LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE ONE WEEK PRIOR TO ANTICIPATED PLANT MATERIAL INSTALLATION DATE FOR LAYOUT APPROVAL. 2. PLANTING SOIL: PLANTING SOIL (i.e. BACKFILL AREAS AROUND ROOT BALLS AS 4. ALL PLANT MATERIAL SHALL AT LEAST MEET MINIMUM REQUIREMENTS SHOWN IN THE "AMERICAN STANDARD FOR NURSERY STOCK" (ANSI Z60.1-LATEST EDITION). SHOWN ON TREE/SHRUB INSTALLATION DETAIL) SHALL BE AMENDED. THOROUGHLY MIX 4 PARTS TOPSOIL, 1 PART COMPOST, 5. PLANT QUANTITIES ARE FOR CONTRACTOR'S CONVENIENCE. DRAWINGS SHALL PREVAIL WHERE DISCREPANCIES OCCUR. 1 PART SAND. 6. NO PLANT MATERIAL SHALL BE SUBSTITUTED WITHOUT THE AUTHORIZATION OF THE LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE. TOPSOIL SHALL BE AS SPECIFIED WITHIN THE NOTE ABOVE. COMPOST SHALL BE FINELY SCREENED GRADED TO PASS SIEVE 7. PROVIDE A MINIMUM 3" DEPTH OF SHREDDED HARDWOOD MULCH IN ALL PLANTING BEDS AND TREE RINGS. MULCH RINGS FOR TREES SHALL BE A MINIMUM SIX FOOT (6') DIAMETER. ALL MULCH BEDS AS FOLLOWS: AND TREE RINGS SHALL CONTAIN SPADE/SHOVE CUT EDGING AT MULCH EDGE. -MINIMUM OF 85% BEING 1/4" OR SMALLER (DRY BASIS RESULT). 8. NURSERY TAGS SHALL BE LEFT ON PLANT MATERIAL UNTIL LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE HAS COMPLETED THE INITIAL ACCEPTANCE. -MINIMUM OF 70% BEING 5/32" OR SMALLER (DRY BASIS RESULT). 9. CONTAINER GROWN STOCK SHALL HAVE THE CONTAINER REMOVED AND THE ROOT BALL CUT THROUGH THE SURFACE IN TWO VERTICAL LOCATIONS. -WITH CLUMPS OR PARTICLES 3/4" DIAMETER OR GREATER. Q spread root system in natural position SAND SHALL BE C33 WASHED CONCRETE SAND, OR APPROVED 3 with soil excavated from pit. 10. ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER GROWN AS SPECIFIED. NO CONTAINER STOCK WILL BE ACCEPTED IF IT IS ROOT BOUND. ALL ROOT WRAPPING MATERIAL MADE OF EQUAL. Form 3" 3"Deep Mulch Q Over-excavate6 inches. Place 6inches SYNTHETICS, METALS, OR PLASTICS SHALL BE REMOVED AT TIME OF PLANTING. deep of loose soil in pit prior to planting. 3. PRIOR TO MULCHING ALL PLANTING BED AREAS, APPLY COMMERCIAL saucer. Gadeed 3"Deep Mulch O install with root collar ator slightly above 11. AS NEEDED, STAKE ALL NEWLY PLANTED TREES RELATIVE TO WIND EXPOSURE. ALL PLANTS SHALL BE SET PLUMB TO GROUND AND FACED FOR BEST APPEARANCE. AS NECESSARY, PRUNE DEAD GRADE PRE-EMERGENT HERBICIDE (PREEN OR APPROVED EQUAL), Grade inches of trunk.Original grade. Do not place mulch within 2 BRANCHES OR THOSE THAT COMPROMISE APPEARANCE AND STRUCTURE TO A MAX OF% THE PLANT. PER MANUFACTURE'S DIRECTIONS, TO ALL PLANTING BEDS. L a L Form 3" i ® Begin transition at edge of root ball. Scarify sides o Q 12. CONTRACTOR SHALL WATER AND MAINTAIN ALL SEEDED AREAS AS WELL AS ALL PLANT MATERIAL UNTIL GROUND FREEZES. MAINTENANCE IS INCIDENTAL AND INCLUDES, BUT IS NOT LIMITED TO, " of pit. deep 3 50 Cut and completely remove all twine, WEEDING, MULCHING, AND OTHER NECESSARY RELATED OPERATIONS UNTIL INITIAL ACCEPTANCE. INITIAL ACCEPTANCE IS CONSIDERED TO BE THE DATE AT WHICH PLANTING AND MULCHING, ETC., L 4 saucer. 4 burlap placiand nrebasketsarerial.om ball � prior to placing backfill material. PER LANDSCAPE PLAN, HAS BEEN COMPLETED AND APPROVED BY LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE. Finished E 1 Grade m y 13. ALL PLANT MATERIAL SHALL BE GUARANTEED TO BE IN VIGOROUS GROWING CONDITIONS FOR A PERIOD OF ONE 1 YEAR FROM DATE OF INITIAL ACCEPTANCE. REPLACE ALL PLANT MATERIAL UP TO 11/z tozTimes ( ) Root System 0 o N ONE YEAR OF INITIAL ACCEPTANCE, IN ACCORDANCE WITH LANDSCAPE PLANS. ALL PLANTS THAT ARE DEAD OR IN AN UNHEALTHY OR UNSIGHTLY STATE ARE REQUIRED TO BE REPLACED AT NO �" g ADDITIONAL COST TO THE OWNER. PLANTING PIT Scarify sides a SEED/ SOD APPLICATION NOTES (Bare Root Plants) of pit. \ o mes 14. ALL AREAS DISTURBED BY CONSTRUCTION SHALL HAVE FULL SURFACE RESTORATION IMPLEMENTED BY MEANS OF TURF GRASS LAWN SEED AND/OR SOD' CONTRACTOR TO VERIFY/COORDINATE WITH 11/2to Diameter 1. IF TURF GRASS LAWN SEED ALTERNATE IS USED IN LIEU OF SOD Form 3" Place root ball on Root Ball Diameter OWNER UNLESS NOTED OTHERWISE. ALL SEEDING APPLICATION AREAS SHALL PER SUDAS TYPE 1 3 deep undisturbed soil. saucer. PLANTING PIT 15. ALL SEEDING APPLICATION NOTES ARE LISTED IN SOD/SEED APPLICATION NOTES. CONTRACTOR SHALL FOLLOW SEED MANUFACTURE LAWN MIX. ALL TURF GRASS SEEDED AREAS SHALL HAVE S150 3"Deep Mulch (on Slopes) R'S RECOMMENDED SPECIFICATIONS FOR PRODUCT INFORMATION EROSION CONTROL BLANKET INSTALLED. Finished &INSTALLATION, OR SUDAS SPECS/DESIGN STANDARDS OR CITY STANDARDS, AS APPLICABLE. Grade 16. FOR ALL OTHER LANDSCAPING WORK NOT ADDRESSED VIA MANUFACTURER'S SPECIFICATIONS OR NOT COVERED WITHIN THESE GENERAL NOTES, CONTRACTOR SHALL FOLLOW SUDAS OR CITY 2. ALL TURF GRASS LAWN AREAS, WHETHER SODDED OR SEEDED, T- STANDARDS AS APPLICABLE. THE PLAN AND NOTES ON THIS SHEET SHALL SUPERCEDE SUDAS OR CITY STANDARDS AS APPLICABLE UNLESS NOTED OTHERWISE, ARE TO BE PLANTED AND INSTALLED AS PER SUDAS SPECIFICATIONS FOR SEEDING OR m v E Scarify sides of pit. SOD. o 17. ALL TREES TO BE PLACED WITHIN PARKING LOT ISLANDS ARE TO STRICTLY FOLLOW APPLICABLE SUDAS OR CITY STANDARDS. c �o U) Place root ball on A o U o undisturbed soil. RED-, m o New 10-18-11 3. ALL TURF GRASS SOD TO BE OF THE SAME PERFORMANCE QUALITY y �" SUDAS 18. ALL LANDSCAPE TO BE INSTALLED PER APPLICABLE SUDAS OR CITY STANDARDS. AND SPECIES OF SUDAS TYPE 1 SPECIFICATIONS. 0 9030.101 0 1 1/2 to 2 Times SHEET 1 of 1 19. NURSERY SOURCE FOR LANDSCAPE PLANTS SHOWN HEREON SHALL BE WITHIN A 500 MILE RADIUS OF IOWA CITY, IOWA AND GROWN IN A CLIMATE ZONE OF 5A OR COLDER. Root Ball Diameter Cn SUDUS Standard Specifications m PLANTING PIT 20. PROVIDE AND MAINTAIN POSITIVE DRAINAGE THROUGHOUT CONSTRUCTION AND INSTALLATION. DO NOT ALLOW ADDITION OF TOPSOIL, PLANTING SOIL OR MULCH TO DETER POSITIVE DRAINAGE OR (Balled and Burlapped Plants) TO CREATE AREA OF LOCALIZED PONDING. o PLANTING PIT SURFACE RESTORATION APPLICATION NOTES 1. ALL TURF GRASS LAWN SEED, SHALL BE PER SUDAS TYPE 1 LAWN MIX APPROVED EQUAL 1D Wrap trunk from ground line to first 1/4 to 1/3 branch when specified in the contract Tree Height documents. 2. ALL TURF GRASS LAWN AREAS, UNLESS NOTED OTHERWISE, ARE (2'-0"min.) TO BE PLANTED AND INSTALLED AS PER THE SUDAS SPECIFICATIONS. Place one stake to southwest. Steel Post _Flagging agging STAKING PLAN N Materia Material- (Trees 2 1/2 inch diameter or smaller) 0 1 m STAKING NOTES: TREE &SHRUB PLANTING NOTES: m Garden Hose > (SEE GENERAL LANDSCAPE NOTES FOR MORE DETAIL). 1. REMOVE TOP 3 OF WIRE BASKET AND BURLAP ONCE PLACED E o=_ INTO PLANTING HOLE. REMOVE ALL SISAL AND SYNTHETIC N v o a; S1. STAKING WIRE TWINE. a o a S2. RUBBER HOSE SET LOOSE TO ALLOW FOR TRUNK TAPER AND 2. TRUNK FLARE SHOULD BE EXPOSED BEFORE DETERMINING E LESS DETRIMENTAL GROWTH. PLANTING HOLE DEPTH. M Place one stake Ln to southwest. ni S3. STEEL FENCE POST STAKE DRIVEN INSIDE MULCH RING 3. PLANT TREE WITH TRUNK FLARE 1-2" MAXIMUM ABOVE \ DIAMETER. DRIVE STAKES 6"TO V-0" INTO UNDISTURBED SOIL ORIGINAL GRADE, AVOID PLANTING TREE TOO DEEPLY. � k BELOW ROOTBALL. A RE s°N N m Planting Pit 4. PLANTING HOLE TO BE AT MINIMUM 3 TIMES THE WIDTH OF o Figure per W Fi N � 9030.102 N ROOTBALL AT SOIL SURFACE, SLOPING TO THE WIDTH OF ROOT o 9030.101 SUDAS BALL AT BASE. PLANTING HOLE WIDTH NEAR SURFACE IS f41 of INCREASED TO 5 TIMES THE WIDTH OF ROOTBALL WHEN SOILS STAKING PLAN z _ (Trees larger than 2 1/2 inch diameter) SUDUS Standard Specifications ARE HIGHLY COMPACTED OR HEAVY IN CLAY CONTENT. m STAKING TREE STAKING,GUYING, 5. SCARIFY PLANTING HOLE TO HELP ELIMINATE THE CREATION OF o AND WRAPPING A SOIL INTERFACE. N a a) 6. PLACE ROOTBALL ON COMPACTED &LEVELED SUBGRADE o 0 7. REMOVE EXISTING SOIL FROM EXCAVATED PLANTING PIT AND 3 REPLACE WITH PLANTING SOIL. WHILE BACKFILLING, WORK 1D Wrap trunk from ground line to first c j PLANTING SOIL AROUND ROOTBALL TO MINIMIZE LARGE AIR bran h when specified in the contract documents. POCKETS AND ENSURE BETTER VERTICAL SUPPORT. a N 8. AVOID MOUNDING MULCH & MAKING CONTACT WITH TRUNK. 0 FORM MULCH RING SAUCER TO HELP HOLD WATER DURING ESTABLISHMENT. DIAMETER OF MULCH AREA SHOULD BE CLEAR o OF GRASS, WEEDS, ETC. TO REDUCE COMPETITION WITH TREE 0 ROOTS. Ln 9. SHREDDED HARDWOOD MULCH i C7 3 2 10. UNDISTURBED SOIL Garden Hose Di O U Flagging Q Material r � �TTMV� SEE PLANTIN One anchor to PLAN the southwest. Ln Cable or Manufactured 2 9 9 Restraint System N = a j 1 0" MIN. j N GUYING PLAN 0 SOIL SURFACE SOIL SURFAC 7 Earth Anchor _ M 111 ROOTBALL _ _ R00 R00o � 3 ; ; BALL I I I-I I I BALL IIIo I I I-I I I_ = =1 I I- - � f- �10 IiI.;III -1 I II'- o SUDAS 9030.102 M SHEET Eof E � -1 III-I I I-I I I-I I I-I I I-I I I-I I I-I I I I I N Planting Pit o I I-III-III-III-I I I-I I I-I I I-I I I-I co 1/3 Tree Height N I I III-III-III-III=III=III=III=III-I I per Figure SUDUS Standard Specifications m 9030.101 0 GUYING 0 N TREE STAKING,GUYING, 0 0 AND WRAPPING i N Ln U U N DRAWN BY: DCZ HALL & HALL ENGINEERS, INC. REVISED PRELIMINARY PLANNED DEVELOPMENT OVERLAY CHECKED BY: BDV IOWA deminLaansd � t Since 1953 APPROVED BY: BDV / / 1860 BOYSON ROAD,HIAWATHA,IOWA 52233 L,L„C AND SENSITIVE AREAS DEVELOPMENT PLAN FOR LANDSCAPE PLAN DETAILS PHONE: (319)362-9548 FAX:(319)362-7595 CARDINAL HEIGHTS (PART 1 AND PART 2) L2 . 0 Z DATE: 11/07/24 / / CITY CIVIL ENGINEERING9LANDSCAPEARCHITECTURE IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA U FIELD BOOK: NO. REVISION DESCRIPTION APPROVED DATE LAND SURVEYING 9 LAND DEVELOPMENT PLANNING www.halleng.com PROJECT NO: 20034-20-2 ATTACHMENT 4 Multi-Family Building Renderings 0 AVE CEDAR RAPIDS, ■ , 4, elk • ' 2435 KIMBERLY ■, SUITE 240S •• 1 52722 • 3-359-3117 w Wt 11! 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II cb • C �iL - - - - - - - - - - - - - - - - - - - - - - - - L - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - � • NORTH ELEVATION PARKING LOT SIDE) - N • ' • SCALE: 1/8" = 1�-0 0 10' 20' 40' 50' . �■ ■ 0 0 Agenda Item #5 Discussion of Planning & Zoning Commission representation on the Comprehensive Plan Update Steering Committee r CITY OF IOWA CITY MEMORANDUM Date: December 4, 2024 To: Planning & Zoning Commission From: Anne Russett, Senior Planner, Neighborhood & Development Services Re: Comprehensive Plan Update Steering Committee On November 4, 2024, the City executed a consultant agreement with Confluence, a planning consultant firm with offices in Des Moines. Confluence will assist City staff in comprehensively updating the City's Comprehensive Plan. Staff is currently working to develop a list of stakeholders who will form a Steering Committee for the Comprehensive Plan Update. The committee will provide periodic input on the plan and help to get information out to others in the community. We anticipate that the update process will take approximately 18 months and that the committee may meet around 5 to 7 times. At your meeting on December 4, 2024, staff is requesting one or two Commissioners to volunteer for this committee. Agenda Item #6 Preliminary Meeting Minutes — November 20, 2024 MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION NOVEMBER 20, 2024 —6:00 PM — FORMAL MEETING E M M A J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Susan Craig, Mike Hensch, Steve Miller, Chad Wade MEMBERS ABSENT: Maggie Elliott, Scott Quellhorst, Billie Townsend STAFF PRESENT: Eric Bigley, Anne Russett, Rachael Schaefer OTHERS PRESENT: Steve Long, Mike Welch, Nick Hatz RECOMMENDATIONS TO COUNCIL: By a vote of 4-0 the Commission 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. 4. The new building, rehab facility, within 90 feet of the road can only have a height of 35 feet in order to maintain transition from single-family housing to this building. By a vote of 4-0 the Commission 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 Planning and Zoning Commission November 20, 2024 Page 2 of 15 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. 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. REZ24-0008 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). Schaefer began the staff report noting this property is one of the few large undeveloped areas east of Highway 218. There are single family homes to the north and east of the property, the area to the west of Camp Cardinal Boulevard is being built out as a duplex and multifamily development, there's also multifamily uses and a church to the south. The zoning for the properties to the north and south are mostly Low Density Single-Family Residential with a Planned Overlay Development (OPD/RS-5) overlays. The properties to the east are Rural Residential with a Planned Development Overlay (OPD/RR-1), the properties to the west are Low Density Multi-Family with a Planned Development Overlay (OPD/RM-12), and to the south there is also Low Density Multi-Family (RM-12) properties and Low Density Single-Family Residential with a Planned Development Overlay (OPD/RS-5) and a private group assembly use with the church there. The subject property was originally rezoned to Medium Density Single- Family Residential with a Planned Overlay Development (OPD/RS-8) and that was approved on February 9, 2023, to allow for the construction of a senior living community with a mix of housing types and a commercial use. The final plat was approved in January 2024. The reason for this rezoning is maintain the OPD/RS-8 but the applicant is requesting to amend the previously approved OPD and to convert the Camile Court area from five single-family homes to a 16-unit elder apartment building with a rehab and wellness facility for residents of the development on the ground floor. Schaefer showed some images of what the property looks like right now, the site is currently undergoing site grading and installation of utilities and noted where there are the protected woodlands. The City is currently in the design phase to extend the portion of Camp Cardinal Road and eventually there'll be a traffic circle and Deer Creek Road will extend into the Cardinal Height Subdivision, that extension is estimated for this upcoming spring. Planning and Zoning Commission November 20, 2024 Page 3 of 15 Currently, the subject property is approved for 35 single-family homes, eight duplexes, 20 townhome style multifamily and 38 multifamily units, for a total of 101 units. They're also approved for a 16-bed memory care facility. The approved OPD plan was approved with waivers as well, one of the main ones being the mix of housing uses including not just single family, but multifamily and commercial uses as well. The applicant had also requested an increase in the maximum height for the two multifamily units on the property to be 45 feet instead of the standard 35 feet for the zoning district and now the applicant is proposing an additional multifamily residential building with that same waiver request to increase the height from 35 feet to 45 feet to address, again, topography and rooftop features similar to the reasoning provided in 2023. In addition, the applicant is updating the plan to make two changes that were able to be administratively approved that Schaefer will review later in the report, but that is the reason that it only jumps from 101 units to the 105 units proposed. Schaefer shared the approved OPD plan from 2023 with the mix of uses, the single- family homes and multifamily. The changes that are being proposed today are to convert what was the five single-family home cul-de-sac area of Camile Court into a 16-unit elder apartment building with rehab and wellness areas for the Western Home patrons, so all of the individuals residing in this development will have access to that rehab and wellness facility. Schaefer explained that changes that could be administratively approved, and therefore are not part of this rezoning, was to reduce the unit count of building from the originally approved 22 units to 16 units. The applicant is also proposing to remove one single-family home from the bulb of Clara Court, which is now being called Timber View Court, due to topography and trying to reduce some of the construction that would be needed to build a home there. Schaefer explained that for these types of rezonings staff uses four criteria to review applications for the planned developments and then there's also an additional two criteria used for all rezonings. The first is regarding density, the allowed density for the RS-8 zone is eight dwelling units per net acre, and the proposed changes are falling under that with the total density of 3.9 dwelling units per acre being proposed with these updates. Originally, the development was approved at 3.7 so this is just a minor increase from the previously approved plan. The applicant is proposing a multifamily residential building, which isn't typically allowed in the RS-8 zone without an OPD and while the original OPD approved something similar but because of the additional multifamily building, it needs to be reviewed again. Based on the onsite parking calculations Schaefer also wanted to point out that with this multifamily building today, the parking is being calculated using the elder apartment calculation and those requirements so these units will have to be maintained as elder apartments and be occupied by 55 or older tenants. The surrounding land uses include single-family homes to the north and east, St Andrews Church is to the southeast and multifamily condos are to the south. The property to the west is being developed into townhomes, duplexes and multifamily units, and the multifamily building that's being proposed is complimentary to those already approved multifamily dwellings on the site and adjacent to the site. Regarding mass and scale, due to the potential impacts to sensitive areas the layout of this development is more compact than a conventional development in a single-family residential zone. The proposed multifamily use is on the west side of the property, near more intense uses including the previously approved townhomes and condo style multifamily buildings. The proposed development still allows for that transition from higher intensity in the west corner to the east where there's the predominantly single-family homes. The proposed building has a proposed addition of 10 feet of what's typical for the area and the private open space is being provided on that rooftop of the building, which is why the height increase is being requested. Overall, this development has ample open space and protected areas for those Planning and Zoning Commission November 20, 2024 Page 4 of 15 sensitive features. Regarding traffic circulation this proposal makes no changes to the traffic circulation that was originally approved other than the removal of the Camile Court right of way so that the cul-de-sac that was originally planned to access those single-family homes will no longer be needed as this development will be accessed directly from Gathering Place Lane which will be accessible from Camp Cardinal Road and once Camp Cardinal Road is improved to the north there will also be access from Deer Creek Road. Staff does recommend maintaining the previously approved condition of the original rezoning that required the owners to contribute 50% of the cost to improving Camp Cardinal Road to Deer Creek Road. Then because they're removing that right of way staff is also recommending adding a condition that the final plat application be submitted and approved prior to any building permits for this property. Schaefer shared the renderings provided from the applicant showing the proposed building with the rehab and wellness center, she noted that the parking being proposed on the side will have some screening from the roadway, but most of the parking is accessed from the rear and will be below grade. She also pointed out that the wellness center and rehab facility is shorter than the multifamily building which also helps with the transition to the single-family homes. The second criteria is that the development will not overburden existing streets and utilities. With the utilities staff sees no issues, there is the ongoing installation of utilities and grading happening on the property. Regarding traffic, the approved plan in 2023 was expected to have 309 daily trips on Deer Creek Road and Gathering Place Lane, which is less than the 500 vehicle trips that would cause them to become overburden. With the four additional units being proposed overall for the site, staff didn't see any major effect nor that there be any more than the 309 daily trips and therefore staff doesn't believe that these roads would be overburdened. Schaefer also wanted to point out that they are still proposing angled parking between the two multifamily buildings, so staff recommends maintaining the previously approved condition that the owner maintain those spaces, including snow removal and things like that. Third is how this rezoning affects surrounding properties, the nearest neighbors to the north of the proposed multifamily building are separated by a woodlands preservation area and a stream corridor. The property the west is also separated by woodlands preservation and the proposed building is set back from the north and west property lines by much more than a conventional development and meets the setback requirements from the south and east as well. Therefore, the proposed development will not adversely affect the views, light, air, property value or neighboring properties privacy any more than a conventional development would. The fourth specific criteria is combination of land uses and building types. As previously discussed there are modifications to the OPD being requested and height is one of the requests. The applicant is requesting a max height of the multifamily building increased to 45 feet from 35 feet as was approved for the other multifamily and mixed-use buildings in 2023. The approval criteria requires that the design of the development result in sufficient light and air circulation for each building, adequate accessible open space for all residents of the development. According to the applicant the additional height is proposed to accommodate the open space for the residents with the half story increase on the rooftop. Schaefer stated it is also required that at least 35% of the net area in the development be free of buildings, parking and vehicle maneuvering areas, which is met and exceeding that with 70% of the proposed development left as open space or being preserved for sensitive areas. The applicant is also requesting an additional multifamily building, therefore a mix of uses as the proposed multifamily building adds to the already approved mix of senior housing in the development and a mix of housing is always encouraged with planned developments. According to the applicant and renderings the proposed Planning and Zoning Commission November 20, 2024 Page 5 of 15 multifamily utilizes similar architectural elements, scale, massing and materials as a previously approved for the single-family, multifamily and commercial buildings so the two waiver requests appear to be in the public interest and meet all those approval criteria. As with all rezoning it must be in compliance with the Comprehensive Plan. Schaefer stated the changes proposed still align with the goals of the Comprehensive Plan, the proposed density, again of 3.9 units per acre aligns with the Future Land Use Map in the IC 2030 Plan, which recommends a density between two and eight dwelling units per acre. The Comprehensive Plan encourages housing diversity, connected neighborhoods, the preservation of sensitive features and pedestrian oriented developments. The other criteria for all rezonings is preservation of environmentally sensitive areas. Schaefer noted the subject property contains regulated wetlands, stream corridors, slopes and woodlands, and the applicant submitted a Sensitive Area Development Plan in 2023 with that original OPD rezoning and with that approval conservation easements for those areas were established through the final platting process to protect the environmentally sensitive areas on the site. Because the proposed plan does not change any in a substantial way anything from the original preliminary Sensitive Area Development Plan and the conservation easements will remain on the plat as they are currently shown. As far as correspondence, staff did not receive any written correspondence from the public and a Good Neighbor meeting was held on November 6 by the applicant. 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. As for next steps, with a recommendation for Council tonight Council would set a public hearing on December 10 for consideration on January 7, with two additional readings after that. Wade asked if there any restriction for the street facing on the residential facing that at a lower height so it blends with the neighborhood, versus allowing it across the property. Schaefer replied, no they don't hold them to the rendering elevations. Wade noted there were some setbacks that were decreased in the initial approval, have those rolled over into this or does this follow standard setbacks. Schaefer stated this plan would follow Planning and Zoning Commission November 20, 2024 Page 6 of 15 standard setbacks, there's been no requests for those additional modifications. Hensch opened the public hearing. Mike Welch (Shoemaker & Haaland) and Steve Long (Salida Partners) came forward to answer any questions from the Commission. Hensch asked for the memory care facility is that only for memory care and no assisted living or independent living in that facility. Welch replied it is anticipated to be a combination of assisted living and memory care, but no independent living. Hensch asked if the multifamily building is restricted to only 55 plus. Welch confirmed that was correct. Hensch noted in lot two, on the storm water retention area, it is noted "wet" so is that anticipated to have a water in it year-round. Long replied it would have water in it year round and probably a fountain or aerator. Miller asked regarding the 35-to-45-foot increase staff said that was to provide open space, what exactly would that use be. Long replied it would be a rooftop patio space with some height for a pergola, or some kind of coverage for part of it. Also, they are not at a level grade around the whole building so the height will variate. Wade noted his only concern is that is a fairly large building and if it is 45 feet for the full length of the building it becomes pretty substantial compared to the neighboring residential. How does this building fit into the topography at that location. Long replied it's definitely on the highest part of the property. With grading the street, they did cut that area down six to seven feet so it is six or seven feet lower than it was before they started. He also noted the timbered area around the buildings is mature timber. Craig asked if it is possible to add an additional restriction about the setback required for the smaller building in front of the big rehab building. Russett replied if the Commission wants to add a condition that somehow ties the building to the renderings they would just need to know what public need the rezoning is creating and how it's addressed through that condition. Miller noted the exception for the parking not being behind the building because of topography makes sense, and also for the community members to use the shared amenities, the rendering showed some side walls with screening but those aren't showing up on the civil plans or landscape plans, is it a requirement to have any type of screening for that parking lot. Schaefer explained the rezoning is actually not able to approve that parking on the side he is speaking about, the requirement that requires parking in the rear of a multifamily development, so the applicant is going to have to apply for a minor modification separate from this rezoning to allow that parking on the side there. They do have enough parking underground to meet the requirements, but the side parking will have a separate hearing for that. Craig asked what the distance from the road to the end of the shorter building is. Long is not sure but believes they are at the 20-foot building setback on the shorter building. Hensch closed the public hearing. Planning and Zoning Commission November 20, 2024 Page 7 of 15 Craig moves to recommend 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. 4. The new building, rehab facility, within 90 feet of the road can only have a height of 35 feet in order to maintain transition from single-family housing to this building. Wade seconded the motion. Craig noted they've been over this before and she thinks it's a great development. For whatever reason they decided on this change, it just strengthens the development and overall she has no problems with it, but does see the problem with bringing that building so close to the road at 45 feet if allowed so that is the reason for the added condition. Wade stated he tends to get into the weeds of a project however, initially they had multifamily or bigger structures closer and isolated to one area and now they're starting to bleed that into the residential area so it does transition in and it doesn't seem to be negatively impactful based on what's presented today. Miller stated he doesn't have a problem with the additional requirement to have the building have the required stepdown that they're showing in the renderings. He was going to play devil's advocate and say the other building is right next door to a single-family house and it's 45 feet as well but sees their plans are to step it down in the front. He thinks it's a sensitive move and it's in line with the zoning exception to be contextual so he thinks it's a reasonable unless the applicant strongly objects to that. Hensch supports this application. He is a big fan of step backs but would probably prefer that they not do that, but he doesn't want this to fail, so he would vote for it. He is still lamenting the failure of building Grand Living at Bridgewater which ended up in Coralville, that beautiful facility could have been in Iowa City, in this location, and that was a huge loss for the city of Iowa City for employment and taxes, and as an example of something done extremely well of similar ilk would be Featherstone at Hickory Hill, it turned out beautifully. This is a use that's needed in Planning and Zoning Commission November 20, 2024 Page 8 of 15 Iowa City, anything with an opportunity to provide memory care, assisted living, and housing options for 55 plus in the Iowa City he is absolutely 100% favor of. A vote was taken and the motion passed 4-0. 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. Russett began the staff report by sharing a map of the subject property. The property is accessed from the south, from ACT Place and from the west, from North Dubuque Road. Most of the land around the property is undeveloped. The current zoning is both Interim Development Research Park (ID-RP) and a small portion is also Office Research Park (ORP) at the southern end. She noted there's some public zoning to the west and also some multifamily zoning to the west. In terms of in terms of background, this property was annexed in the late 1960s or early 1970s, it contains four parcels which have never been platted. They contain two buildings and some surface parking, the buildings are mostly vacant except a small portion. The northern building is currently being used by ACT for office space, but the rest of the buildings are vacant. Russett noted the property also contains private streets. Currently, no specific development is being proposed, however the developer has expressed some interest in adaptively reusing the existing office buildings into senior housing, while leaving a portion of the building for ACT office space. Russett shared some pictures of the property noting again the current zoning is a mix of Office Research Park and Interim Development Research Park. Office Research Park allows uses such as office uses, hotels and light manufacturing. The ID-RP zone doesn't allow that much development, it's intended for managed growth and over time would eventually get rezoned to allow development. The proposed zoning is Mixed Use (MU) as there is an interest in converting some of those office buildings to residential uses, while maintaining some of those office buildings as office uses. The Mixed Use zone is appropriate for that as it allows a variety of residential and non-residential uses. Some examples are assisted group living, detached single- family duplex uses, office uses, retail eating establishments and multifamily uses. Based on the acreage of the subject property, it would allow a maximum of 778 dwelling units. In terms of the rezoning criteria, they look at consistency with the Comprehensive Plan and compatibility with the existing neighborhood character. In terms of consistency with the Comprehensive Plan, the Future Land Use Map of the IC 2030 Plan shows this area as appropriate for Office Research Development Center uses, the proposed Mixed Use zone does allow office uses. Russett stated even though the Future Land Use Map does not envision any residential uses in this area, there are principles and goals and policies in the Plan that speak to infill development and encouraging a diversity of housing type which would be allowed by the Mixed Use zone. She explained some of the principles in the Plan in terms of infill development talk about rehabilitating existing structures and adding to the diversity of housing options. In terms of housing diversity, it encourages a mix of housing types within a neighborhood, which Planning and Zoning Commission November 20, 2024 Page 9 of 15 increases the opportunity for people to live in the same neighborhood throughout multiple life stages. In terms of mixes of housing types it talks about single-family homes, townhomes, duplexes, apartment buildings, even apartments in mixed use buildings, all of which would be allowed with the proposed Mixed Use zone. The Northeast District Plan also provides some guidance for this area, specifically it provides some flexibility in terms of the land uses and vision for this area. That Plan notes that the City currently has 275 acres of land zoned as Office Research Park and the Plan notes that this amount of land devoted to office park uses may be unrealistic and alternative uses should be considered such as residential which would be allowed through the Mixed Use zone. In terms of compatibility with neighborhood character Russett stated most of the surrounding area is undeveloped except for the School District property where they have the Center for Innovation, Oaknoll East and some multifamily buildings are located further east and south. Russett noted some single-family further from the subject property and that the Mixed Use zone is consistent with the surrounding development which does include both the mixture of residential and non-residential uses. Russett stated the property does contain sensitive areas. The applicant provided a document that shows the existing regulated features on the property which was included in the agenda packet. A Sensitive Areas Development Plan is not required at this time but when this project comes back for the subdivision process they would be required to prepare a Sensitive Areas Development Plan which would show all the regulated sensitive features and potential impacts and construction limit lines. In terms of transportation staff did require that the applicant submit a traffic study with their rezoning application. The study was reviewed by the City Engineer and he was satisfied with the results. The traffic study did show that some additional delays may occur if the subject property were to develop at maximum capacity however, future improvements are anticipated to help improve traffic flow within the site and the surrounding network. Additionally, future rezonings will require updated traffic studies so at this point staff is not recommending any offsite improvements, but with future studies they may depending on the results of those studies. As previously mentioned, this area has never been platted and there are also multiple private streets. ACT Place and ACT Drive are private as well as a portion of North Dubuque Road so staff is recommending several conditions to ensure the creation of an interconnected block and street network as this area develops. The proposed conditions are: (1) 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. This would allow the developer to move forward with adaptively reusing those existing buildings but would require them to plat if they were proposing any construction of new buildings. (2) Prior to issuance of any building permit, the owner shall either improve the private streets to City standards or escrow 110% of the cost of improving the private streets. Russett explained this condition and the next is to ensure that these private streets meet City standards because there's a proposal to change these buildings to residential uses and they want to make sure that they can accommodate that development as the area develops. (3) Prior to issuance of a certificate of occupancy the necessary improvements to the streets are made to comply with City standards so that as those residents occupy the buildings, any improvements are done prior to the to those buildings being occupied by residents. (4) At the time of platting the private streets would become public right of way and maintained by the City. Planning and Zoning Commission November 20, 2024 Page 10 of 15 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: 1. 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. 2. 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. 3. 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. 4. At the time of preliminary and final platting, the following must be addressed: a. Private streets shall be dedicated as public right-of-way. Next steps, after the Commission makes a recommendation to City Council staff will ask City Council to set a public hearing, and they will likely hold that public hearing on January 7. Craig has a lot of questions about the streets, when staff says that the streets become public after platting, when is platting going to take place. Russett replied the platting needs to occur before they build any new buildings or build an addition. Craig asked what happens if there are no additions to those buildings or no new buildings. Russett stated then once the streets become platted they become public. Craig understands but at what point are they required and brought up to public standards. Russett explained they are required to bring it up to public standards before any buildings are occupied with residents. Therefore, if they choose to move forward with adaptively reusing those buildings and converting them to residential uses they would need to have City Engineer approval that the streets either meet City standards or they're going to have to make some improvements so that they do meet City standards. Craig asked what if the City Engineer doesn't like the circle there and wants it removed and just grids, streets and blocks. Russett stated when the applicant applies for a preliminary plat they're going to have to demonstrate that there is connectivity and that the streets are able to extend to the east and to the north. How that looks is something that they will evaluate at the subdivision process to ensure that there's an interconnected street network, whether it results in changing that circle or not is unknown at this point. Craig asked about a future connection to Dodge Street. Russett stated there are future plans to put a traffic light on Dodge Street to connect the area outside of the proposed rezoning area, when this gets rezoned they're going to have to extend ACT Circle or provide some sort of street extension through that property. Russett thinks there used to be a connection to ACT from Dodge Street. Craig agreed and then they built the circle thing in the back. She noted when she was going to that school building she thought she could access if off Dodge Street but had to go up to the interstate and turn around and come back because she couldn't get there off Dodge. Russett stated at some point the City will put a traffic signal there and as the area develops it's going to have to extend into the site and there will be an access to Dodge but not from the subject property that's currently being rezoned. Craig stated that would encourage people on Planning and Zoning Commission November 20, 2024 Page 11 of 15 Scott Boulevard who are going out to the interstate to cut through that neighborhood to get to Dodge Street so they don't have to go through two lights. Russett stated they are not discussing that connection tonight, tonight's rezoning won't require that connection. Craig asked why the parcels are divided a certain way now, does an owner decides how to do that. Russett noted that was a good question and the City would never allow anything like that to occur now, but this area has never been platted so at some point in the past these parcels were created through some other means. Craig assumes sidewalks will be put in at some point when they have to do the streets. Russett confirmed that was correct. Craig noted it's a lot to consider thinking 778 dwellings potentially can be there, that's a lot. Russett acknowledged that and said that's why they are recommending that before there's any construction of new buildings, they have to demonstrate that there's a public street network, that there's connections, that there's blocks and that lots that are created that can be built on. Without that, the development would be more haphazard and they could build on these parcels that exist. Craig noted with the streets come a huge amount of utility work because electricity and sewer and all that to 778 dwellings is a lot. Russett stated that is a maximum and the traffic study was based on that maximum, but it's probably more than would ever get built, but it's possible. Wade asked about the current utilities on the site, is privately owned at this point. Russett replied that they're connected to City utilities. Hensch noted there's a lot of critical and sensitive slopes there and he has concerns. When would they have an opportunity to consider those. Russett explained that happens when the applicant submits a preliminary plat. Hensch opened the public hearing. Nick Hatz (Shiver Hattery) and Steve Long (Salida Partners) came forward to answer questions from the Commission. Hatz wanted to say a few things about the road system since there were concerns. He just spoke with the City Engineer for an hour and 20 minutes today about the private streets and they are in the process of beginning to tackle those second and third rezoning conditions. But based on historic plan sets the road was constructed during two different phases, but both were built to public street standards at that time and the discussion he had with the City Engineer today was that there really isn't a concern with the construction of the streets, they're in good shape today. From a layout perspective the circle is wide enough to be a city street and it has ample radii to accommodate the traffic. They would need to add standard sidewalk paralleling both sides of the street, but that again will be worked out through the future preliminary platting processes. Regarding utilities, it has standard storm sewer and all that. He will work with the City Engineer to determine the escrow amount for all the improvements that will need to be done prior to residences occupying those buildings. Craig had a question about the streets and the sewer system and the storm water management. If a substantial amount of this property is developed into hardscape it increases runoff, are they Planning and Zoning Commission November 20, 2024 Page 12 of 15 saying they think the current stormwater system is robust enough to handle that. Hatz acknowledged they may need improvements and that'll be determined as preliminary platting and site plans are put forward for the subdivision process and then individual lot developments. He did stress there are currently existing detention basins on site and there are reasonable ways to develop the property and perform stormwater management. Craig doesn't think ACT did things cheap, it was quality work that got done there and it's just now not appropriate for what's going on there so it's a good opportunity for something else. Long noted he is very impressed with ACT, even though right now there's less than 100 people working there they've maintained the building and area at no expense spared, it's all in beautiful shape. Miller noted this might be for a future meeting, but they mentioned the storm sewer, is that the sanitary sewer, is it in the public right of way, and is it big enough for redeveloping the existing buildings. Hatz stated they are in the process of performing sanitary flow studies in order to arm the City Engineer with the information that they need to perform improvements. He noted there are already planned improvement, such as lift station improvements to the Highland lift station, which is to the north. The discussion is outside of the realm of this particular rezoning but the overall property is split into multiple sewer shed basins and there will almost surely need to be improvements but there are feasible ways to accommodate that. Miller stated there's not a lot of improvements that they foresee to be able to bring the private roads up to City standards to do the initial work of adaptively reuse of the existing buildings. Hatz confirmed and stated based on the discussion today it's predominantly more on the lines of pavement maintenance, retrofitting some cracks, there might be some full depth repair and replacement, and then there might be some small removals of some existing sidewalks where there are undesirable mid-block crossings of sidewalks for parking lots that are connected to the broader campus that won't make sense with the adaptive reuse. Craig asked if the streets has curbs. Hatz confirmed they do. Hensch asked if the applicants have any idea how those auditors' parcels were established. Hatz believes some of them are based off old section lines. Then as Scott Boulevard was established it separated the two southern parcels. Hensch closed the public hearing. Miller 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 Planning and Zoning Commission November 20, 2024 Page 13 of 15 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. Wade seconded the motion. Miller stated it's great mixed use, they need more housing and seems like a great use for the site. Wade agreed noting the City needs growth and it will be exciting to see growth on that side of the Scott Boulevard. Craig agrees and is all about infill and it could be something really special. Miller is also glad they're reusing the existing buildings. Hensch stated the City has around 275 acres that are currently zoned for research park and that's a lot so he agrees wholeheartedly with getting rid of those and putting the land to use, he supports this application. A vote was taken and the motion passed 4-0. CONSIDERATION OF MEETING MINUTES: SEPTEMBER 18, 2024: Craig moved to approve the meeting minutes from September 18, 2024 with minor corrections. Miller seconded the motion, a vote was taken and the motion passed 4-0. PLANNING AND ZONING INFORMATION: Russett stated the City has executed a contract with Confluence, a planning consulting firm with offices in Des Moines, to assist with the Comprehensive Plan update process. Also the redemption center ordinance that the Commission saw several months ago was approved by Council, the tobacco ordinance is still going through the process, the second reading was approved last night. Council made some changes and the third reading should be December 10t". The kratom ordinance did not get approved. Miller asked about the Comprehensive Plan update process and will the Commission be in any way involved. Russett confirmed they would, not sure exactly how and when yet, but staff will keep the Commission informed throughout the process. Planning and Zoning Commission November 20, 2024 Page 14 of 15 Hensch noted his most fervent wish is that they get all the district plans updated and meshing with each other. Also for areas that don't have district plans to get them and maybe eliminate some of the districts, particularly in Riverfront Crossings so there aren't all the sub districts. Craig asked about the giant building that's on Riverside Drive and what is the timeline for occupancy. Russett stated the senior building inspector said that the company wants their certificate of occupancy for next fall, so maybe July or August of next year. Craig asked if it is all residential. Russett confirmed it is all multifamily with amenity space. Miller inquired if it is primarily aimed at student housing and Russett confirmed it is but anyone can lease an unit. Wade asked about the zoning they approved on Orchard Lane, or Orchard Court, the area being replatted, is that moving forward. Russett stated the rezoning was approved so at this point they could move forward with a site plan and to go through design review, but staff has not received anything. Wade noted it just seems like there's been quite a few projects that have gotten approved through P&Z that still have to come to fruition. Hensch replied it always comes down to money. Hensch welcomed both Bigley and Schaefer to the Commission team. ADJOURNMENT: Craig moved to adjourn, Miller seconded and the motion passed 4-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2023-2024 812 8116 1014 10118 11115 1216 12120 1117 217 2121 413 5/1 6126 914 9118 11120 CRAIG, SUSAN X X X X X X O/E X X X X X X X X X ELLIOTT, MAGGIE X X X X X X X X O/E X X X O/E X X O/E HENSCH, MIKE X X X X X X X X X X X X X O/E X X MILLER, STEVE -- -- I -- -- -- -- I -- -- -- -- -- -- I -- -- -- -- -- -- I -- -- -- -- -- -- -- -- X X X PADRON, MARIA 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 O/E TOWNSEND, BILLIE O/E X X X X X X X X X X X X X X O/E WADE, CHAD X X X X X X X X X X X O/E X X X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member