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HomeMy WebLinkAbout2025-09-16 OrdinanceItem Number: 7.a. CITY OF IOWA CITY COUNCIL ACTION REPORT September 16, 2025 Motion setting a public hearing for October 7, 2025, on an ordinance amending Title 14, Zoning, related to the City's Floodplain Management Standards to ensure the community's continued participation and eligibility in the National Flood Insurance Program (NFIP) (REZ25- 0013). Attachments: PZ 9.3.25 minutes Final Memo with Attachments REZ25-0013 MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION SEPTEMBER 3, 2025 —6:00 PM —FORMAL MEETING E M M A J. HARVAT HALL, CITY HALL MEMBERS PRESENT: James Davies, Scott Quellhorst, Billie Townsend, Chad Wade MEMBERS ABSENT: Kaleb Beining, Maggie Elliott, Steve Miller STAFF PRESENT: Madison Conley, Liz Craig, Sue Dulek, Anne Russett OTHERS PRESENT: RECOMMENDATIONS TO COUNCIL: By a vote of 4-0 the Commission recommends Title 14 Zoning be amended, as illustrated in attachment one, to update requirements related to floodplain management standards for Iowa City residents and businesses to have continued eligibility to obtain insurance and participate in the National Flood Insurance Program. CALL TO ORDER: Quellhorst called the meeting to order at 6:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. ZONING CODE TEXT AMENDMENT ITEMS: CASE NO. REZ25-0013: Consideration of amendments to Title 14, Zoning related to the City's Floodplain Management Standards. Conley stated the purpose of this Zoning Code Amendment is to have Iowa City remain a participating community in the National Flood Insurance Program in order to receive flood insurance for the community. To maintain eligibility and compliance within this program, Iowa City needs to do two things, one, adopt the new Flood Insurance Rate Map and Flood Insurance Study provided by FEMA, and two, align the local ordinance to the National Flood Insurance Program standards to ensure continued program compliance. Conley noted the last time these standards were revised was back in 2010 according to ordinance number 10-44-14, and the proposed amendments brought forth tonight are geared towards Iowa City's Floodplain Management Standards, which is found in Title 14-5J of the zoning code. Conley noted some key terms for the Commission, first is the NFIP, the National Flood Insurance Program and what it means to be a participating community within the NFIP. The NFIP provides federally backed flood insurance to property owners and businesses. In exchange for flood insurance, participating communities like Iowa City must adopt and enforce minimum floodplain management regulations to reduce flood risk. The NFIP offers coverage for flood damage to homes, belongings and businesses, and it's managed by FEMA, the Federal Emergency Management Agency. The minimum standards can be found and defined in the Code of Federal Regulations. The next key term is the Flood Insurance Rate Map, known as FIRM. Once the current Flood Insurance Rate Map is adopted by a community that is used to determine the Planning and Zoning Commission September 3, 2025 Page 2 of 9 minimum flood plain management building code and flood insurance requirements under the National Flood Insurance Program. On the physical FIRM they are able to see the special flood hazard areas which entail approximate zones and the floodway is delineated on it. Flood lenders as well as certified floodplain managers utilize this FIRM as a tool to determine what structures may or may not be in a special flood hazard area and it helps determine insurance risk zones, provides the official data for flood hazard risk and influences decisions about flood insurance and construction regulations. Regarding background, Conley stated that in May 1977 Iowa City officially joined the National Flood Insurance Program, which allowed insurance for the community, specifically flood insurance and the first effective FIRM for the community. That FIRM was used all the way until February 16, 2007, at which time the current effective Flood Insurance Rate Map that is utilized today was created. In addition, all insurance lenders who are looking at flood insurance utilize this FIRM as well. Then in January 2020 FEMA, as well as the Iowa DNR who helps put together the information through different types of analyzes, released a preliminary Flood Insurance Rate Map and unfortunately there was some errors in that map so that pushed back the timeframe for the community adopting that FIRM as the new effective one. In April 2023 is when the Iowa DNR and FEMA released the revised preliminary FIRM and that FIRM went through an appeals period and comment period for about 90 days, and then after that was made final. Therefore, in June 2025 FEMA sent the City an official notice that the FIRM and Flood Insurance Study (FIS) are to become effective December 26, 2025 which signals staff that as a community they need to have these FIRMS and materials adopted by that date. Additionally, as a delegated community, Iowa City is responsible for locally enforcing and maintaining floodplain regulations. These proposed changes reflect FEMA and Iowa DNRs guidance and help ensure Iowa City continues to uphold and exceed minimum NFIP standards. Conley explained that exceeding minimum standards means not only as a community do they enforce the minimums that are set by the National Flood Insurance Program, they have chosen to adopt the higher standards to not only to help protect the community from flood risk and hazard but also because Iowa City is a part of a Community Rating System program. Conley explained a Community Rating System program is established by FEMA and basically it's a voluntary program that rewards communities with discounted flood insurance premiums for implementing floodplain management activities that go above and beyond the minimum requirements of the National Flood Insurance Program. Iowa City joined this program to receive discounts on National Flood Insurance Program premiums for residents by implementing advanced floodplain management activities that go above and beyond minimum requirements. Some of these requirements in Iowa City's ordinance include elevation and freeboard which means Iowa City as a community requires residential structures to be elevated at least one foot above the base flood elevation, above the minimum regulation of the 500 year flood plain, also known as the 0.2% annual chance flood hazard area. Iowa City regulates not only to the 100 year level, also known as the base flood and as the 1 % annual chance flood event but even further and regulate to the 500 year. Next is the substantial damage and substantial improvement which states that for any type of structure that has been damaged or is going through repairs there's a certain calculation that a certified floodplain manager utilizes to determine if this structure needs to kick in higher regulatory standards. For example, in Iowa City if there is a structure that exceeds the cost of 50% of the market value of the structure it would need to come into full compliance with what is Planning and Zoning Commission September 3, 2025 Page 3 of 9 in the floodplain management standards. Additionally, Iowa City also included an original floor area increase of 25% or more will require compliance. The next standard is the protection of critical facilities, this includes hospitals and jails. Iowa City has determined that Class 1 Critical Facilities are not allowed in flood hazard areas. Then there's enclosure design requirements, such as venting and elevation requirements for enclosures below the base flood elevation and lastly is dry-floodproofing. Conley explained dry-floodproofing is having a system in place to put barriers that protect the structure from water coming in. Iowa City requires not only to have a certification from a professional engineer, they also need to have a plan of action for when the flood actually does happen, to make sure there is a safety measure. Again, Conley noted these higher standards are utilized as a regulatory tool that gives Iowa City points in the Community Rating System. Conley stated that along with the higher standards, staff has a summary of the proposed amendments (Attachment 1) that was included in the agenda packet. First amendment is definitions, she noted a lot of the definitions in the current ordinance are based on 2010 ordinance language so the proposed amendments help align these terms with FEMA and Iowa DNR terminology and help add and clarify certain terms. Then there's development in the floodplain, currently they have a general development definition with limited examples and staff is proposing to clarify development activities, such as grading, fill, utilities and refine substantial damage and improvement criteria. For accessory structures Conley noted there are not many clear standards on this in the code floodplain section, so staff has established criteria for detached structures in flood hazard areas, which includes floodproofing or elevation. Enforcement and violations, the code features general enforcement language, but staff is proposing to clarify violation handling per FEMA and local expectations. Then for floodway and encroachment, Iowa City has a limited "no rise" requirement, which basically means they can't have any development in the floodway because that would increase the waters above the base flood elevation. That's the current minimum so staff is adding a requirement in the ordinance that a "no rise" analysis and certificate is required from a professional engineer for any development in the floodway. Next is the elevation standards, it is already determined that residential structures in Iowa City must be one foot above the 0.2% flood hazard area and staff is proposing to reaffirm this by clarifying venting, anchoring and structural compliance for new or improved buildings. Next is the permitting process and there is a permitting process that exists, but it lacks detail, so the staff proposal is to formalize documentation, such as elevation certificates, cost estimates and compliance steps. Then lastly is variance criteria. The current code references general zoning language, but this proposal adds flood specific variance criteria and a clear code reference, so it makes sure everything is consistent. Conley reiterated that Iowa City exceeds the minimum NFIP standards and are a part of the Community Rating System. She declared the Community Rating System has a total of 10 classes that communities participate in and these are based off a point scale. Each class then is determined by the amount of points a community receives as credit for floodplain management activities. There are four activity categories, such as public information, mapping and regulations, flood damage reduction, warning and response. The higher standards Iowa City has as a community continue to enforce allow the community to maintain a Class 6 ranking in the program, which provides the community members with a 20% discount on flood insurance. At Class level 10 they would not receive any discount and are just a participant in the Community Rating System program. Class 1, which is the most stringent class, receives a 45% discount. Planning and Zoning Commission September 3, 2025 Page 4 of 9 Additionally, the proposed amendments reflect collaboration between Iowa City as a delegated community and the Iowa Department of Natural Resources, which is the state agency responsible for reporting to FEMA that Iowa City, as a delegated community, is in compliance with the minimum requirements established by NFIP. Overall, the adoption of the new Flood Insurance Rate Maps, the Flood Insurance Study and the proposed amendments will ensure that Iowa City continues to remain a participating community that is eligible for flood insurance within the National Flood Insurance Program. Staff recommends that Title 14 Zoning be amended, as illustrated in attachment one, to update requirements related to floodplain management standards for Iowa City residents and businesses to have continued eligibility to obtain insurance and participate in the National Flood Insurance Program. For next steps Conley stated upon recommendation from the Planning and Zoning Commission, a public hearing will be scheduled for consideration by the City Council. The anticipated timeline includes September 16, where Council will set a public hearing, and then October 7, where Council has the public hearing and there is the first consideration. Quellhorst asked with regard to the amendments that staff is proposing, those are not necessary to meet the minimum federal standard, but the amendments are being proposed to improve or maintain the City's classification and reduce flood insurance premiums. Conley explained the amendments that are being proposed are actually things that the community is already doing, they just aren't written in the ordinance. The Iowa DNR has noted that FEMA requires the City to have this language written in the ordinance. Utilizing the proposed amendments will not move up the City to a different class, they are just making sure that the ordinance meets the minimum requirements established by the NFIP guide. The Iowa DNR comes for a community assistance visit and checks to see if the ordinance is up to date with the language that FEMA is looking for. Quellhorst noted this essentially was a circumstance where the regulations are a little bit ambiguous and so staff is proposing amendments to just bring it in line with current practices. Wade asked if the 0.2% is FEMA regulated. Conley stated it is not, that's a higher standard. The 0.2% Flood Hazard Area is shown on the Flood Insurance Rate Map, but it is not regulated as a requirement for cities to regulate to by the NFIP as a minimum, it is something that the City has chosen to go higher on and regulate to, in addition to the 1 %. Wade stated the 0.2% means they need to be bring grade one foot above that. Conley confirmed that was correct and explained if there's a new home that wants to be built and the property is located in the 0.2% Flood Hazard Area, this is saying that the lowest floor will need to be built one foot above whatever the 0.2% elevation is at that location. Wade noted a particular building as an example, it seems to fall in that 0.2% area so if there was any kind of floor expansion or something like that, then would that trigger the requirement that it would have to be built at that one foot above grade. Conley explained the way that any type of compliance is triggered is if it qualifies as a substantial improvement. So if they're doing an addition, and the cost of that project goes 50% above the market value of the structure, then that's when the higher regulations kick in, and the full structure, including the addition, need to be brought into compliance and the whole structure needs to be elevated one foot above the 0.2% Wade noted the Ralston Creek area seems like most of that area falls within that regulation so Planning and Zoning Commission September 3, 2025 Page 5 of 9 Iowa Avenue, for example, all those properties would be impacted if they made an improvement, or if there was a turnover in housing that essentially that new standard would apply. He asked does that get the City more base points, and how does that benefit the property owner. Conley clarified that with certain additions they may not have to be brought completely into compliance it just depends where it falls with the cost analysis. But to answer the question, the City doesn't technically receive extra points for that, it's just a higher level of protection. The City generally get points for just having higher thresholds so for example, the 25% expansion of floor area is a standard that would give extra points. She acknowledged it might be a disservice to the homeowner or property owner who wants to build however that's why it's important to make sure the City and community are making homeowners aware of where they are in the Special Flood Hazard Area, or if they are even in one, and work with them to make sure if they do want to do a project that their project doesn't cross that threshold that kicks in higher standards. Russett also wanted to clarify that's an existing standard, since 2010 the City has required new construction within the 0.2% to be elevated by one foot above that elevation. They have been enforcing that and implementing that since 2010 and are not proposing to change that. It's been administered that way, it's just not been clarified in the code. Conley noted there are other things, like maybe the certifications or something like that, that needs to be clarified in the code as well. She noted the substantial improvement part of the code is clear it's just that, for example, documentation such as a cost estimate that is needed in order to determine what the actual amount of the project will be and since it doesn't clearly state that in the previous version, then it's hard to sometimes get the cost estimate. The Iowa DNR and FEMA are making sure that the City and community are receiving the materials needed to accurately assess or determine if it is actually a substantial improved structure or not. Wade stated in the booklet it references commercial as 14-5J-7f, how are commercial properties treated. Conley stated commercial is treated differently, residential structures are not allowed to be flood proofed at all but commercial has the ability to be flood proofed in a way where it can be d ry-flood proofed. For example, there was a Pancheros that was just built where they used flood proofing measures such as barriers and also utilized a tech spray around the bottom that went all the way up to the 0.2% Special Flood Hazard Area. Commercial properties have a little bit more flexibility to operate in a flood hazard area. Davies noted this is a good conversation and it helps with understanding how development is impacted by some of these rules. Just for clarification, the map is not changing. Conley stated the map is changing and that is one of the big parts of this proposed amendment is that the community has to adopt the new effective Flood Insurance Rate Map by December 26, 2025. Davies asked what the changes to the map are. Conley shared an example the map provided by FEMA Map Service Center, the National Flood Hazard layer. She noted she can't specifically sum up the changes but noted the floodway has increased in some areas and maybe has decreased in others, it just depends on the meandering of the stream and the river. However, to her knowledge there's no giant, crazy changes. Davies is particularly concerned along Ralston Creek. He acknowledged that most of the properties along the river are expecting to flood and have adapted their development but perhaps those along Ralston Creek are not as prepared. Conley noted a decent portion of her Planning and Zoning Commission September 3, 2025 Page 6 of 9 daily job is dedicated to flood plain development and permitting and making sure things are substantially improved and following the code. It appears the areas around Ralston Creek have generally decreased but there's still both flood hazards and a floodway. Davies asked for a residential property, like a $300,000 house, that wants to put on an addition worth $150,000 on build on an infill lot, is this a barrier to development. Conley stated it isn't a barrier, it is more of a protection measurement. If it was found to maybe appear as a barrier, there's certain ways with the cost estimate to cut back to make sure that they can get what they want at 49.9% and not at 50% where those extra regulations would kick in. Davies asked if there are steps the City or County can take to change that flood map, such as improvements to Ralston Creek, for instance. Conley noted the Ralston Creek flood levels shown on the map are predictions based on hydraulic and analysis, so they may not be accurate in some areas. However, the community has the ability to file for a letter of map change, which can remove their structure from the area, or ask for that area of the map to be revalidated. She also noted there is a hazard mitigation plan that has recently been released by Johnson County that talks about different ways of flood protection. She is not sure if there's any ways that the City would take steps to reduce the floodway in general, but they can be proactive and just try to prevent any damage from occurring, if possible. Townsend asked after the 2008 floods and the raising of Dubuque Street how did that change the maps. Conley stated after that work it has been updated and now it looks like the structure of Mayflower itself does not contain any flood hazard area. Russett added in 2008 that were probably areas that weren't included in a flood hazard area that flooded, again the analysis that is done is as best as can be done, but there's going to be areas that aren't in a flood hazard area that may flood in the future. Townsend asked about the mosquito flats area and if that area is buildable. Russett noted the City bought many of the properties in that area and they will not be built on but there is still some privately held lands. Dulek added that the City owned lands cannot be built on because the City got federal money to purchase. Townsend asked under 14-5J-8, Special Floodway Provisions, storage of materials and equipment, it says storage of other materials may be allowed if readily removable from the floodway within the time available after flood warning, what does that mean. Conley explained if as a City they know that there might be existing materials that can be easily removed if there is enough warning time, then they are to be removed prior to the flooding. Quellhorst asked what is the extent of federal flood insurance assistance that Iowa City receives, is it hundreds of 1000s, millions, 10s of millions, hundreds of millions. Conley is not sure but could say it is quite significant to be part of the NFIP because it allows Iowa City to access certain funding that nonparticipating communities wouldn't be able to. Davies asked for explanation of what the "no rise" means. Conley explained the "no rise" is strictly for the floodway and any type of development that is proposed in the floodway cannot cause a rise in the base flood elevation. So, if someone wanted to do a dam improvement or something, the City would need to have an engineer conduct a hydraulic analysis and have a Planning and Zoning Commission September 3, 2025 Page 7 of 9 professional engineer sign off on a "no rise" certification, also known as a no encroachment certification, to ensure no rise in the base flood, because otherwise it's going to cause a lot of issues for all properties that are downstream. Any development, like dredging, mining, grading, all of that needs to be reviewed if it is occurring in any special flood hazard area. Davies asked about mobile home impacts. Conley stated mobile homes actually have a specific section in the code and they are structures that also need to be protected and held to the same standard, one foot above base flood elevation, or 0.2%. There's a certain amount of provisions that come along with manufactured housing that floodplain administrators need to ensure are checked off before some can come in. Townsend asked about cases like the one in Fairfax with all those illegal wells that they found on property. Russett noted that is a zoning enforcement issue, they did something illegally. Conley noted in the ordinance they have linked the municipal infraction section in the violation section, so it brings readers of this floodplain management standards to that area of the code, so they understand the City's general enforcement measures. Townsend asked how things like that would affect the insurance. Conley stated it would reflect on the entire community as a whole and it would depend on the violation. Quellhorst opened the public hearing. Seeing no one come forward, Quellhorst closed the public hearing. Townsend moves to recommend that Title 14 Zoning be amended, as illustrated in attachment one, to update requirements related to floodplain management standards for Iowa City residents and businesses to have continued eligibility to obtain insurance and participate in the National Flood Insurance Program. Wade seconded the motion. Townsend stated it looks like something that needed to be done so it's a good thing to revise and make sure that it's correct. Wade agreed and is glad to see the language align with an administrative aspect of it. He did note the 0.2% sometimes gives him a little heartburn, because being in town for coming up on 48 years, a lot of those areas that are within that 0.2% have never experienced a weather event that's caused issues, and as a property owner, or somebody that looks at putting up a building, it does become a cost factor. Perhaps that's a future consideration, but based on what's presented today, it makes sense to bring it current. Quellhorst stated he really appreciates staff's work on this as flood prevention is important. The map was produced by experts so he doesn't have any reason to doubt that that map is current and accurate. He appreciates that they're codifying existing practice in a way that better protects the City and will guarantee federal funding in the future. A vote was taken and the motion passed 4-0. Planning and Zoning Commission September 3, 2025 Page 8 of 9 PLANNING AND ZONING INFORMATION: Russett presented updates from the City Council meeting on Tuesday, the neighborhood open space ordinance was adopted and the rezonings at the former ACT properties and the former Pearson property were also adopted. ADJOURNMENT: Wade moved to adjourn, Davies seconded and the motion passed 4-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2024-2025 511 6126 914 9118 11120 1214 2119 3/5 517 6/4 6118 712 7116 816 8127 9/3 B E I N I N G, KAL E B -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- X O X X O DAVIES, JAMES -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- X X X X X CRAIG, SUSAN X X X X X X X X X X X -- -- -- -- -- -- -- -- -- -- ELLIOTT, MAGGIE X O/E X X O/E X X X X X X X O/E X X O/E HENSCH, MIKE X X O/E X X X X O/E X X X -- -- -- -- -- -- -- -- -- -- MILLER, STEVE -- -- -- -- X X X X X X X X O/E X X X X O/E PADRON, MARIA O/E -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- QUELLHORST, SCOTT X X X X O/E X X X X X X X X X O/E X TOWNSEND, BILLIE X X X X O/E X X X X X X X X X X X WADE, CHAD O/E X X X X X X X X X X X X X X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member 4 CITY OF 1 O WA CITY MEMORANDUM Date: September 3, 2025 To: Planning & Zoning Commission From: Madison Conley, Associate Planner, Neighborhood & Development Services Re: Zoning Code Amendment (REZ25-0013) related to 14-5J Floodplain Management Introduction The Iowa City Zoning Code (Title 14) is subject to alteration and clarification as situations and circumstances change throughout the city. The proposed ordinance (Attachment 1) is an amendment to the City's Floodplain Management Standards, which were last revised in 2010. (Ord. No 10-44-14) The purpose of the proposed amendments is twofold: 1. To adopt the effective Flood Insurance Rate Maps (FIRMs) and Flood Insurance Study (FIS) submitted to the City by FEMA on June 26, 2025. 2. To align and update the City's current regulations with updated NFIP standards and ensure continued program compliance. For Iowa City residents and businesses to have continued eligibility to obtain insurance and participate in the National Flood Insurance Program (NFIP), FEMA requires communities to have conforming regulations in place six months following the submittal date of the updated materials (December 26, 2025). Additionally, the City received a formal notice from FEMA (Attachment 2) that Iowa City is required, as a condition of continued eligibility in the NFIP, to adopt or show evidence of adoption of the floodplain management regulations that meet the standards of 44 Code of Federal Regulations (CFR) Part 60.3 (d) of the NFIP regulations by the effective date of the FIRM. Communities that fail to enact the necessary floodplain management regulations will be suspended from participation in the NFIP. These updates are critical to maintaining the City's NFIP participation and to supporting sound floodplain management practices across the community. Background The City of Iowa City officially joined the NFIP on May 2, 1977, when its first FIRM became effective. The NFIP, administered by FEMA provides federally backed flood insurance to homeowners, renters, and business owners in participating communities. To maintain eligibility in the program, communities must adopt and enforce minimum floodplain management regulations established by FEMA through the NFIP. These standards are designed to reduce future flood damage and are codified in Title 44, Chapter 1, Subchapter B, Part 60.3 of the CFR. While the NFIP sets minimum regulatory requirements, it also encourages participating states and communities to adopt higher standards where appropriate, to better protect people and property from local flood hazards. In addition to participating in the NFIP, the City also takes part in the voluntary Community Rating System (CRS) Program. This program recognizes communities that go above and beyond the NFIP's minimum standards by offering flood insurance premium discounts to residents and businesses. Iowa City's participation in CRS demonstrates its continued commitment to flood risk reduction and community resilience. The City of Iowa City currently exceeds several core NFIP regulatory requirements through the implementation of enhanced local standards, which provide additional protection for people, property, and infrastructure in flood -prone areas. The higher standards Iowa City has already adopted and enacted as a delegated community include the following: 1. Elevation and Freeboard FEMA requires residential structures in Special Flood Hazard Areas (SFHAs) to be elevated to the Base Flood Elevation (BFE). Iowa City requires all new or substantially improved residential structures to be elevated at least one foot above the 0.2% annual chance flood event, adding an extra buffer of protection. 2. Regulation of the 0.2% Annual Chance Flood Event (500-Year) While FEMA does not mandate regulation of the 0.2% annual chance flood event, Iowa City regulates development within this area. This approach mitigates risks from less frequent but potentially damaging flood events. 3. Substantial Damage / Improvement Criteria Structures that are substantially damaged or improved, meaning the cost of repair or improvement equals or exceeds 50% of the structure's market value, must meet current floodplain development standards. Iowa City meets the minimum threshold requirement but regulates to a higher standard by including a criteria that states any addition which increases the original floor area of a building by twenty five percent (25%) or more will require compliance. 4. Protection of Critical Facilities Iowa City has enforced that Class 1 Critical Facilities, such as police and fire stations, emergency medical centers, communication centers, hospitals, jails, nursing homes, and other residential uses for persons with limited mobility and/or dependency upon life sustaining medical equipment may not be located within a flood hazard area and must remain accessible during the 0.2% annual chance flood event. 5. Stricter Design Requirements for Enclosures Enclosed areas below the lowest floor of structures in the floodplain must meet strict FEMA-compliant venting requirements. These prevent hydrostatic pressure from damaging buildings and reduce the risk of structural failure during flooding. 6. Dry- Flood proofing The City requires a dry-floodproofing certificate and floodproofing plan of action for non- residential structures to ensure compliance. These higher standards reflect Iowa City's commitment to long-term flood resilience, public safety, and eligibility for discounted flood insurance under the CRS Program for its community members. Proposed Amendments Table 1 summarizes Iowa City's current standards and proposed amendments. The proposed amendments enhance the current regulations and therefore allow the City to recover faster from a flood event, reduce overall flood risk, and remain eligible for federally supported assistance. Table 1: Summary of Current and Proposed Amendments to Iowa City's Floodplain Management Standards Category Current Standards Proposed Amendments Definitions Existing definitions are Align definitions with updated based on 2010 ordinance FEMA and Iowa Department of language. Natural Resources (IA DNR) terminology. Add or clarify terms. Development in the General definition of Clarify that development includes Floodplain "development" with limited grading, fill, utility work, etc. Refine examples. permit requirements for substantial improvement or damage. Accessory Structures No clear standards for Include criteria for allowing detached structures in accessory structures (e.g., floodplains. detached garages, sheds, etc.) in flood hazard areas, specifically when elevation or floodproofing is required. Enforcement & Violations Code includes general Improve clarity around how enforcement language that violations are defined, enforced, lacks details aligned with and resolved per FEMA and local FEMA. expectations. Floodway & Limited specificity about Codify that no development is Encroachment "no -rise" requirements. allowed in floodways without a certified no -rise analysis and certificate by a licensed engineer. Elevation Standards Lowest floor of residential Reaffirm this standard. Clarify how structures must be elevated venting, anchoring, and 1 foot (1 ft) above the 0.2% construction standards apply to all annual chance flood event new or substantially improved (already exceed' s FEMA's structures. minimum requirement). Permit Process Permit process exists but Formalize pre- and post - lacks specificity on required construction documentation (e.g., documentation. elevation certificates, cost estimates). Clarify steps for compliance. Variance Criteria Existing section references Adds detailed variance criteria general zoning variance specific to floodplain standards and language. includes where to find variance information in the code. Analysis By exceeding the NFIP minimum criteria, Iowa City also qualifies for participation in the CRS program, overseen by FEMA. This program rewards communities that surpass the compliance requirements by providing a flood insurance discount to community members. CRS classes, administered by FEMA, rank communities based on flood risk reduction activities, from Class 1 (highest points, 45% discount) to Class 10 (no points, no discount). The classes are determined by a points -based system for activities like public outreach and floodplain management, encouraging communities to go beyond minimum NFIP requirements. The City of Iowa City currently holds a Class 6 rating within this program, resulting in a 20% discount on flood insurance premiums for properties located throughout the City, whether they are in a mapped flood zone or not. The discount reflects the City's proactive measures in floodplain management, and its commitment to keeping residents and properties within the flood hazard areas safe. In order to maintain the CRS classification and receive the benefits of a participating community, the City must continue to enforce and uphold more stringent floodplain management standards. Iowa City faces unique and distinctive flood hazard risks. In adopting the proposed amendments, the City can continue to exceed the NFIP minimum requirements for compliance, and as a result, remain well-equipped in response to the dynamic flood hazard risks the community faces. The proposed amendments contribute to this effort. Next Steps Pending a Planning and Zoning Commission recommendation, the City Council must hold a public hearing to consider the proposed text amendments. Staff Recommendation Staff recommends that Title 14 Zoning be amended, as illustrated in Attachment 1, to update requirements related to floodplain management standards for Iowa City residents and businesses to have continued eligibility to obtain insurance and participate in the National Flood Insurance Program. Attachments 1. Draft Zoning Code Floodplain Management Standards Text Amendments 2. FEMA Formal Letter to the City of Iowa City Approved by: ,!>. sj+,'� Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Draft Zoning Code Floodplain Management Standards Text Amendments 14-813-5: FLOODPLAIN DEVELOPMENT PERMIT: A. Permit Required: A floodplain development permit issued by the building official shall be secured prior to initiation of any development on a tract of land within a flood hazard area. B. Submittal Requirements: The building official may require the following information: 1. Description of the work to be covered by the permit. 2. Description of the land on which the proposed work is to be done (i.e., lot, block, tract, street address or similar description) that will readily identify and locate the work to be done. 3. Location and dimensions of all structures. 34. Indication of the use or occupancy for which the proposed work is intended. 45. Elevation of the fleed- h;;Zard overt base flood and 0.2% annual chance flood event. Where flood elevation data is not provided in the flood insurance study, the applicant shall contact the Iowa dDepartment of gNatural f-Resources to obtain such data. 56. Elevation in relation to RatiGRal gee ver+i^-al d--at im North American Vertical Datum 1988) of the lowest floor, including basement, of 1961ildiRgG structures or of the level to which a building is to be floodproofed. . For bu+Idir g& structures being improved or rebuilt, the estimated cost of improvements and market value of the 196101diRg structure prior to the improvements. . Such other information as the ad-ministrater building official deems reasonably necessary for the purpose of determining compliance with the requirements of hapter 5, rticle J, "Floodplain Management Standards", of this title. C. Approval Procedure: The building official shall, within a reasonable time, make a determination as to whether the proposed floodplain development meets the applicable standards of hapter 5, rticle J, "Floodplain Management Standards", of this title, and shall approve or disapprove, in writing, the application. For disapprovals, the applicant will be informed, in writing, of the specific reasons why the application was disapproved. The building official shall not issue permits for variances, except as approved by the -bBoard of djustment according to the approval criteria for such variances set forth in sShapter 5, aArticle J of this title. 11.1a_0niM ARTICLE J. FLOODPLAIN MANAGEMENT STANDARDS SECTION: 14-5J-1: Purpose 14-5J-2: Applicability And Interpretation 14-5J-3: Legal Authority And Findings Of Fact 14-5J-4: Compliance With Provisions; Nonconforming Situations 14-5J-5: Enforcement 14-5J-6: Floodplain Development Permit 14-5J-7: General Floodplain Management Standards 14-5J-8: Special Floodway Provisions 14-5J-9: Variances 14-5J-10: Amendments 14-5J-11: Warning And Disclaimer Of Liability 14-5J-1: PURPOSE The purpose of this rticle is to protect and preserve the rights and privileges and property of Iowa City and its residents and to protect, preserve and improve the peace, safety, health, welfare, comfort and convenience of its residents by minimizing flood losses. The provisions of this rticle are designed to: A. Reserve sufficient floodplain area for the conveyance of flood flows so that flood heights and velocities will not be increased substantially. B. Restrict or prohibit uses that are dangerous to health, safety or property in times of flood or that cause excessive increases in flood heights or velocities. C. Require that uses vulnerable to floods, including public utilities that serve such uses, be protected against flood damage. D. Assure that eligibility is maintained for property owners to purchase flood insurance through the national flood insurance program. (OFd. 19 4414, 14 46 20 14-5J-2: APPLICABILITY AND INTERPRETATION: A. Application Of Provisions: -he reg ilatinnsyVithin this artinle apply to all Ianrds identified m the "jOhirnrs-;A-n GA-1IRty, r� Iewa and innnrnrated- areasI {eed--nTsuriurnrce rate map",dated The njohnsen owa and ood study" onsuFanGe , ardm... orinrr floodplain management reg ilatieps The provisions of this Ordinance shall apply to all lands and development which have significant flood hazards. The Flood Insurance Rate Map (FIRM) for Johnson County and Incorporated Areas, City of Iowa City, Panels 19103C0185F, 19103C0187F, 19103C0189F, 19103C0190F, 19103C0191 F, 19103C0192F, 19103C0l93F,19103C0l94F,19103CO205F,19103CO211F,19103CO213F,19103CO215F, 19103C0310F, and 19103C0330F, dated December 26, 2025, which were prepared as part of the Johnson County Flood Insurance Study, shall be used to identify such flood hazard areas and all areas shown thereon to be within the boundaries of the base flood shall be considered as having significant flood hazards. The Flood Insurance Study for Johnson County is hereby adopted by reference and is made a part of this Ordinance for the purpose of administering floodplain management regulations. B. Rules for Interpretation of Flood Hazard Boundaries: The boundaries of the flood hazard areas shall be determined by scaling distances on the official Flood Insurance Rate Map. Where uncertainty exists with respect to the precise location of the base flood elevation at the particular site in question and when an interpretation is needed as to the exact location of a boundary, the buildinq official shall make the necessary interpretation. The Board of Adjustment shall hear and decide appeals when it is alleged that there is an error in any requirement, decision, or determination made by the building official in the enforcement or administration of this Article. -14C. Minimum Requirements: The provisions of this aArticle are considered minimum requirements and will be liberally construed in favor of the @IGVeFRiR@I b City of Iowa City and will not be deemed a limitation or repeal of any other powers granted by the Mate s+a+ GD. Abrogation And Greater Restrictions: It is not intended by this aArticle to repeal, abrogate or impair any existing easements, covenants or deed restrictions. However, where this aArticle imposes greater restrictions, the provisions of this aArticle shall prevail. Where more specific provisions herein conflict with other provisions of this title, this rticle shall prevail. (Ord. 10 441411_16 244-04 E. Severability: If any section, clause, provision or portion of this Ordinance is adjudged unconstitutional or invalid by a court of competent jurisdiction, the remainder of this Ordinance shall not be affected thereby. 14-5J-3: LEGAL AUTHORITY AND FINDINGS OF FACT: A. Legal Authority: Chapter 455B and 414, eGode of Iowa, as amended, gives cities authority to adopt regulations governing development and redevelopment within flood hazard areas, including designation of flood hazard maps. B. Legislative Findings: 1. The flood hazard areas of Iowa City are subject to periodic inundation which can result in loss of life and property, health and safety hazards, disruption of commerce and governmental services, extraordinary public expenditures for flood protection and relief and impairment of the tax base, all of which adversely affect the peace, safety, health, welfare, comfort and convenience of its residents. 2. These flood losses, hazards, and related adverse effects are caused by the occupancy of flood hazard areas by uses vulnerable to flood damages. Such uses create hazardous conditions as a result of being inadequately elevated or otherwise protected from flooding and the cumulative effect of obstructions on the floodplain causing increases in flood heights and velocities. 3. This aArticle relies upon engineering methodology for analyzing flood hazards, which is consistent with the standards established by the Iowa epartment of atural r-Resources or its assignee. (Q,.1g-^^14, 11-16 204-04 14-5J-4: COMPLIANCE WITH PROVISIONS; NONCONFORMING SITUATIONS: A. Except as provided in subsection B of this section, no structure or land shall hereafter be used and no structure shall be located, enlarged, converted or structurally altered without full compliance with the terms of this rticle. B. If a structure that is not in compliance with the provisions of this rticle lawfully existed prior to May 2, 1977, and has existed continuously without abandonment since that time, then improvements may be made to the structure, notwithstanding the provisions of this rticle, provided such improvements do not constitute a substantial improvement as defined in sGhapter 9, aArticle F, "Floodplain Management Definitions", of this title. However, structures, uses, or development that are nonconforming with regard to other provisions of this title must comply with the applicable regulations contained in GGhapter 4, rticle E, "Nonconforming Situations", of this title. (Ord. 10 4414, 11-16 201; 14-5J-5: ENFORCEMENT: A. Enforcement Official Designated: The building official shall administer and enforce the provisions of this rticle. B. Duties And Responsibilities: Duties and responsibilities of the building official include, but are not necessarily limited to the following: 1. Review all floodplain development permit applications to assure that the provisions of this Article will be satisfied. 2. Review floodplain development applications to assure that all necessary permits have been obtained from federal, state and local government agencies including approval when required from the Iowa Department of Natural Resources for floodplain construction. 4-3. Record and maintain a record of the elevation (in relation to North American Vertical Datum 1988) of the lowest floor including basement, of all new or substantially improved 1961ildiRgG structures or the elevation to which new or substantially improved structures have been floodproofed. Notify adjacent communities or counties and the Iowa 4Department of+4Natural -rResources, or its assignee, prior to any proposed alteration or relocation of a watercourse —and submit evidence of such notifications to the Federal Emergency Management Agency. Keep a record of all permits, appeals, variances and other such transactions and correspondence pertaining to the administration of this -aArticle. (QFd. 40 ^^44, 4 4 46 20 6. Submit to the Federal Insurance Administrator an annual report concerning the Iowa City's participation in the National Flood Insurance Program, utilizing the annual report form supplied by the Federal Insurance Administrator. 7. Notify the Federal Insurance Administrator of any annexations or modifications to the Iowa City's boundaries. 8. Maintain the accuracy of the Iowa City's Flood Insurance Rate Maps when: a. Development placed within the floodway results in any of the following: An increase in the base flood elevations, or Alteration to the floodwav boundary. b. Development placed in Zones A, AE, AH, and Al-30 that does not include a designated floodwav that will cause a rise of more than one foot in the base flood elevation: or c. Development relocates or alters the channel. d. Within 6 months of the completion of the development, the applicant shall submit to FEMA all scientific and technical data necessary for a Letter of Map Revision. 9. Perform site inspections to ensure compliance with the standards of this Article. 10. Forward all requests for variances and appeals to the Board of Adjustment for consideration. Ensure all requests include the information ordinarily submitted with applications as well as any additional information deemed necessary to the Board of Adjustment. 14-5J-6: FLOODPLAIN DEVELOPMENT PERMIT: A. Permit Required: A floodplain development permit, issued by the building official, must be obtained prior to initiation of any development on a parcel of land within a flood hazard area according to the applicable review and approval procedures contained in hapter 8, aArticle B, "Administrative Approval Procedures", of this title. Issuance of a floodplain development permit does not relieve the property owner from complying with federal, state, or other agency regulations, including approval when required from the Iowa epartment of atural esources. B. Compliance: Floodplain development permits based on approved plans and applications authorize only the use, arrangement, and construction set forth in such approved plans and applications. Prior to use or occupancy of any structure, the applicant will be required to submit certification by a professional engineer or land surveyor, registered in the state, that the finished fill, bu+id+;-g structure floor elevations, floodproofing or other flood protection measures were accomplished in compliance with the provisions of this rticle. Any use, arrangement or construction not in compliance with the uses authorized will be deemed a violation of this aArticle. (QFd. 10 4414, 11 16 20 C. Penalties for Violation: Violation of any provision of this Chapter will be enforced as a municipal infraction pursuant to 1-4-2. 14-5J-7: GENERAL FLOODPLAIN MANAGEMENT STANDARDS: peFfnrmanro s+andards: All development must be consistent with the need to minimize flood damage and meet the following applicable performance standards and where the base flood elevations have not been provided in the flood insurance study, the Iowa Department of Natural Resources shall be contacted to determine: A. Whether the land involved is either wholly or partly within the floodway or floodway fringe: and B. The base flood and 0.2% annual chance flood elevation. Until a regulatory floodway is designated, no development may increase the base flood elevation more than one (11 foot. The applicant will be responsible for providing the Iowa Department of Natural Resources with sufficient technical information to make such determination. AC. General Construction Requirements: All s+ri��es development shall be: 1. Adequately Designed and adequately anchored to prevent flotation, collapse or lateral movement of the structure; and 2. Constructed with materials and utility equipment resistant to flood damage; and 3. Constructed by methods and practices that minimize flood damage. . Class 1 Critical Facilities: 1. Class 1 critical facilities may not be located within a flood hazard area. 2. Class 1 critical facilities must be located with a means of vehicular access that will remain passable during occurrence of the 0.2% flood event. Residential Buildings: 1. All new or substantially improved residential structures must have the lowest floor /YFiginal StFU tUFe and any Iatoral additiG including basement, elevated a minimum of one foot (1') above the flood hazard elevation. Construction shall be upon compacted fill which shall, at all points, be no lower than one foot (1') above the flood hazard elevation and extend at such elevation at least eighteen feet (18') beyond the limits of any structure erected thereon. 2. Where existing topography, street grades, or other factors preclude elevating by fill, alternate methods of elevating, such as piers, may be allowed, subject to approval by the building official. In such a case, a licensed professional shall certify that the methods used will be adequate to support the structure as well as withstand the various forces and hazards associated with flooding. 3. All new residential structures located in areas that would become isolated due to flooding of surrounding ground shall be provided with means of access that will be passable by wheeled vehicles during the base flood. However, this criterion shall not apply where the building official determines there is sufficient flood warning time for the protection of life and Property. When estimating flood warning time, consideration shall be given to the criteria listed in 567-75.2(3), Iowa Administrative Code. QF. Nonresidential and Mixed Use Buildings: 1. All new or substantially improved nonresidential 196101diRgS structures must have the lowest floor , including basement, elevated a minimum of one foot (1') above the flood hazard elevation or, together with attendant utility and sanitary systems, be floodproofed to such a level. 2. All new and substantially improved mixed -use structures must be designed with all residential uses, including dwelling units, located a minimum of one foot (1') above the flood hazard elevation. Commercial use areas must meet the requirements for non-residential structures in paragraph 14-5J-7D-1. Lobbies that provide access to both residential and commercial portions may be floodproofed in accordance with paragraph 14-5J-7D-3, provided that there is at least one separate access to residential areas of the structure. When separate access to residential areas is located less than one foot (1') above the flood hazard elevation and is enclosed by walls, the walls must comply with the requirements for openings in 14-5J- 7E-1. 2-3. When floodproofing is utilized, a professional engineer registered in the state &4C-4 must submit a Non -Residential Floodproofing Certificate, a Flood Emergency Operation Plan, and an Inspection and Maintenance Plan to be retained in the office of the building official. a. The Non -Residential Floodproofing Certificate shall certify that the floodproofing methods used are adequate to withstand the flood depths, pressures, velocities, impact and uplift forces and other factors associated with the flood hazard, and that the structure below the flood hazard elevation is watertight with walls substantially impermeable to the passage of water. Such certification must also indicate the specific elevation, in relation to North American Vertical Datum 1988, to which any structures are floodproofed. b. Components of the Flood Emergency Operating Plan (FEOP) will include procedural details when the floodproofinq requires human intervention such as the installation of flood pates or flood shields. The FEOP will ensure that the floodproofinq components will operate Properly under all conditions, including power failures. c. The Inspection and Maintenance Plan will ensure that all components will operate Properly under flood conditions by describing inspection and maintenance activities, including inspection intervals and repair requirements. €'. All New And Substantially Improved Structures: 1. Fully enclosed areas below the lowest floor that are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer to meet or exceed the following minimum approval criteria: a. There must be a minimum of two (2) openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding. The openings shall not be located on the same wall. b. The openings shall be located on exterior walls such that the 1 % flood elevation, r��"� ° fl.eed is above the bottom of the opening, and in all cases the bottom of all openings shall be no higher than one foot (1') above grade. c. Openings shall permit the automatic entry and exit of floodwaters. 2. New and substantially improved structures must be designed or modified and adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy. 3. New and substantially improved structures ' shall be constructed with electric meter, electrical service panel box, hot water heater, heating, air conditioning, ventilation equipment (including ductwork), and other similar machinery and equipment elevated (or in the case of non-residential structures, optionally floodproofed) to a minimum of one foot (1') above the flood hazard elevation. 4. New and substantially improved structures shall be constructed with plumbing, gas lines, water/gas meters and other similar service utilities either elevated (or in the case of non- residential structures, optionally floodproofed to) a minimum of one (1) foot above the base flood elevation or designed to be watertight and withstand inundation to such a level. — '. Manufactured Housing: All new and substantially improved manufactured housing, including those placed in existing manufactured housing parks, planned developments, or subdivisions, must be: 1. Anchored to resist flotation, collapse or lateral movement. Anchorage systems may include, but are not limited to, use of over -the -top or frame ties to ground anchors as required the City Building Code. 2. Elevated on a permanent foundation such that the lowest floor of the structure is a minimum of one foot (1') above the flood hazard elevation. . Utility And Sanitary Systems: 1. All new or replacement on site water supply or sewage waste disposal systems must be located or designed to avoid impairment to the system or contamination from the system during flooding. 2. New or replacement water supply systems and sanitary sewage systems must be designed to minimize or eliminate infiltration of floodwaters into the system. Water supply facilities and sanitary sewage systems (other than onsite systems) must be provided with a level of protection equal to or greater than one foot (1') above the flood hazard elevation. 3. Utilities, such as gas or electrical systems, must be located and constructed to minimize or eliminate flood damage to the system and the risk associated with such flood damage or impaired systems. 4. On -site waste disposal and water supply systems shall be located or designed to avoid impairment to the system or contamination from the system during flooding. #J. Storage Of Flammable, Explosive Or Injurious Materials: Storage of materials and equipment that are flammable, explosive or injurious to human, animal or plant life is prohibited unless elevated a minimum of one foot (1') above the flood hazard elevation. Other material and equipment must either be similarly elevated or: 1. Not be subject to major flood damage and be anchored to prevent movement due to floodwaters; or 2. Be readily removable from the area within the time available after flood warning. . Flood Control Structural Works: Flood control structural works, including, but not limited to, levees and flood walls, must provide, at a minimum, protection from a 0.2% flood event with a minimum of three feet (3') of design freeboard and must provide for adequate interior drainage. In addition, flood control structural works must be approved by the Iowa 4Department of +4Natural -rResources or its assignee. 'RhibTtiRg Clnn ys ARGI rlrra-image FaviiTtieS: f�'R'836-9 Shall -#eGt the GaPaGity nr +ho,- ,Ir,iRage faGility „r C +o.v, Watercourse Alterations Or Relocations: Watercourse alterations or relocations must be designed to maintain the flood carrying capacity within the altered or relocated portion. In addition, such alterations or relocations must be approved by the Iowa Department of Natural Resources. t4M. Subdivisions: 1. Subdivisions and planned developments, including manufactured housing parks and subdivisions, must be designed to minimize flood damage and must have adequate drainage provided to reduce exposure to flood damage, and must meet the applicable performance standards established by the ity ngineer. Development associated with subdivision proposals (including the installation of public utilities) shall meet the applicable performance standards of this aArticle. Any subdivision, planned development, or manufactured housing park intended for residential development must provide all lots with a means of vehicular access that will remain passable during occurrence of the 40.2% annual chance flood event. 2. Proposals for subdivisions shall include the flood hazard elevation data for those areas located within flood hazard areas. . Residential Accessory Structures: The exemption of detached garages, sheds and similar structures from the general floodplain management for residential buildings may result in increased premium rates for insurance coverage of the structure and contents; however, said detached garages, sheds and similar accessory type structures are exempt from the general floodplain management for residential buildings when all of the following conditions exist: 1. The structure shall be designed to have low flood damage potential. Its size shall not exceed 600 sq. ft. in size. Those portions of the structure located less than one foot (11 above the flood hazard elevation must be constructed of flood -resistant materials. 42. The structure is not used for human habitation. 2-3. The ctri ir++i ire is decionerl co ;c to h-ave loon, flood damage petep+ial. The structure shall be used solely for low flood damage potential purpose such as vehicle parking and limited storage. 34. The structure is constructed and placed on the building site so as to offer minimum resistance to the flow of floodwaters. 45. The structure is firmly anchored to pFe„en+ fletatir,n Whinh may Foci il+ in damage to r,+heF c+Fi ,r.+, wec resist floatation, collapse and lateral movement. 56. The service facilities for the structure, such as electrical and heating equipment, are elevated or floodproofed to at least one foot (1') above the flood hazard elevation. 97 Openings shell permit the ei ,teme+ir+ entry and exit of The structures walls include openings that satisfy the provisions of 14-5J-7E-1. MO. Recreational Vehicles: 1. Recreational vehicles are exempt from the requirements of subsection F of this section regarding anchoring and elevation of manufactured homes when the following criteria are satisfied: a. The recreational vehicle shall be located on the site for less than one hundred eighty (180) consecutive days; and b. The recreational vehicle must be fully licensed and ready for highway use. A recreational vehicle is ready for highway use if it is on its wheels or jacking system and is attached to the site only by quick disconnect type utilities and security devices and has no permanently attached additions. 2. Recreational vehicles that are located on the site for more than one hundred eighty (180) consecutive days or are not ready for highway use must satisfy requirements of subsection F of this section regarding anchoring and elevation of manufactured homes. {9f4-. 10_441411_16_2010) P. Pipeline River And Stream Crossings: Pipeline river and stream crossings must be buried in the streambed and banks, or otherwise sufficiently protected to prevent rupture due to channel degradation and meandering. 14-5J-8: SPECIAL FLOODWAY PROVISIONS: In addition to the general floodplain standards listed above, 61ses development within the floodway must meet the following applicable standards: A. No use development is permitted in the floodway that would increase the I ° . base flood elevation. Prior to issuance of a floodplain development permit the applicant /agent must obtain a conditional LOMR from FEMA. B. All uses development within the floodway must: 1. Be consistent with the need to minimize flood damage; and 2. Use construction methods and practices that will minimize flood damage; and 3. Use construction materials and utility equipment that are resistant to flood damage. C. No 4se development is permitted that would affect the capacity or conveyance of the channel or floodway or any tributary to the main stream, drainage ditch or any other drainage facility or system. D. Structures, buildings , recreational vehicles and sanitary and utility systems, if permitted, must meet the applicable general floodplain management standards and must be constructed and aligned to present the minimum possible resistance to flood flows. E. ems -Structures, if permitted, must have low flood damage potential and must not be used for human habitation. F. Storage of materials or equipment that are buoyant, flammable, explosive or injurious to human, animal or plant life is prohibited. Storage of other material may be allowed if readily removable from the floodway within the time available after flood warning. G. Watercourse alterations or relocations, including channel changes and modifications, must be designed to maintain the flood carrying capacity within the altered or relocated portion. In addition, such alterations or relocations must be approved by the Iowa epartment of atural r-Resources or its assignee. H. Any fill or stream bank erosion control projects allowed in the floodway must have some beneficial purpose and will be limited to the minimum amount necessary. I. Pipelines that cross rivers or streams must be buried in the streambed and banks or otherwise sufficiently protected to prevent rupture due to channel degradation and meandering or due to action of flood flows. Where floodway data has been provided in the flood insurance study, such data shall be used to define the floodway limits. J. the f'eedvgay. (Ord10 4414, 11 16 2910) Where no floodway data has been provided, the Iowa Department of Natural Resources shall be contacted to provide a floodway delineation. The applicant will be responsible for providing the Iowa Department of Natural Resources with sufficient technical information to make such determination. 14-5J-9: VARIANCES: The oard of djustment may authorize, upon request, in specific cases, such variances from the terms of this rticle that will not be contrary to the public interest where, owing to special conditions, a literal enforcement of the provisions of this aArticle will result in unnecessary and undue hardship. To ensure that the spirit of this title is observed and substantial justice done, no variance to the strict application of any provision of this rticle shall be granted by the board unless the applicant demonstrates that all of the following approval criteria are met. In addition, the applicant must meet all the provisions and general approval criteria for variances as stated in hapter 4, rticle B, "Minor Modifications, Variances, Special Exceptions, And Provisional Uses", of this title, except subsection 14-4B-2A4 of this title. See Section 14-8C for the procedure to apply for a variance and Section 14-413-2 for the standards to obtain a variance. A. Approval Criteria: 1. No variance shall be granted for any development within the floodway that would result in any increase in flood elevation unless approved by the Iowa dDepartment of +4Natural esources or its assignee. 2. Variances shall only be granted upon a showing of good and sufficient cause, and a determination that the granting of the variance will not result in increased flood elevation, additional threats to public safety, extraordinary public expense, create nuisances or cause fraud on or victimization of the public. 3. Variances shall only be granted upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief. 4. In cases where the variance involves a lower level of flood protection for buildings than what is ordinarily required by this rticle, the applicant shall be notified, in writing, over the signature of the building official, that the issuance of a variance will likely result in increased premium rates for flood insurance. 5. All variances granted shall have the concurrence or approval of the Iowa epartment of +RNatural r-Resources or its assignee. B. Factors For Consideration: When considering applications for variances, the t3Board of djustment will consider all relevant factors specified in other sections of this aArticle in addition to the following factors: 1. The danger to life and property due to increased flood elevation or velocities caused by encroachments. 2. The danger that materials may be swept on to other land or downstream to the injury of others. 3. The importance of the services provided by the proposed facility to the community, and the risk of losing said services during a flood event. 4. The risk assumed by emergency personnel if it is necessary to evacuate the use/structure during a flood event. 5. After consultation with the historic preservation commission, a determination of whether compliance with the floodplain regulations would result in a substantial alteration or destruction of defining architectural characteristics of landmark properties and properties located within historic or conservation districts. 6. Such other factors that are relevant to the purposes of this rticle. C. Conditions Of Approval: Upon consideration of the factors and approval criteria listed in this section, the -b_oard of _djustment may attach such conditions and safeguards to the granting of a variance as it deems necessary to fulfill the purposes and intent of the provisions of this rticle. (Ord. 10-^^T1a16 Zz9�; 14-5J-10: AMENDMENTS: The regulations and standards set forth in this aArticle may, from time to time, be amended, supplemented, changed or repealed. No amendment, supplement, change or modification shall be undertaken without prior approval of the Iowa 4Department of 44atural esources its assignee. (Ord. 10 441411-16 204-04 — 14-5J-11: WARNING AND DISCLAIMER OF LIABILITY: The degree of flood protection required by this aArticle is considered reasonable for regulatory purposes and is based on engineering and scientific methods of study. Larger floods may occur on rare occasions. Flood heights may be increased by humanmade or natural causes, such as ice jams and bridge openings restricted by debris. This rticle does not imply that areas outside the regulated areas will be free from flooding or flood damages. This rticle does not imply that uses permitted within the regulated areas will be free from flooding or flood damages. This rticle shall not create liability on the part of Iowa City or any officer or employee thereof for any flood damages that result from reliance on this aArticle or any administrative decision lawfully made hereunder. (Ord. 10 4414, 11-16-' I 14-9F-1: DEFINITIONS As used in hapter 5, rticle J, "Floodplain Management Standards", of this title, the following definitions shall apply. The general definitions contained in aArticle A of this hapter shall apply to all terms used in aGhapter 5, aArticle J of this title that are not defined in this section. APPURTENANT STRUCUTRE: A structure which is on the same parcel of the property as the principal structure to be insured and the use of which is incidental to the use of the principal structure. BASEMENT: Any enclosed area of a building that has its floor or lowest level below ground level (subgrade) on all sides (see definition of Lowest Floor). BASE FLOOD: The flood having one (1) percent chance of beinq equaled or exceeded in a given year. (Also commonly referred to as the 100-year flood"). BASE FLOOD ELEVATION (BFE): The elevation floodwaters would reach at a particular site during the occurrence of a base flood event. CLASS 1 CRITICAL FACILITIES: Facilities that must remain accessible during the 0.2% flood event because they are the base of operations for emergency responders, are particularly difficult to evacuate during a flood event, or facilities that provide services essential to the life, health, and safety of the community. Class 1 critical facilities include police and fire stations, emergency medical centers, communication centers, hospitals, jails, nursing homes, and other residential uses for persons with limited mobility and/or dependency upon life sustaining medical equipment. CRITICAL FACILITIES: Structures that store public records; museums and libraries; schools; and other buildings that store rare and/or valuable items and information that sustain the history and public records of a community. These structures are not expected to remain accessible or functioning during a flood event, though in many instances their functions must resume as soon as possible after a flood event. Critical facilities also include public infrastructure such as water distribution and wastewater treatment facilities, which are expected to remain functioning during a flood event although they may be temporarily inaccessible or accessible only by watercraft during a flood event. DEVELOPMENT: Any humanmade change to improved or unimproved real estate, including, but not limited to, the placement of manufactured housing, buildings or other structures, mining, dredging, streambank erosion control measures, storage of equipment or materials, filling, grading, paving, excavation or drilling operations. DeVe'Gnmon+ is nnncirA.-d +n nnmmonro With stage of eXGayatinn•0 nr the nlanomon4 of ; f;G--tGF / hi lilt hnmo nn a fe, inrla+inn. Development does not include "minor projects" or "routine maintenance of existing buildings and facilities" as defined in this section. It also does not include gardening, plowing, and similar practices that do not involve fillina or aradina. ENCLOSED AREA BELOW LOWEST FLOOR: The floor of the lowest enclosed area in a structure when all the following criteria are met: A. The enclosed area is designed to flood to equalize hydrostatic pressure during flood events with walls or openings that satisfy the provisions of 14-5J-7E-1. B. The enclosed area is unfinished (not carpeted, drywalled, etc.), and used solely for low damage potential uses such as building access, parking or storage, and C. Machinery and service facilities (e.g., hot water heater, furnace, electrical service) contained in the enclosed area are located at least one foot W) above the base flood elevation. D. The enclosed area is not a basement. EXISTING CONSTRUCTION: Any structure for which the "start of construction" commenced before May 2, 1977. EXISTING MANUFACTURED HOUSING PARK OR SUBDIVISION: A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) was completed before May 2, 1977. EXPANSION OF EXISTING MANUFACTURED HOUSING PARK OR SUBDIVISION: The preparation of additional sites by the construction of facilities for servicing the lots on which the manufactured homes are to be affixed, including at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads. FLOOD: A general and temporary condition of partial or complete inundation of normally dry land areas resulting from the overflow of streams or rivers or from the unusual and rapid runoff of surface waters from any source. FLOOD CONTROL STRUCTURAL WORKS: Barriers or storage areas constructed to control floodwater, modify or redirect a channel. FLOOD ELEVATION: The elevation which floodwaters would reach at a particular site during the occurrence of a specific frequency flood. For instance, the 1 % flood elevation is the elevation of floodwaters with a one percent (1 %) likelihood of occurring in any given year. The 0.2% flood elevation is the elevation of floodwaters with a two -tenths percent (0.2%) likelihood of occurring in any given year. In areas of shallow flooding, there is a one percent (1%) or greater annual chance of flooding to an elevation specified on the flood insurance rate map. FLOOD EVENT: 500-Year Flood Event: A flood, the magnitude of which has a two -tenths percent (0.2%) chance of being equaled or exceeded in any given year or which, on the average, will be equaled or exceeded at least once every five hundred (500) years. 100-Year Flood Event: A flood, the magnitude of which has a one percent (1 %) chance of being equaled or exceeded in any given year or which, on the average, will be equaled or exceeded at least once every one hundred (100) years. 1% Annual Chant,,. Flood Event: The predicted level of flooding with a one percent (1%) chance of being equaled or exceeded in any given year (formerly known as the 100-year flood event). 0.2% Annual Chance Flood Event: The predicted level of flooding with a two -tenths percent (0.2%) chance of being equaled or exceeded in any given year (formerly known as the 500-year flood event). FLOOD HAZARD AREA: Land th-at is s„aaed areas that are subject to flooding that are identified on the Flood Insurance Rate Map as 'W', "AE", GAF .,^^ the fleed- map., and "X-shaded". FLOOD HAZARD ELEVATION:;nAF=ZZe;as, the etcvat+ep A-f the 0.20fleed acs prof trK: +h^ fl^r.rJ �c ill is+ram+^lJ ^r +h^ fl^^lJ !Rs FaRG^ rate mars A. In zones labeled "AE" and "X-shaded", the elevation of the 0.2% annual chance flood event as provided by the Flood Insurance Study for Johnson County, Iowa. B. In zones labeled "A", the elevation of the 0.2% annual chance flood event as determined by the Iowa Department of Natural Resources. FLOOD INSURANCE RATE MAP (FIRM): The official map prepared as part of (but published separately from) the flood insurance study which delineates both the flood hazard areas and the risk premium zones applicable to the community. FLOOD INSURANCE STUDY_LEIS ° st dy iRitiated f��„ded and p bliched hY+he forlo A report published by FEMA for a community issued along with the community's Flood Insurance Rate Map(s) that performs an examination, evaluation and determination of flood hazards. The FIS report contains such background data as the base flood discharge and water surface elevations that were used to prepare the accompanying FIRM. FLOODPLAIN: Any land area susceptible to being inundated by water as a result of a specific frequency flood. For instance, the 1 % floodplain is the area of land that, in any given year, has a one percent (1 %) likelihood of flooding. The 0.2% floodplain is the area of land that, in any given year, has a two -tenths percent (0.2%) likelihood of flooding. In areas of shallow flooding, there is a one percent (1%) or greater annual chance of flooding to a specified elevation, but a clearly defined channel does not exist, and the path of flooding is unpredictable. FLOODPLAIN MANAGEMENT: An overall program of corrective and preventive measures for reducing flood damages and for promoting the wise use of floodplains, including, but not limited to, emergency preparedness plans, flood control works, floodproofing and floodplain management regulations. FLOODPROOFING: Any combination of structural and nonstructural additions, changes or adjustments to structures, including utility and sanitary facilities, which will reduce or eliminate flood damage to such structures. FLOODWAY: The channel of a river or stream and those portions of the floodplains adjoining the channel which are reasonably required to carry and discharge floodwaters or flood flows so that confinement of floodwaters to the floodway area will not Yeas, 0 in h-staRtiall„ higher freed tale%T cumulatively increase the water surface elevation of the base flood (1 % annual chance) by more than one foot (1'). so that confinement of floodwaters to the floodway area will not result in substantially higher flood elevation. FLOODWAY FRINGE: Those portions of the Flood Hazard Area that are located outside the floodway. HAZARDOUS MATERIALS: Combustible materials, and flammable liquids, and chemicals — whether stored aboveground or underground. These include but are not limited to cryogenic fuels, class I and class II liquids, liquified petroleum gas, and other substances regulated by the international fire code, as amended. HIGHEST ADJACENT GRADE: The highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure. HISTORIC STRUCTURE: Any structure that is: A. Listed individually in the National Register of Historic Places, maintained by the Department of Interior, or preliminarily determined by the Secretary of the Interior as meeting the requiremnts for individual listing on the National Register; B. Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district; C. Individually listed on a state inventory of historic places in states with historic preservation programs which have been approved by the Secretary of the Interior; or, D. Individually listed on a local inventory of historic places in communities with historic preservation programs (note Iowa City has such a program) that have been certified by either i) an approved state program as determined by the Secretary of the Interior (note State of Iowa has an approved program) or ii) directly by the Secretary of the Interior in states without approved programs. LOWEST FLOOR: The floor of the lowest enclosed area in a building structure, including a basement, except when all the fnnn,.,iRg Criteria are met: the criteria listed in the definition of Enclosed Area Below Lowest Floor are met. walls-GF GpeRiRgG that satisfy theprey+sie.ps er14 5 I 'E of thistitle;and damage mmage Pete iIYQTR.7G.�J, 66In4' as 161i aGGe SS, pariRg TsteFage; and rnn4�iALQd in Oho onnlncor! �ro� are Inr ;;UQd �4 lo�c4 nno fnn4 /'I '1 above the flnnd h�;z F eleyatiGR; aRG-1 0 o fleer ' gFa de AP .ill o ��s� a ��r ems- MANUFACTURED HOUSING: Any structure designed for residential use which is wholly or in substantial part, made, fabricated, formed or assembled in manufacturing facilities for installation or assembly and installation on a building site. For the purposes of GGhapter 5, rticle J, "Floodplain Management Standards", of this title, manufactured housing includes factory built homes, mobile homes, manufactured homes and modular homes and also includes recreational vehicles, park trailers, travel trailers and other similar vehicles placed on a site for greater than one hundred eighty (180) consecutive days and not fully licensed and ready for highway use. MANUFACTURED HOUSING PARK OR SUBDIVISION: A parcel or contiguous parcels of land divided into two (2) or more manufactured housing lots for rent or sale. MINOR PROJECTS: Small development activities (except for filling, grading and excavating) valued at less than $500. MIXED -USE STRUCTURE: A structure with areas designed for both residential and commercial uses, in which the floor area dedicated to commercial uses is 25% or more of the total floor area (or common areas that support residents or residential uses that are not considered commercial uses). NEW CONSTRUCTION OF NEW BUILDINGS, MANUFACTURED HOUSING PARKS: Those structures or development that begaR for which start of construction began on or after May 2, 1977. NEW MANUFACTURED HOUSING PARK OR SUBDIVISION: A manufactured housing park or subdivision for which the construction of facilities for servicing the lots on which the factory - built homes are to be affixed, (including at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after May 2, 1977. NON-RESIDENTIAL STRUCTURE: A structure that has a commercial or non-residential (non- habitational) use, including but not limited to: businesses, houses of worship, schools, garages, poolhouses, clubhouses, recreational buildings, mercantile buildings, agricultural buildings (including grain bins and silos), industrial buildings, and warehouses. RECREATIONAL VEHICLE: A vehicle which is: A. Built on a single chassis; B. Four hundred (400) square feet or less when measured at the largest horizontal projection; C. Designed to be self-propelled or permanently towable by alight duty truck; and D. Designed primarily not for use as a permanent dwelling but as a temporary living quarters for recreational, camping, travel, or seasonal use. RW41 I Q 41 R nnn W474RD 4RF=4• 4ro;;c of Special flnnrd ha-zards haViR r 6haIln'e4'e4.;4or o i 5 orminorJ SPECIAL FLOOD HAZARD AREA: The land within a community subject to the "base flood". This land is identified on the community's Flood Insurance Rate Map as Zone A, Al-30, AE, AH, AO, AR, and/or A99. START OF CONSTRUCTION: Includes substantial improvement, and means the date the development permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition, placement, or other improvement was within 180 days of the permit date. The actual start means either the first placement or permanent construction of a structure on a site, such as pouring a slab or footings, the installation of pile, the construction of columns, or any work beyond the stage of excavation; or the placement of a factory -built home on a foundation. Permanent construction does not include land preparation, such as clearing, grading and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor, or other structural part of the structure, whether or not that alteration affects the external dimensions of the structure. STRUCTURE: Anything constructed or installed on the ground or attached to the ground, including, but not limited to, buildings, factories, sheds, cabins, manufactured housing, grain storage facilities, storage tanks and similar. SUBSTANTIAL DAMAGE: Damage of any origin sustained by a structure where the cost of restoring the structure to its predamaged condition would equal or exceed fifty percent (50%) of the acco cr market value ass oc4ahlished by an appraisal paid fnr ;4 4h9 A-VVRer'c eYPeRS nihir+hoior is nro+or, of the structure before the damage occurred. Volunteer labor and donated materials shall be included in the estimated cost of repair. SUBSTANTIAL IMPROVEMENT: Any improvement to a structure that satisfies either of the following criteria: A. Any repair, reconstruction or improvement of a structure, the cost of which equals or exceeds fifty percent (50%) of the assessed or market value as established by an appraisal paid for at the owner's expense, whichever is greater, of the structure either before the improvement or repair is started or, if the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition, substantial improvement is considered to occur when the first alteration of any wall, ceiling, floor or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure. The term does not, however, include any project for improvement of a structure to comply with existing violations of state or local health, sanitary or safety code specifications which are solely necessary to assure safe conditions for the existing use. The term also does not include any alteration of an historic structure provided the alteration will not preclude the structure's designation as an "historic structure" and provided a Variance is granted by the Board of Adjustment. B. Any addition which increases the original floor area of a building by twenty five percent (25%) or more. All additions constructed after May 2, 1977, shall be added to any proposed addition in determining whether the total increase in original floor space would exceed twenty five percent (25%). (Ord. 10 4414, 11-1 6-20 VARIANCE: A grant of relief by a community from the terms of the floodplain management regulations. See Section 14-8C for the procedure to apply for a variance and Section 14-4B-2 for the standards to obtain a variance. VIOLATION: The failure of a structure or other development to be fully compliant with the City's floodplain management ordinance. ATTACHMENT 2 FEMA Formal Letter to the City of Iowa City :o'i,yART}ip V "=g Federal Emergency Management Agency Q •� Washington, D.C. 20472 -qxn s� CERTIFIED MAIL RETURN RECEIPT REQUESTED The Honorable Bruce Teague Mayor, City oflowa City 410 East Washington Street Iowa City, IA 52240 Dear Mayor Teague: June 26, 2025 IN REPLY REFER TO: 19P Community Name Community No.: Map Panels Affected: City oflowa City, Jolmson County, Iowa 190171 See FIRM Index This is to notify you of the final flood hazard determination for Johnson County, Iowa and Incorporated Areas in compliance with Title 44, Chapter I, Part 67, Section 67.11, Code of Federal Regulations (CFR). This section requires that notice of final flood hazards shall be sent to the Chief Executive Officer of the community, all individual appellants, and the State Coordinating Agency, and shall be published in the Federal Register. The statutory 90-day appeal period that was initiated for your community when the Department of Homeland Security's Federal Emergency Management Agency (FEMA) published a notice of proposed flood hazard determinations for your community in the local newspaper has elapsed. FEMA did not receive any appeals of the proposed flood hazard determinations or submittals regarding the Revised Preliminary Flood Insurance Study (FIS) report and Flood Insurance Rate Map (FIRM) during that time. Accordingly, the flood hazard determinations for your community are considered final. The final notice for flood hazard determinations will be published in the Federal Register as soon as possible. The FIS report and FIRM for your community will become effective on December 26, 2025. Before the effective date, we will send your community final printed copies of the FIS report and FIRM. For insurance purposes, the community number and new suffix code for the panels being revised are indicated on the FIRM and must be used for all new policies and renewals. Because the FIS report for your community has been completed, certain additional requirements must be met under Section 1361 of the National Flood Insurance Act of 1968, as amended, within 6 months from the date of this letter. It must be emphasized that all the standards specified in 44 CFR Part 60.3(d) of the National Flood Insurance Program (NFIP) regulations must be enacted in a legally enforceable document. 2 This includes adoption of the current effective FIS report and FIRM to which the regulations apply and other modifications made by this map revision. Some of the standards should already have been enacted by your community in order to establish initial eligibility in the NFIP. Your community can meet any additional requirements by taking one of the following actions in this Paragraph of the NFIP regulations: 1. Amending existing regulations to incorporate any additional requirements of 44 CFR Part 60.3(d); 2. Adopting all the standards of 44 CFR Part 60.3(d) into one new, comprehensive set of regulations; or 3. Showing evidence that regulations have previously been adopted that meet or exceed the minimum requirements of 44 CFR Part 60.3(d). Also, prior to the effective date, your community is required, as a condition of continued eligibility in the NFIP, to adopt or show evidence of adoption of the floodplain management regulations that meet the standards of 44 CFR Part 60.3(d) of the NFIP regulations by the effective date of the FIRM. These standards are the minimum requirements and do not supersede any State or local requirements of a more stringent nature. Many states and communities have adopted building codes based on the International Codes (I - Codes); the model I -Codes (2009 and more recent editions) contain flood provisions that either meet or exceed the minimum requirements of the NFIP for buildings and structures. The model codes also contain provisions, currently found in an appendix to the International Building Code, that apply to other types of development and NFIP requirements. In these cases, communities should request review by the NFIP State Coordinator to ensure that local floodplain management regulations are coordinated (not duplicative or inconsistent) with the State or Local building code. FEMA's resource, Reducing Flood Losses through the International Code: Coordinating Building Codes and Floodplain Management Regulations, 5th Edition (2019), provides some guidance on this subject and is available at https://www.fema.gov/emergency-managers/risk- management/building-sci ence/building-codes/flood. Communities that fail to enact the necessary floodplain management regulations will be suspended from participation in the NFIP and subj ect to the prohibitions contained in Section 202(a) of the Flood Disaster Protection Act of 1973 (Public Law 93-234) as amended, and 44 CFR Part 59.24. To assist your community in maintaining the FIRM, we have enclosed a Summary of Map Actions (SOMA) to document previous Letters of Map Change (LOMC) actions (i.e., Letters of Map Amendment, Letters of Map Revision) that will be affected when the revised FIRM panels referenced above become effective. If no LOMCs were issued previously for your community, you are receiving a SOMA for informational purposes only. 3 Once the FIS report and FIRM are printed and distributed, the digital files containing the flood hazard data for the entire county can be provided for use in a computer mapping system. These files can be used in conjunction with other thematic data for floodplain management purposes, insurance requirements, and many other planning applications. Copies of the digital files of the FIRM panels may be obtained by calling our FEMA Mapping and Insurance eXchange (FMIX), toll free, at (877) 336-2627 (877-FEMA MAP) or by visiting the Map Service Center at https://www.msc.fema.gov. In addition, your community may be eligible for additional credits under our Community Rating System if you implement your activities using digital mapping files. For assistance with your floodplain management ordinance or enacting the floodplain management regulations, please contact Jason Conn, NFIP State Coordinator for Iowa by telephone at (515)-782-8104. If you should require any additional information, we suggest that you contact the Director, Mitigation Division ofFEMA, Region 7, in Kansas City, Missouri at (816) 283-7004 for assistance. If you have any questions concerning mapping issues in general or the enclosed SOMA, please call our FMIX at the telephone number shown above. Additional information and resources you may find helpful regarding the NFIP and floodplain management can be found on our website at https://www.fema.gov/flood-maps. Copies of these documents may also be obtained by calling our FMIX. Sincerely, David N. Bascom, Acting Director Engineering and Modeling Division Risk Analysis, Planning and Information Directorate Enclosure: Final SOMA cc: Community Map Repository Anne Russett, Senior Planner, City oflowa City Item Number: 9.a. a CITY OF IOWA CITY "QF T-4 COUNCIL ACTION REPORT September 16, 2025 Ordinance rezoning approximately 1.04 acres of land at 804, 810, and 824 Maiden Lane; 410, 416, and 418 E. Benton Street, and 815 Gilbert Court from Intensive Commercial (CI-1) zone and Medium Density Single -Family Residential (RS-8) zone to Community Commercial (CC-2) zone. (REZ25-0011) (Second Consideration) Attachments: Planning & Zoning Staff Report Correspondence Ordinance Correspondence from Annie Palas, Shoemaker Haaland STAFF REPORT To: Planning and Zoning Commission Prepared by: Olivia Ziegler, Planning Intern Item: REZ25-0011 Maiden Ln. Properties Date: August 6, 2025 GENERAL INFORMATION: Applicant/Owners: Sheridan Family, LLC 800 Maiden Lane Iowa City, IA 52240 Frank Simon 418 E. Benton St Iowa City, IA 52245 Contact Person: Michael Welch Shoemaker & Haaland 160 Holiday Road Coralville, IA 52241 319-351-7150 Requested Action: An application requesting to rezone from Intensive Commercial (CI-1) zone and Medium Density Single -Family Residential (RS-8) zone to Community Commercial (CC- 2) zone. Purpose: To allow the Great Plains Action Society to reuse the existing buildings to allow community focused uses, such as small commercial spaces for start-ups, community meeting space, GPAS offices, healing and therapy space, and green space and gardens. Location: 804, 810, 824 Maiden Lane; 410, 416, 418 E. Benton St, 815 Gilbert Ct. Location Map: :: ��, _ 97 k MCI+ � , r•�4 �� .� x Size: 1.04 acres Existing Land Use and Zoning: Intensive Commercial (CI-1), Medium K Surrounding Land Use and Zoning Comprehensive Plan: Downtown & Riverfront Crossings District Plan: Public Meeting Notification: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: Density Single -Family Residential (RS-8) North: Community Commercial (CC-2) East: Medium Density Single -Family Residential (RS-8) South: Medium Density Single -Family Residential (RS-8) West: Community Commercial (CC-2) Mixed Use Gilbert District Property owners and residents within 500' of the property received notification of the Planning and Zoning Commission public meeting. A rezoning sign was posted at the intersection of E. Benton Street and Maiden Ln on July 25t", 2025. July 9, 2025 August 22, 2025 The owners, Frank Simon and Sheridan Family, LLC, are requesting approval for the rezoning of approximately 1.04 acres of land encompassing the following properties: 804, 810, 824 Maiden Lane, 410, 416, 417 E. Benton St., and 815 Gilbert Court from Intensive Commercial (CI-1) zone and Medium Density Single -Family Residential (RS-8) zone to Community Commercial (CC-2) zone. The affected properties were platted under Lyon's 1st Addition Subdivision in December of 1854. These properties are currently for sale and the Great Plains Action Society is looking to purchase them. Their vision is to re -use the existing buildings to create a community focused space that includes a variety of uses which are currently not allowed under the existing zoning. One of the contingencies of the sale is the successful rezoning to the Community Commercial (CC-2) zone. According to their website, GPAS's mission is as follows: "We address the trauma that indigenous peoples and the earth face and work to prevent further violence by building power in disenfranchised communities through rematriation, healing justice, and building a regenerative economy." GPAS intends to repurpose the existing buildings on the subject property to support community focused endeavors such as small commercial spaces for entrepreneurs and start-up businesses, a community meeting space, a cafe, offices, and green space for gardens and outdoor gatherings. The applicant has used the Good Neighbor Policy and held a Good Neighbor Meeting on Tuesday, June 10, 2025. Several neighbors attended. Attachment 3 incudes the application materials and Attachment 4 provides the good neighbor meeting summary report provided by the applicant ANALYSIS: Current Zoning: The subject properties at 804, 810, 824 Maiden Lane, and 410 E. Benton St are currently zoned Intensive Commercial (CI-1) zone. The purpose of this zone is to provide for those sales and service functions and businesses whose operations are typically characterized by 3 outdoor display and storage of merchandise, by repair and sales of large equipment or motor vehicles, by outdoor commercial amusement and recreational activities or by activities or operations conducted in buildings or structures not completely enclosed. Special attention must be directed toward buffering the negative aspects of allowed uses from adjacent residential zones (14-2C-1 E). The properties at 416 and 418 E. Benton Street, and 815 Gilbert Ct. are currently zoned Medium Density Single -Family Residential (RS-8). The purpose of this zone is primarily to provide for the development of small lot single-family dwellings. The regulations are intended to create, maintain, and promote livable neighborhoods. The regulations allow for some flexibility of dwelling types to provide housing opportunities for a variety of household types. Special attention should be given to site design to ensure the development of quality neighborhoods. Nonresidential uses and structures permitted in this zone should be planned and designed to be compatible with the character, scale, and pattern of the residential development (14-2A-1C). Proposed Zoning: The applicant is proposing to rezone the subject property to the Community Commercial (CC-2) zone. The purpose of CC-2 zone is to provide for major business districts to serve a significant segment of the total community population. In addition to a variety of retail goods and services, these centers may typically feature a number of large traffic generators requiring access from major thoroughfares. While these centers are usually characterized by indoor operations, uses may have limited outdoor activities; provided, that outdoor operations are screened or buffered to remain compatible with surrounding uses (14-2C-1 F). Table 1 shows the uses that are allowed in the CC-2 zone. It includes a mix of residential and commercial uses, including restaurants, retail, and office, as well as more intensive commercial uses such as vehicle repair uses. The CC-2 zone also allows for some lower intensity industrial zone. For example, light manufacturing is allowed; however, it is restricted to 5,000 sq ft and the manufacturing must be small scale with an on -site retail component (14-4B-4C-1 B). Table 1. Uses Allowed in the CC-2 Zone Use Categories Subgroups CC-2 Residential uses Group living uses Assisted group living PR Household living uses Group households PR Multi -family dwellings PR/S Commercial uses Animal related commercial uses General PR Intensive - Building trade uses PR Commercial recreational uses Indoor P Outdoor S Drinking establishments PR Eating establishments P Office uses General office P Medical/dental office P Quick vehicle servicing uses PR/S Redemption Centers PR Retail uses Alcohol sales -oriented retail P CI Delayed deposit service uses PR Hospitality oriented retail P Outdoor storage and display oriented PR Personal service oriented P Repair oriented P Sales oriented P Tobacco sales oriented PR Surface passenger service uses P Vehicle repair uses S Industrial uses Manufacturing and production uses General manufacturing PR Technical/light manufacturing PR Self-service storage uses S Institutional and civic uses Basic utility uses PR/S Community service uses Community service - shelter S General community service P Daycare uses PR Educational facilities General S Specialized P Parks and open space use PR Religious/private group assembly uses P Utility -scale ground -mounted solar energy systems S Other uses Communication transmission facility uses PR/S *P = Permitted; PR = Provisional (subject to additional use specific standards); S = Special Exception (requires review and approval by the Board of Adjustment) Rezoning Review Criteria: Staff uses the following two criteria in the review of rezonings: 1. Consistency with the comprehensive plan; 2. Compatibility with the existing neighborhood character. Compliance with Comprehensive Plan: The proposed rezoning is reviewed using the IC2030 Comprehensive Plan and the Downtown & Riverfront Crossings Master Plan. The future land use map of the IC2030 Comprehensive Plan identifies this area as appropriate for Mixed Use (MU). The proposed rezoning to Community Commercial (CC-2) zone allows for a mix of both residential and nonresidential uses, which is consistent with the adopted policy direction of the IC2030 plan. The comprehensive plan also includes goals and strategies that align with the proposed rezoning. 9 Land Use Goals & Strategies: • Encourage compact, efficient development that is contiguous and connected to existing neighborhoods to reduce the cost of extending infrastructure and services and to preserve farmland and open space at the edge of the city. o Identify areas and properties that are appropriate for infill development. o Ensure that infill development is compatible and complementary to the surrounding neighborhood. • Plan for commercial development in defined commercial nodes, including small-scale neighborhood commercial centers. o Discourage linear strip commercial development that discourages walking and biking and does not contribute to the development of compact, urban neighborhoods. o Provide for appropriate transitions between high and low -density development and between commercial areas and residential zones. Economic Development Goals & Strategies: • Increase and diversity the property tax base by encouraging the retention and expansion of existing businesses and attracting businesses that have growth potential and are compatible with Iowa City's economy. • Provide an environment that supports quality employment and living wages and that enhances workforce skills and educational levels. o Support Small business start-ups and expansions that expand job opportunities • Encourage a healthy mix of independent, locally owned businesses and national businesses. • Improve the environmental and economic health of the community through efficient use of resources. o Encourage new business development in existing core or neighborhood commercial areas. o Support projects that provide opportunities for workers to live close to their place of employment... The Downtown & Riverfront Crossings Master Plan abides by a form -based development plan, which is intended to shape development and redevelopment in certain districts of the City, and promote the creation of economically vital, mixed use, pedestrian friendly districts. One of the goals of the plan is to encourage pedestrian -oriented, mixed -use redevelopment, by encouraging a mix of housing, office, retail, and civic infill development. A portion of the subject property is located within the Gilbert Subdistrict of the Master Plan. Specifically, the properties along Maiden Ln are located within the planning area; however, the properties at 418 E. Benton St and 815 Gilbert Ct. are not located within the planning area. The Master Plan envisions this area being redeveloped into smaller scale housing options and gallery space. The plans notes that this area is "designed to be a defining feature of this creative neighborhood". Although GPAS is not proposing redevelopment, but rather reuse of the existing buildings, their vision will define this neighborhood and create a space where community members can gather and collaborate. Additionally, the Gilbert Subdistrict identifies master plan objectives and a development character. The proposed rezoning aligns with the following direction of the Master Plan: Master Plan Objectives: • Maintain informal, eclectic character of neighborhood • Promote artistic and creative class uses 0 Development Character: • Maintain smaller -scale and lower intensity of use south of the railroad • Promote variety and diversity of form and materials • Creative and adaptive use of existing structures Although the owners are not requesting a rezoning to a Riverfront Crossings zoning designation, the vision proposed by the Great Plains Action Society aligns with master plan objectives and the development character outlined in the plan. It also aligns with the IC2030 land use vision of Mixed Use. Compatibility with Existing Neighborhood Character: Across the Gilbert Ct and E. Benton Street right-of-way the area is zoned RS-8. The land abutting the subject property to the north is zoned CC-2, as is the land located west across the Maiden Ln right-of-way. The current CI-1 zoning is not compatible with the existing neighborhood, which is a mixture of single-family homes, retail businesses, and restaurants. The proposed rezoning will remove all existing CI-1 zoning within this block. Changing it to CC-2 is more consistent with the existing zoning pattern. Additionally, due to the existing residential in the area the CC-2 zone is a less intense zoning district, which is more compatible with the existing residential development. NEXT STEPS: Upon recommendation from the Planning and Zoning Commission, a public hearing will be scheduled for consideration by City Council. STAFF RECOMMENDATION: Staff recommends approval of REZ25-0011, a request to rezone approximately 1.04 acres of land affecting the properties at: 804, 810, and 824 Maiden Lane; 410, 416, and 418 E. Benton Street; and 815 Gilbert Court from Intensive Commercial zone (CI-1) and Medium Density Single -Family Residential zone (RS-8) to Community Commercial zone (CC-2). ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Applicant Submittal Materials 4. Good Neighbor Meeting Summary Approved by: Da— e1�e Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Location Map ATTACHMENT 2 Zoning Map ATTACHMENT 3 Applicant Submittal Materials July 8, 2025 APPLICANT'S STATEMENT FOR REZONING Maiden Lane Properties Please accept the following Applicant Statement submitted on behalf of Great Plains Action Society, the Applicant. The affected properties for the rezoning are located along the east side of Maiden Lane and the north side of East Benton Street. The affected properties are 804, 810, and 824 Maiden Lane; 410, 416, and 418 E Benton Street; and 815 Gilbert Court. These properties total 1.04 acres. The subject property is bordered by Maiden Lane on the west (309 LF of frontage), E Benton Street on the south (156 LF of frontage), and Gilbert Court on the east (62 LF of frontage). The properties to the north and west are currently zoned Community Commercial. The properties to the south and east are zoned Medium Density Single -Family. The applicant intends to repurpose the existing buildings on the subject property to the extend practical to support community focused endeavors such as small commercial spaces for entrepreneurs and start-up businesses (sales -oriented retail), a community meeting space (hospitality -oriented retail), a cafe, offices for the Applicant's use, and green space for gardens and outdoor gatherings. The applicant is requesting a zoning change from the current Intensive Commercial (CI-1) and Medium Density Single -Family (RS-8) designation to Community Commercial (CC-2). Each of the proposed uses is permitted within the Community Commercial zone. The site is currently served by city water and sanitary sewer. Any future development will need to comply with applicable city codes, including Site Plan Review and/or Building Permits for renovations. Thank you for your consideration of this rezoning application. Sincerely, .,f11w Michael J. Welch, PE / �Shoemaker �7 Haaland Project No. 25076 Page 1 LD LD 00 LD 0 N W 40J, 4� ' iYw ►�. -� _ 4 Y- - REZONING ZONING`- M� CC2 = - _ EXHIBIT vo _ _ a r_ r 1 ;-1 41 n, - - ZONING k - ZONING it r F hli, - .. - - _ �� _ _ _ �._ IOWA CIT IA ---------- C/I _ -- ., ZONING CI1 q, ' ZONING- / LEGAL DESCRIPTION CC2 ZONIN - _ CC2 : I I , k I tea_ - r.. 1IIYE :I!111111i ^ iwwll _ ZONING - I CI1 - - -H L7 I- __ .? ZONING x. �1 I LAFAYETTE ST -Y - Ll , id I i ZONING CC2 �- I A n__k Y _ -- . ' m ' ' Lu .r M Q E m f. ZONING H ZONING U) , y.; CC2 RS8 LLII W fie rLu k -7+ 4' W f ZONING ZONING IL 0 _� RS8 RS8 �. - L oco coy T PAGE ST cn ZONING � -- " ;. •-, �.-- ---- � � ZONING /I _ - ZONIN -� ZONING RS8 - i . w ZONING- : ZONING , ZONING CC2'' - / CC2 RS8' ; .. <: ZRS8 G / RS8 RS8 k CI1 _ 01: RS8 ZONING ZONING I, ZONING E BENTON ST RS8 PROJECT AREA E BENTON ST - ZONING . ZONING :. 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REVISION DATE OWNER Shoemaker GREAT PLAINS Haaland ACTION SOCIETY PROJECT MAIDEN LANE PROPERTIES SHEET TITLE REZONING EXHIBIT ALL THAT REAL ESTATE PRECISELY DESCRIBED IN QCDEED RECORDED JAN. 4, 2010, IN BK. 4544, PGS. 831 - 834, BEING LOCATED WITHIN LYON'S FIRST ADDITION, BLOCK 4, LOTS 6 THRU 10 INCLUSIVE, AS RECORDED IN DBK. 12 - PG. 188, AND PBK. 2 - PG. 31, AND REAL ESTATE DESCRIBED IN WARRANTY DEED RECORDED OCT. 4, 1996, IN BK. 2166 - PG, 16, ALL IN THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE, COLLECTIVELY DESCRIBED AS FOLLOWS: 418 EAST BENTON ST.: THE WEST 1/2 OF THE EAST 1/2, OF SAID LOTS 9 AND 10; AND 416 EAST BENTON ST.: THE EAST 112 OF THE WEST 1/2, OF SAID LOTS 9 AND 10; AND 410 EAST BENTON ST.: THE WEST 1l2 OF THE WEST 112, OF SAID LOTS 9 AND 10; AND 810 + 804 MAIDEN LANE: SAID LOTS 6, 7, EXCEPT THE EAST 100 FT. + THE WEST 1l2 OF SAID LOT 8; AND 815 GILBERT COURT: THE EAST 112 OF SAID LOT 8. SAID COLLECTIVE PARCELS CONTAIN 1.04 ACRE, ACCORDING TO THE ORIGINAL PLAT THEREOF, SUBJECT TO SEVERAL RIGHT OF WAY EASEMENTS DESCRIBED IN SAID QCDEED AND WARRANTY DEED. APPLICANT INFORMATION PROPERTY OWNER CIVIL ENGINEER SHERIDAN FAMILY, LLC MICHAEL J. WELCH, PE 800 MAIDEN LANE SHOEMAKER AND IOWA CITY, IA 52240 HAALAND 160 HOLIDAY ROAD FRANK SIMON CORALVILLE, IA 52241 418 E BENTON ST. 319-351-7150 IOWA CITY, IA 52240 APPLICANT / DEVELOPER SIKOWIS NOBISS GREAT PLAINS ACTION SOCIETY 412 KIMBALL ROAD IOWA CITY, IA 52245 ZONING INFORMATION CURRENT ZONING 804, 810, & 824 MAIDEN LANE CI-1 410 E BENTON STREET CI-1 416 & 418 E BENTON STREET RS-8 815 GILBERT COURT RS-8 PROPOSED ZONING CC-2 N A 0 40 80 120 160 FEET PROJECT NUMBER: 25076 ISSUED DATE: 07-08-25 DRAWN BY: KJB CHECK BY: MJW APPROVED BY: MJW SHEET NUMBER EX-1 ATTACHMENT 4 Good Neighbor Meeting Summary Summary Report for Good Neighbor Meeting Project Name: Maiden Lane Rezoning Project Location: Meeting Date and Time: Thursday July 17, 2025 - 5:00pm - 6:30pm � r 'I CITY OF 10"'A CITY Meeting Location: Great Plains Action Society, 810 Maiden Lane, Iowa City Names of Applicant Representatives attending: Michael welch, Annie Palas - Shoemaker and Haaland Sikowis Nobiss - Great Plains Names of City Staff Representatives attending: Anne Russett Number of Neighbors Attending: 6 Sign -In Attached? Yes No X General Comments received regarding project (attach additional sheets if necessary) - An overview of the proposed rezoning request was presented to attendees and then opened the meeting to questions. Concerns expressed regarding project (attach additional sheets if necessary) - The general use plan was the primary concern for most residents. Some neighbors asked if the property being rezoned was in a TIF district. Other topics discussed included hours of operation, would any of the space be leased or would they be occupying all their space, if there were any future plans for new or reconstruction, and parking requirements and needs. Will there be any changes made to the proposal based on this input? If so, describe: No changes based on results of meeting. Staff Representative Comments From: Erin Weitzell To: Anne Russett Cc: Amos Subject: Re: Maiden Lane rezoning Date: Tuesday, August 5, 2025 3:55:54 PM I xx This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. xx This message is from an external sender. Thanks for sending me the link to that document. Upon reading it, I still don't have a clear picture of what the plan for the area is. Honestly, reading that the plan is to re use the existing structures leaves me with more concerns than answers. I was under the assumption that there would be significant improvement to the area to offset the loss of residential property. Based on the application, it doesn't seem that this organization has a clear picture of how they will use the area or what businesses specifically will be included in the development plan. Are there specific plans or commitments from businesses that were not included in the document available online? Thanks, Erin On Tue, Aug 5, 2025, 3:35 PM Anne Russett <ARussettaiowa-ci .or9> wrote: Hi, Erin — Thanks for your emails. I will pass them along to the Planning & Zoning Commission. If you haven't, yet, I'd recommend taking a look at the staff report for the rezoning, which is included in the August 6 agenda packet. You can access it here: https://www.icgov.org/aovernment/boards- commissions-and-committees/planning-and-zoning-commission The staff report will answer many of your questions. Regarding TIF — that has not been requested for this project. Thanks, Anne From: Erin Weitzell <erinaweitzell(@gmail.com> Sent: Tuesday, August 5, 2025 3:12 PM To: Anne Russett <ARussettl@iowa-city.org> Cc: Amos <SubepsiIon (@gmail.com> Subject: Re: Maiden Lane rezoning ** This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. ** This message is from an external sender. Hello, I was also wondering if you could provide a better description of what the proposed development would be. After looking a bit more closely, I found that Commercial 2 zoning is for large commercial areas, usually off of main roads or highways that can support high traffic. I would not say that that the infrastructure of this area would support that type of property use. Why is it that the current Commercial 1 designation is not sufficient? What improvements to roads and infrastructure will be completed facilitate this zoning? How will it be paid for? Will tax money or TIFF be used? Especially in consideration of the issues with the Moen group going bankrupt downtown, a clear plan to profitability needs to be in place before any project should be approved. Thanks, Erin On Tue, Aug 5, 2025, 1:12 PM Erin Weitzell <erinaweitzell(c4gmail.com> wrote: Hello, I am writing regarding the proposed rezoning of the residential properties on Maiden Lane and E Benton St. My family and I own and reside at 926 S Van Buren St, Iowa City_ IA 52240. We have owned this property for over 13 years. My perspective on the matter is that the properties along Maiden Lane, including the property at the corner, 410 E Benton would be good candidates for rezoning. However the other two bungalow style homes at 416 and 418 should remain zoned residential. Some of my thinking on this matter relates to the other residential properties surrounding the proposed area. The property at 420 E Benton was purchased in 2022 at market value and is listed as owner occupied. The property across the street at 421 was recently resided and looks very nicely kept up. Another property, 417, put a new porch on a few years ago. These are examples of the owners of these properties valuing the area as a residential neighborhood. The city often points out how affordable housing is a huge issue in Iowa City. I would go a step further to say that affordable, centrally located small homes are even more rare. Either as owner occupied or as rentals, these homes allow affordable housing in town. To rezone them as commercial doesn't seem in the best interest of the neighborhood or representative of the overall values that have been expressed by the city at large. I would also hope that the city gets a clear plan and commitment from the individuals proposing this project before rezoning. I think that area is a good opportunity for renewal but there will also be big challenges. As a long time member of the neighborhood, I would love to see positive and well executed improvement. Sincerely, Erin Weitzell Petersen Disclaimer The information contained in this communication from the sender is confidential. It is intended solely for use by the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any disclosure, copying, distribution or taking action in relation of the contents of this information is strictly prohibited and may be unlawful. ree Doc ID: 032572160004 Type: GEN Kind: ORDINANCE Recorded: 09/22/2025 at 11:25:16 AM Fee Amt: $22.00 Paqe 1 of 4 Johnson County Iowa Kim Painter County Recorder BK6694 PG316-319 Crty or STATE OF IOWA ) ) SS JOHNSON COUNTY ) I, Kellie K. Grace, City Clerk of Iowa City, Iowa, do hereby certify that the Ordinance attached hereto is a true and correct copy of Ordinance No. 25-4967 which was passed by the City Council of Iowa City, Iowa, at a regular meeting held on the 16th day of September 2025 is a true and correct copy, all as the same appears of record in my office. Dated at Iowa City, Iowa, this 1-7+�' day of September 2025. Kellie K. Grace City Clerk \ord 410 EAST WASHINGTON STREET • IOWA CITY, IOWA 52240-1826 • (319) 356-5000 • FAX (319) 356-5009 Prepared by: Olivia Ziegler, Planning Intem 410 E. Washington Street, Iowa City, IA 52240; (REZ25-0011) Ordinance No. 25-4967 Ordinance rezoning approximately 1.04 acres of land at 804, 810, and 824 Maiden Lane; 410, 416, and 418 E. Benton Street, and 815 Gilbert Court from Intensive Commercial (CI-1) zone and Medium Density Single -Family Residential (RS-8) zone to Community Commercial (CC-2) zone. (REZ25-0011) Whereas, the Owners, Sheridan Family LLC, and Frank Simon, have requested the rezoning of approximately 1.04 acres of land at 804, 810, 824 Maiden Lane; 410, 416, and 418 E. Benton Street; and 815 Gilbert Court from Intensive Commercial (CI-1) zone, and Medium Density Single - Family Residential (RS-8) zone to Community Commercial (CC-2) zone; and Whereas, the Comprehensive Plan future land use map indicates that the subject area is appropriate for Mixed Use; and Whereas, a portion of the subject property is located within the Gilbert Subdistrict of the Downtown & Riverfront Crossings Master Plan which envisions this area "designed to be a defining feature of this creative neighborhood", and includes objectives to maintain the informal and eclectic character of the neighborhood, and in terms of development character notes maintaining smaller -scale and lower intensity of use, promoting a variety of forms and materials, and the creative and adaptive use of existing structures; and Whereas, the Planning and Zoning Commission has reviewed the proposed rezoning and has recommended approval. Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa: Section I Approval. Property described below is hereby reclassified Community Commercial (CC-2) zone, as indicated; All that real estate precisely described in QCDeed recorded Jan. 4, 2010, in Bk. 4544, Pgs. 831 - 834, being located within Lyon's First Addition, Block 4, Lots 6 thru 10 inclusive, as recorded in Dbk. 12 - Pg. 188, and Pbk. 2 - Pg. 31, and real estate described in Warranty Deed recorded Oct. 4, 1996, in Bk. 2166 - Pg. 16 all in the Johnson County, Iowa Recorder's Office, collectively described as follows: 418 East Benton St.: The west '/z of the East'/2, of said lots 9 and 10; and 416 East Benton St.: The East '/2 of the West'/2, of said Lots 9 and 10; and 410 East Benton St.: The West %2 of the West'/2, of said lots 9 and 10; and 810 + 804 Maiden Lane: Said lots 6,7, except the East 100 ft. + the West '/z of said Lot 8; and 815 Gilbert Court: The East '/2 of said Lot 8. Said collective Parcels contain 1.04 Acre, according to the original plat thereof, subject to several right of way easements described in said QCDeed and Warranty Deed. Section II. Zoning Map. The building official is hereby authorized and directed to change the zoning map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and publication of the ordinance as approved by law. Ordinance No. 25-4967 Page 2 Section III. Certification And Recording. Upon passage and approval of the Ordinance, the City Clerk is hereby authorized and directed to certify a copy of this ordinance, and record the same in the Office of the County Recorder, Johnson County, Iowa, at the Owner's expense, upon the final passage, approval and publication of this ordinance, as provided by law. Section IV, Repealer. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section V. Severability. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section VI. Effective Date. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this 16th day of September , 2025 Mayor Attest: +Z C'LC City Clerk Approved by City Attorrigos Office (Alexandra Bright — 08/28/2025) Ordinance No, 25-41967 Page No. 3 First Consideration: September 2, 2025 Vote for passage: AYES: Alter, Bergus, Harmsen, Moe, Salih, Teague, Weilein NAYS: ABSENTS None Second Consideration: ----- ------- It was moved by Moe , and seconded by Weilein , that the rule requiring ordinances to be considered and voted on for passage at two Council meetings prior to the meeting at which it is to be finally passed be suspended, the second consideration and vote be waived, and the ordinance be voted upon for final passage at this time. AYES:Alter, Bergus, Harmsen, Moe, Salih, Teague, Weilein NAYS: None ABSENT. None Pass and Adopt: It was moved by Moe , and seconded by _ ordinance as read be adopted, and upon roll call there were: AYES. NAYS: ABSENT: x Alter ` x Bergus x Harmsen x Moe x Salih x Teague x Weilein Date published: September 25, 2025 Harmsen that the Kellie Grace From: Annie Palas <apalas@shoemaker-haaland.com> Sent: Thursday, September 4, 2025 2:01 PM To: Kellie Grace Cc: Michael Welch; Danielle Sitzman; Christine Nobiss; Dave Whiting Subject: Expedited Action - Rezoning Maiden Ln / E Benton St (REZ25-0011) Ar RISK ** This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. ** This message is from an external sender. Hello Grace, On behalf of Great Plains Action Society, I would like to request that the council take expedited action on the rezoning item, Maiden Ln / E Benton St (REZ25-0011), at the September 16th council meeting. Thanks, Annie Palas Civil Designer Shoemaker H a a I a n d Engineering 13D Scanning I Land Surveying D:319.383.7802 1 0:319.351.7150 www.shoemaker-haaland.com Item Number: 9.b. I, CITY OF IOWA CITY COUNCIL ACTION REPORT September 16, 2025 Ordinance conditionally rezoning approximately 9.9 acres of land located at 611 Greenwood Drive from Neighborhood Public (P-1) zone to Medium Density Multi - Family Residential Zone with a Planned Development Overlay (OPD/RM-20) (REZ25-0010). (Second Consideration) Staff Recommendation: Approval Attachments: Planning & Zoning Staff Report Correspondence Ordinance & CZA Correspondence from Jackson Taylor, TWG Development STAFF REPORT To: Planning and Zoning Commission Item: REZ25-0010 611 Greenwood Drive GENERAL INFORMATION: Owner/Applicant: Contact Person: Requested Action: Purpose: Location: Location Map: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning Prepared by: Anne Russett, Senior Planner Date: August 27, 2025 TWG Iowa City, LP 1301 East Washington Street Indianapolis, IN 46202 (317) 264-1833 Jon Marner MMS Consultants 1917 South Gilbert Street Iowa City, IA 52240 i.marnerommsconsultants. net (319) 351-8282 Rezone approximately 9.90 acres of property at 611 Greenwood Drive from Neighborhood Public (P1) zone to Medium Density Multi - Family Residential Zone with a Planned Development Overlay (OPD/RM20). To allow for the development of a 187-unit affordable housing project. 611 Greenwood Drive 9.90 acres Former Roosevelt Elementary School; Neighborhood Public (P1) North: Medium Density Single -Family Residential (RS8) South: Medium Density Single -Family Residential (RS8) with a Historic District Overlay (OHD), K Comprehensive Plan: Southwest District Plan: Neighborhood Open Space District: Public Meeting Notification: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: Neighborhood Public (P1) East: Medium Density Single -Family Residential (RS8) West: High Density Multi -Family Residential (RM44) Residential 16-24 DU/A, pending Comprehensive Plan Amendment (CPA25- 0002) Public Service/Institutional, pending Comprehensive Plan Amendment (CPA25- 0002) SW3 Property owners and residents within 500' of the property received notification of the Planning and Zoning Commission public meeting. A rezoning sign was posted on August 19, 2025. August 18, 2025 October 2, 2025 The owner, TWG Iowa City, LP, is working with MMS Consultants on two applications to allow for the redevelopment of 9.90 acres of property at 611 Greenwood Drive, the former Roosevelt Elementary School. The goal is to develop a 187-unit affordable housing project. Attachment 3 includes the applicant submittal which illustrates the proposed changes to the zoning map, the Preliminary Planned Development Overlay and Sensitive Areas Development Plan, rendering of the proposed multi -family buildings, and an applicant statement describing the rationale behind the request. The first application to be considered is a Comprehensive Plan Amendment (CPA25-0002). The Comprehensive Plan future land use map designates this area is appropriate for Public/Semi- Public. This area is covered by the Southwest District Plan. The proposed amendment would change the future land use designation for the subject property in the Comprehensive Plan to Residential 16-24 DU/Acre. The second application to be considered is a request to rezone approximately 9.90 acres of the subject property, 611 Greenwood Drive, from Neighborhood Public (P1) zone to Medium Density Multi -Family Residential with a Planned Development Overlay (OPD/RM20) zone. The Comprehensive Plan amendment must be approved prior to changes to the zoning map. Good Neighbor Policy: The applicant has used the Good Neighbor Policy and held a Good Neighbor Meeting on Thursday, May 29t", 2025. Twenty-five neighbors attended. A summary of the good neighbor meeting is provided in Attachment 4. ANALYSIS: Current Zoning: The 9.90-acre lot is currently zoned as Neighborhood Public (P1) zone. The purpose of public use zones is to provide reference to public ownership and use of land, or use of 3 the land for infrastructure services that need to be located in or near the area where the service is provided. Neighborhood Public (P1) zone allows uses such as schools, parks, police and fire stations, necessary infrastructure and other civic buildings owned or otherwise controlled by the County, the City, or the Iowa City Community School District. Proposed Zoning: The applicant is proposing to rezone the subject property to Medium Density Multi -Family Residential with a Planned Development Overlay (OPD/RM20) zone. The purpose of the Medium Density Multi -Family Residential (RM-20) zone is to provide for the development of medium density multi -family housing, which allows a mix of detached and attached single-family housing, duplexes, and multi -family housing. Per the Preliminary OPD Plan (Attachment 3), the request is to allow the development of a 187-unit multi -family building. Due to impacts to the sensitive areas, an OPD is required. The OPD also allows the applicant to request waivers for certain zoning standards. The applicant is requesting an increase in the maximum building height from 35' to 42', which is discussed in more detail below. General Planned Development Approval Criteria: Applications for Planned Development rezonings are reviewed for compliance with the following standards according to Article 14-3A of the Iowa City Zoning Code. 1. The density and design of the Planned Development will be compatible with and/or complementary to adjacent development in terms of land use, building mass and scale, relative amount of open space, traffic circulation, and general layout. Density: The applicant is requesting to rezone to OPD/RM-20, which allows for a density of 24 dwelling units per net acre of land area (total land minus streets right-of-way). The proposed development has 187 units on 9.9 net acres for a density of 18.8 dwelling units per acre. The development is clustered on the portion of the site that is already disturbed, protecting the existing ravine and woodlands. Overall, the proposed plan complies with the planned development density requirements for an RM-20 base zone. Land Uses Proposed: The applicant is proposing to demolish the former Roosevelt Elementary School with a 187-unit multi -family residential apartment building. The applicant is working to secure Low Income Housing Tax Credits for the proposed development; therefore, the proposed development is intended to be an affordable housing project. The existing land uses that surround the subject property range from single-family, multi- family, as well as some non-residential uses. Abutting the subject property to the east include a single-family home at 612 W. Benton Street, a long-term care facility, and an early childhood education center. To the north of the subject property are single-family homes with access onto Greenwood Drive. These homes are separated from the proposed development by the existing ravine and woodlands on the subject property and the Greenwood Dr public right-of-way. Brookland Park is located north of the subject property, as well. To the west, also separated by the ravine and the public right-of-way are existing multi -family residential buildings. To the south of the subject property across the W. Benton Street right-of-way are single-family homes and Benton Hill Park. Mass, Scale and General Layout: The proposed development consists of one, 187-unit building with a courtyard in the center. The building is setback 40' from W. Benton Street and approximately 140' from the eastern property line. Parking is provided behind the building and to the east of the building. The existing ravine will largely remain untouched. To improvement pedestrian connectivity in the neighborhood and through the site, the plans show a publicly accessible pedestrian path that runs north/south through the site from W. Benton Street to Greenwood Drive. This walkway was incorporated since it was determined CI that providing a sidewalk along Greenwood Drive would be very challenging due to existing topography and the ravine. The proposed pedestrian path will include a public access easement. It will include both a non -accessible route due to the steepness of the site that requires incorporating stairs, as well as an ADA accessible route through the site. As a condition of the rezoning staff recommends installation of a 10' wide pedestrian connection and dedication of an associated public access easement along the eastern portion of the property to extend from W. Benton Street to Greenwood Drive. Pedestrian path shall also include pedestrian scale lighting to be reviewed and approved by the City during the site plan review process. Renderings and building elevations are provided in Attachment 3. On the southern and eastern facades, the proposed building incorporates design aspects that mimic townhomes with separate entrances. The building also incorporates a setback between the 2nd and 3rd stories at the southeast corner. These design features are incorporate in areas closest to existing single-family homes. Lastly, the building is broken up by various levels of articulation, different materials, and changes in rooflines to help break up the mass and scale of the building. The applicant has requested an increase in the maximum allowable height from 35' to 42'. Open Space: The proposed development will need to comply with the private open space standards, outlined in section 14-2A-4E of the City Code. The proposed development requires 3,150 feet of private usable open space (10 SF per bedroom). The proposed development shows adequate private open space provided in the proposed courtyard, which features a playground, open field area, and seating. The Preliminary OPD Plan also shows a proposed dog park for the residents. The natural areas, including the ravine and woodland, on the northern end of the site will largely remain. Traffic Circulation: The subject property is currently accessed from Greenwood Drive, a two-way local street, and W. Benton Street, a two-way collector street. The proposed development will maintain those existing access points, but staff is recommending a condition that access to and from W. Benton Street is limited only to emergency vehicles. Access to the site by residents, visitors, deliveries, etc. must come off Greenwood Drive. 2. The development will not overburn existing streets and utilities. Staff requested a traffic study as part of this rezoning, which is provided in Attachment 5. The study noted that the proposed development is estimated to generate 86 peak hour trips during the AM peak, and 82 trips during the PM peak hour. Despite the increase in traffic the study states that the surrounding streets will operate with an acceptable capacity and level of service. The City's transportation planner and the City Engineer reviewed the traffic study and generally agree with its findings. Based on the traffic study staff is recommending two conditions: 1. Installation of a raised crosswalk across Greenwood Drive near the entrance to the site subject to review and approval by the City Engineer. 2. Ensure that the design of the access drive from Greenwood Drive to the subject property is at or near a 90-degree angle subject to review and approval by the City Engineer. As for public utilities the site has access to City sanitary sewer and water and City staff has no concerns with existing capacity. Stormwater management plans will be reviewed during the site plan review process. 9 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 northwest of the proposed multi -family building are separated by a woodland preservation area. The property to the east (612 W. Benton Street) is separated from the proposed development by existing mature trees on their property and a side setback of approximately 30'. Additionally, the proposed building is approximately 160' away from the existing single-family home. The change in grade is also significant. The home is at an elevation of approximately 712' while the proposed building is at 750'. As such, the proposed development will not adversely affect views, light and air, property values, and neighboring properties' privacy any more than a conventional development would. 4. The combination of land uses and building types and any variation from the underlying zoning requirement or from city street standards will be in the public interest, in harmony with the purposes of this title, and with other building regulations of the city. The Preliminary OPD Plan for the subject property incorporates multi -family uses. The land use adds to the diversity of housing options within the surrounding area and helps to satisfy an ongoing need for affordable housing. Staff finds that the requested increase in height to 42' is reasonable given the location of the building on the site which is set back significantly from neighboring properties and public rights -of -ways. In summary, the proposed project balances the need for environmental protection with the need for an increased housing supply and diversity of housing types. Rezoning Review Criteria: Staff uses the following two criteria in the review of rezonings: 1. Consistency with the comprehensive plan; 2. Compatibility with the existing neighborhood character. Compliance with Comprehensive Plan: The proposed rezoning is reviewed using the IC2030 Comprehensive Plan and the Southwest District Plan. Concurrent with this rezoning, the owner has requested an amendment to the land use policy direction of the comprehensive plan to show this area as appropriate for multi -family residential development. The comprehensive plan also includes goals and strategies that align with the proposed rezoning. Land Use Goals & Strategies: • Encourage compact, efficient development that is contiguous and connected to existing neighborhoods to reduce the cost of extending infrastructure and services and to preserve farmland and open space at the edge of the city. o Identify areas and properties that are appropriate for infill development. o Ensure that infill development is compatible and complementary to the surrounding neighborhood. Housing Goals & Strategies: • Encourage a diversity of housing options in all neighborhoods o Ensure of a mix of housing types within each neighborhood, to provide options for households of all types (singles, families, retirees, etc.) and people of all incomes. o Identify and support infill development and redevelopment opportunities in areas where services and infrastructure are already in place. • Improve and maintain housing stock in established neighborhoods C01 o Identify areas within established neighborhoods where infill development would be appropriate Environmental Goals & Strategies: • Recognize the essential role our land use policies play in preserving natural resources and reducing energy consumption o Encourage compact, efficient development that reduces the cost of extending and maintaining infrastructure and services o Discourage sprawl by promoting small -lot and infill development o Raise awareness of the environmental benefits of urban development that makes efficient use of land and infrastructure that reduces reliance on cars for transportation Compatibility with Existing Neighborhood Character: The subject property is the former Roosevelt Elementary School (rebranded as the Theodore Roosevelt Education Center in 2012), which concluded its services in 2019. The subject property is bordered by Medium Density Single - Family Residential (RS-8) zone to the north and east, also to the east is Medium Density Multi - Family Residential (RM20) zone. To the west is High Density Multi -Family Residential (RM44) zone, and to the south is Neighborhood Public (P1) zone, and Medium Density Multi -Family Residential with a Historic District Overlay (OHD/RM20) zone. The area contains a mix of land uses, including single-family homes, multi -family apartment complexes, as well as non-residential uses such as a long-term care facility and an early childhood education center. Due to the existing mix of land uses staff finds that the proposed development is consistent with the existing neighborhood character. Furthermore, the site's topography and existing natural features provide separation between the proposed development and the existing built environment. Environmentally Sensitive Areas: The subject property contains regulated sensitive features including critical, protected, and altered protected slopes and woodlands. There is also a wetland on the property that may be a jurisdictional wetland. Regulated Slopes: The subject property contains critical, protected, and altered protected slopes. The impacts to these slopes are outlined in Table 1. The Planned Development Overlay rezoning is required due to proposed impacts to altered protected slopes. These impacts require review and approval by the City Council after a recommendation from the Planning and Zoning Commission through the OPD rezoning process. Table 1 — Summary of Reaulated Sloaes Slopes Disturbed Preserved Total Square Feet Percent Square Feet Percent Square Feet Percent Critical 15,042 15.8% 79,929 84.2% 94,971 100% Altered Protected 2,702 17.8% 12,454 82.2% 15,156 100% Altered Slope Buffers 32,946 53.8% 28,252 46.2% 61,198 100% Protected 0 0% 3,788 100% 3,788 100% Protected Slope Buffers 0 0% 20,556 100% 20,556 100% Woodlands: The site contains 152,769 square feet of woodlands. Impacts beyond 80% (less than 20% retention) cannot be approved by staff. The plans show that 61.5% of the woodlands will be retained. Wetlands: The applicant's environmental consultant identified two wetlands on the subject property within the ravine. Staff asked the applicant to reach out to the Army Corp of Engineers VA to determine if the wetlands are jurisdictional. If the Army Corp determines that they are not jurisdictional wetlands it is not a regulated wetland per the City's zoning ordinance. One of the wetlands is located at the eastern end of the ravine near the existing driveway off Greenwood Drive. Due to the location of the existing development on the site, particularly the driveway and existing pavement east and south of the ravine, the wetland cannot meet the buffer requirements. Additionally, as part of the proposed development, the driveway must be reconstructed which requires some additional impacts along the western portion of the driveway. Altering the location of the driveway along Greenwood Drive would only increase the impacts to the ravine and wetland. Staff considers this a nonconforming situation since the wetland buffer requirements cannot be met given the existing development on the subject property. For the remainder of the wetlands, the applicant is requesting a 50% reduction in the 100' buffer requirement. Based on the information provided by the wetland specialist the wetlands qualify for this reduction. CORRESPONDENCE: As of the writing of this report, staff received one piece of correspondence which is provided in Attachment 6. STAFF RECOMMENDATION: Staff recommends approval of REZ25-0010, a request to rezone approximately 9.90 acres of land located at 611 Greenwood Drive to Medium Density Multi -Family Residential with a Planned Development Overlay (OPD/RM20) zone subject to the following conditions: 1. Prior to issuance of a Certificate of Occupancy, installation of a 10' wide pedestrian connection and dedication of an associated public access easement along the eastern portion of the property to extend from W. Benton Street to Greenwood Drive. Pedestrian path shall also include pedestrian scale lighting to be reviewed and approved by the City during the site plan review process. Lighting shall be installed and maintained by the Owner. 2. Vehicular access to the site from W. Benton Street is restricted to emergency vehicles only. 3. Prior to issuance of Certificate of Occupancy, installation of a raised crosswalk across Greenwood Drive near the entrance to the site subject to review and approval by the City Engineer. 4. As part of the site plan approval, ensure that the design of the access drive from Greenwood Drive to the subject property is at or near a 90-degree angle subject to review and approval by the City Engineer. NEXT STEPS: After a recommendation from the Planning and Zoning Commission, the following will occur: • City Council will need to set a public hearing for both the comprehensive plan amendment and rezoning applications. • City Council will consider approval of the comprehensive plan amendment (CPA25-0002) and must hold three readings including the public hearing for the rezoning (REZ25-0010). ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Applicant Submittal 4. Good Neighbor Meeting Summary 5. Traffic Study 6. Correspondence Approved by: l . Dance a Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Location Map ATTACHMENT 2 Zoning Map ATTACHMENT 3 Applicant Submittal M M M V Gi Q C a, E C 2 w 9 r U a LO C J a as v C .t]A G W 3 U MMS consultants, Inc. Experts in Planning and Development Since 1975 June 27, 2025 City of Iowa City Neighborhood and Development Services 410 E. Washington Street Iowa City, IA 52240 Re: Roosevelt Ridge 1917 5. Gilbert Street Iowa City, Iowa 52240 319.351.8282 mmsconsultants.net mms@mmsconsultants.net On behalf of the applicant, MMS Consultants requests a rezoning of the property located at 611 Greenwood Drive, from the current zoning of P1(Neighborhood Public) to OPD/RM20(Medium Density Multi -family Residential). The described land consists of 9.90 acres in total. The site has access to public streets and infrastructure via Greenwood Drive and W. Benton Street. This site is the former location of Roosevelt Elementary, which has since been closed by the ICCSD, and sold to the applicant. The proposed zoning will allow development of a planned 187 unit affordable housing project. The site is located in an area already consisting of RM44 and RM20 properties, as well as some RSB. The site has access to the transit system nearby, as well as City park areas in the neighborhood. If you have questions or require any additional information, please contact us accordingly. Respectfully submitted, Jon D. Marner MMS Consultants, Inc. 11603-OO1L1.docx REZONING PARCEL IOWA CITY, IOWA 1 113 308 755 1 321 31D 5., �'.. n 6x2 614 1. 326 520 51 SOB 4.� rs :I3 331 326 516 2 3_ a 82 86 t '• f., 1 2�3 233 BrOpj[ 8 el'k Dr 402 625 811 603 403 404517. WS — a0g 112• 40S 410. R58 3:3 �nQ 421 422 .99 412 .tic 4x3 4x4 5a8 2ii 402 ar 316 30E \ [0 412 Oa 7a8 832 614 - 61ookl"ns! 501 ' Pyrk 505 112 3171= 30B t r2 B312 1� 825 B07 718 T13 804 ' 8 815 fins 550 840 } 700 61�9 0021001 820 816 80B &M 712 710 112 % r 6151i2 W2 waodside ❑r � 90° BOB s19 _ 1003 910 y 815 81 81 �7 B01 711 7V fi14 $10 t� 03 835 m 912 RM44 91$ ' 613Now 9m 915 701 700 704 716 70g ._740" 70D0 932 703 7a2 72a 777 736 702. . Toe u 5 701 _ 815 7[3S ' 1001 915 710 7'' 732. 705 0 'a945 7i77 e* 710 709 711 as 712 — — 1 700 _ 739 713 C 714 711 11 71fi 704 729 723 _ 717 718 i13 718 701 710 727 719 T172D 721 722 910 Sao Elio Sao x - 715 725 721 760 4512 WS 520 506 446 31 W Benton 51 gp2 7•i7 733 725 la', BOB 4Q5 33; 325 912. .339 755 u,N Poi BIB 9a5 soe Raffia 820 BOS _ •810,ST3. 1B4 W 812: 7 ���" 434 418 407 .154 8143y .. 910 9a4 42125 9x2 441 28' RIW" 91 73 { 924 435 416 5929 m 430 sas \ 1010 ,� 81i 914 �r 816 ` ,612 9S1 1013 1012 423 417 40 910 922 710 1019 84TJ ea6 967 474 438 426 LOCATION MAP NOT TO SCALE LEGAL DESCRIPTION ALL THAT PART OF LOT 7, IN SECTION 16, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5TH P.M., LYING AND BEING NORTH OF THE PUBLIC HIGHWAY RUNNING EAST AND WEST (BENTON STREET) THROUGH SAID LOT 7, SAID LOT 7 BEING SO DESIGNATED ON A PLAT OF SAID SECTION 16 RECORDED IN THE OFFICE OF THE COUNTY AUDITOR OF JOHNSON COUNTY, IOWA, ON MAY 18, 1848. THIS CONVEYANCE IS MADE SUBJECT TO A LEASE COVERING THE PREMISES ABOVE DESCRIBED TO JAMES A. HENNESSEY AND REGINA HENNESSEY, EXPIRING MARCH 1, 1928, WHICH LEASE HAS BEEN ASSIGNED TO THE GRANTEE HEREIN. BEGINNING AT A POINT ON THE SOUTH LINE OF LOT 3 IN SCHOOL COMMISSIONERS SUBDIVISION OF SECTION 16, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5TH P.M., WHICH SAID POINT OF BEGINNING IS 1927 FEET WEST AND 670 FEET NORTH OF THE SOUTHEAST CORNER OF SAID NORTHEAST QUARTER OF SAID SECTION 16, RUNNING THENCE WEST 693 FEET, THENCE NORTH 64 FEET MORE OR LESS TO THE CENTER LINE OF MYRTLE AVENUE (NOW KNOWN AS GREENWOOD DRIVE) IN IOWA CITY, IOWA, THENCE NORTHEASTERLY ALONG THE CENTER LINE OF SAID MYRTLE AVENUE (GREENWOOD DRIVE) TO A POINT DIRECTLY NORTH OF THE PLACE OF BEGINNING, THENCE SOUTH TO THE PLACE OF BEGINNING. AS A FURTHER CONSIDERATION FOR SAID CONVEYANCE AND AS A COVENANT RUNNING WITH THE LAND, THE GRANTEE HEREIN HEREBY AGREES AND COVENANTS THAT THE EAST 60 FEET OF THE ABOVE DESCRIBED PREMISES SHALL BE AND THE SAME IS HEREBY OPENED AND DEDICATED AS A PUBLIC HIGHWAY OR STREET AND THE SAID GRANTEE SHALL NOT BE PERMIT THE SAME TO BE OBSTRUCTED OR INTERFERED WITH IN ANY WAY AS A PUBLIC STREET, AND THE SAID HIGHWAY SHALL BE KEPT OPEN FOR THE USE OF THE PUBLIC AS FULLY AND EFFECTUALLY AS IF THE SAME HAD BEEN PLATTED AND DEDICATED AND THE SAME ACCEPTED BY THE CITY OF IOWA CITY, IOWA AS A PUBLIC STREET, AND THE ACCEPTANCE THEREOF BY THE CITY OF IOWA CITY, IOWA, AS A PUBLIC STREET, AT ANY TIME HEREAFTER SHALL COMPLETE THE SAID DEDICATION AS FULLY AND EFFECTUALLY AS IF THE SAME WERE ACCEPTED BY THE CITY AT THIS TIME. GRANTEE SHALL CONSTRUCT SUCH FENCES AS SAID GRANTEE MAY DESIRE ALONG THE WEST SIDE OF THE STREET HEREIN DEDICATED BUT SHALL BE UNDER NO OBLIGATION TO CONTRUST (CONSTRUCT) AND FENCES ALONG THE EAST SIDE OF THE STREET SO DEDICATED. 4� 0 10 25 50 75 100 GRAPHIC SCALE IN FEET 1 "=100' REZONING EXHIBIT PORTIONS OF LOT 3 AND LOT 7 IN SCHOOL COMMISSIONERS SUBDIVISION OF SECTION 16, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE FIFTH PRINCIPAL MERIDIAN IOWA CITY, JOHNSON COUNTY, IOWA PLAT PREPARED BY: MMS CONSULTANTS INC. 1917 S. GILBERT STREET IOWA CITY. IA 52240 APPLICANT/OWNER: TWG DEVELOPMENT 1301 E WASHINGTON ST, SUITE 100 INDIANAPOLIS, IN 46202 LEGEND AND NOTES A — CONGRESSIONAL CORNER, FOUND — PROPERTY &/or BOUNDARY LINES — CONGRESSIONAL SECTION LINES — — — — — — — — RIGHT—OF—WAY LINES — CENTER LINES — EXISTING COOPERATIVE LIMITS _ LOT LINES, PLATTED OR BY DEED -------------- — —— EXISTING EASEMENT LINES, PURPOSE NOTED UNLESS NOTED OTHERMSE, ALL DIMENSIONS ARE IN FEET AND HUNDREDTHS \ LOT 19 LOT 15 LOT 17 i OLOT 5 LOT 16 PART TWO, TERRACE HILL �p6� AUDITOR'5 PARCEL 2-003-017 ADDITION, IOWA CITY, IOWA 3 r PLAT p)oOK 45, PAGE 239 \PLAT pOGYC 2, PA&E 159. — /�6 I JOHNSON COUNTY RECORDER"e �� � I OFFICE 1- `_ Zpg.23 lM1lR / ' w I I LOT 11 \ / N�2 �9p6�E / , , , I W / — I rn Lor 0 , �. / — I m 9 TRACT 2 LOT PLAT POWERS & ASSO IATES ' �/ 0 r 6Y G PLAT p5OOK 7, PAOE 33 IN THE JOHNSON COUNTY RECORDER'S OFFICE 1 I N42°1914"E I I I I I I I I / I / I � I I / I I I , / I TRACT I / / /o W I , w I I ? I � / LLI I / / i z I 6/7 NE A PEEP `G RECORDED IN I 1500tC 174, / Q / PAOE5 299-294 I ' / / 1 rrnn LOT 8 ' tx � I rn A PORTION OF LOT 3, IN a SGHOGL GOMM15510NER5' 61J�)DIV1510N � OF SE6.1!—T79N—R6W OF THE 5TH P.M. I i IOWA CITY, JOHNSON GGUNTY, IOWA REZONING PARCEL ( P1 TO OPD/RM-20) 9.90 ACRES ryti� 0 P� A PORTION OF LOT 7, IN SCHOOL COMMISSIONERS' SU6DIVISION OF 5EC.1/o—T79N—R(oW OF THE 5T11 P.M. IOWA CITY, JOHNSON COUNTY, IOWA 660.30'(M) 659.30'(R) S89°57'26"W W. �ENTON STREET 4�- TRACT OF LAND DES6R16ED p IN A WARRANTY DEED RECORDED m IN �OOiC 4655 AT PACCES 519-520 JOHNSON COUNTY RE6ORDER"5 OFFICE A I I S89°0851 "W I 30.55'(M)(R) 9.90 AC M M s CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319) 351-8282 www.mmsconsultants.net Date Revision REZONING EXHIBIT PORTIONS OF LOT 3 AND LOT 7 IN SCHOOL COMMISSIONERS SUBDIVISION OF SECTION 16, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE FIFTH PRINCIPAL MERIDIAN IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 6/27/2025 Designed by. Field Book No: JDM 1345 Drawn by Scale: LSS 1 "=100' Checked by Sheet No: RRN Project No: 11603-001 of: 1 PRELIMINARY SENSITIVE AREAS DEVELOPMENT PLAN AND OPD o \� ' S / / Y / <O /p t ,/ �p ' ul t`l� G� / c� �0Q ROOSEVELT RIDGE L� u IOWA PREPARED BY: MMS CONSULTANTS INC. 1917 S. GILBERT STREET ITY, IOWAI�< APPLICANT: ' TWG DEVELOPMENT 1301 E WASHINGTON ST, SUITE 100 6� RETAINING WALL v J J ZZZ Z/ Lo w t_ DZ in W 00 D W i� W (n p R cz J CS O I� ! ^Cz 00 W W Z Q 0z Z W S89°08'51 "W 30.56' EASEMENT Z �L 0 YZ NORTH 0 4 10 20 30 40 GRAPHIC SCALE IN FEET 1"=40' PAVING LEGEND ° — PCC PAVEMENT a a PCC PAVEMENT PCC SIDEWALK LEGAL DESCRIPTION ALL THAT PART OF LOT 7, IN SECTION 16, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5TH P.M., LYING AND BEING NORTH OF THE PUBLIC HIGHWAY RUNNING EAST AND WEST (BENTON STREET) THROUGH SAID LOT 7, SAID LOT 7 BEING SO DESIGNATED ON A PLAT OF SAID SECTION 16 RECORDED IN THE OFFICE OF THE COUNTY AUDITOR OF JOHNSON COUNTY, IOWA, ON MAY 18, 1848. THIS CONVEYANCE IS MADE SUBJECT TO A LEASE COVERING THE PREMISES ABOVE DESCRIBED TO JAMES A. HENNESSEY AND REGINA HENNESSEY, EXPIRING MARCH 1, 1928, WHICH LEASE HAS BEEN ASSIGNED TO THE GRANTEE HEREIN. AND BEGINNING AT A POINT ON THE SOUTH LINE OF LOT 3 IN SCHOOL COMMISSIONERS SUBDIVISION OF SECTION 16, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5TH P.M., WHICH SAID POINT OF BEGINNING IS 1927 FEET WEST AND 670 FEET NORTH OF THE SOUTHEAST CORNER OF SAID NORTHEAST QUARTER OF SAID SECTION 16, RUNNING THENCE WEST 693 FEET, THENCE NORTH 64 FEET MORE OR LESS TO THE CENTER LINE OF MYRTLE AVENUE (NOW KNOWN AS GREENWOOD DRIVE) IN IOWA CITY, IOWA, THENCE NORTHEASTERLY ALONG THE CENTER LINE OF SAID MYRTLE AVENUE (GREENWOOD DRIVE) TO A POINT DIRECTLY NORTH OF THE PLACE OF BEGINNING, THENCE SOUTH TO THE PLACE OF BEGINNING. AS A FURTHER CONSIDERATION FOR SAID CONVEYANCE AND AS A COVENANT RUNNING WITH THE LAND, THE GRANTEE HEREIN HEREBY AGREES AND COVENANTS THAT THE EAST 60 FEET OF THE ABOVE DESCRIBED PREMISES SHALL BE AND THE SAME IS HEREBY OPENED AND DEDICATED AS A PUBLIC HIGHWAY OR STREET AND THE SAID GRANTEE SHALL NOT BE PERMIT THE SAME TO BE OBSTRUCTED OR INTERFERED WITH IN ANY WAY AS A PUBLIC STREET, AND THE SAID HIGHWAY SHALL BE KEPT OPEN FOR THE USE OF THE PUBLIC AS FULLY AND EFFECTUALLY AS IF THE SAME HAD BEEN PLATTED AND DEDICATED AND THE SAME ACCEPTED BY THE CITY OF IOWA CITY, IOWA AS A PUBLIC STREET, AND THE ACCEPTANCE THEREOF BY THE CITY OF IORTA CITY, IOWA, AS A PUBLIC STREET, AT ANY TIME HEREAFTER SHALL COMPLETE THE SAID DEDICATION AS FULLY AND EFFECTUALLY AS IF THE SAME WERE ACCEPTED BY THE CITY AT THIS TIME. GRANTEE SHALL CONSTRUCT SUCH FENCES AS SAID GRANTEE MAY DESIRE ALONG THE WEST SIDE OF THE STREET HEREIN DEDICATED BUT SHALL BE UNDER NO OBLIGATION TO CONTRUST (CONSTRUCT) AND FENCES ALONG THE EAST SIDE OF THE STREET SO DEDICATED ROOSEVELT RIDGE IOWA CITY, IOWA .r ""Iq a �ta rl �; T. q �• ,I. V-� _ �T l�rt-i ��.7 • _ STANDARD LEGEND AND NOTES PROPERTY &/or BOUNDARY LINES CONGRESSIONAL SECTION LINES ------------- — RIGHT—OF—WAY LINES EXISTING RIGHT—OF—WAY LINES CENTER LINES EXISTING CENTER LINES LOT LINES, INTERNAL LOT LINES, PLATTED OR BY DEED — — — — — — — — — PROPOSED EASEMENT LINES EXISTING EASEMENT LINES — BENCHMARK (R) — RECORDED DIMENSIONS 22-1 — CURVE SEGMENT NUMBER —EXIST— —PROP— — POWER POLE — POWER POLE W/DROP =6: — POWER POLE W/TRANS — POWER POLE W/LIGHT c $c — GUY POLE x — LIGHT POLE O ® — SANITARY MANHOLE Y — FIRE HYDRANT e — WATER VALVE OO ® — DRAINAGE MANHOLE 10111 ❑ — CURB INLET —X—X— — FENCE LINE ( — EXISTING SANITARY SEWER (( — PROPOSED SANITARY SEWER EXISTING STORM SEWER PROPOSED STORM SEWER (W) — EXISTING WATER LINES W — PROPOSED WATER LINES E — ELECTRICAL LINES T — TELEPHONE LINES G — GAS LINES - — — — — — — — — — — — - — CONTOUR LINES (1' INTERVAL) — PROPOSED GROUND — EXISTING TREE LINE — EXISTING DECIDUOUS TREE & SHRUB — EXISTING EVERGREEN TREES & SHRUBS THE ACTUAL SIZE AND LOCATION OF ALL PROPOSED FACILITIES SHALL BE VERIFIED WITH CONSTRUCTION DOCUMENTS, WHICH ARE TO BE PREPARED AND SUBMITTED SUBSEQUENT TO THE APPROVAL OF THIS DOCUMENT. PROPOSAL APPLICANT PLANS TO CONSTRUCT A MULTI —FAMILY BUILDING CONTAINING 187 AFFORDABLE HOUSING UNITS ON A 8.95 ACRE SITE DEVELOPMENT SCHEDULE APPLICANT PLANS TO BEGIN CONSTRUCTION IN SPRING 2026, LASTING THRU SPRING 2027. DEVELOPMENT CHARACTERISTICS PROPOSED ZONING IS OPD/RM-20(MULTI—FAMILY) SETBACK REQUIREMENTS BUILDING SETBACKS: REQUIRED PROVIDED FRONT (GREENWOOD DR) 20 FEET 217 FEET FRONT (BENTON ST) 40 FEET 40 FEET SIDE (EAST) 15 FEET 133 FEET SIDE (WEST) 10 FEET 83 FEET REAR 20 FEET N/A MINIMUM LOT REQUIREMENTS MINIMUM LOT SIZE 5,000 SF 3,489,149 SF LOT FRONTAGE 40 FEET 660 FEET LOT WIDTH 60 FEET 660 FEET MAXIMUM BUILDING HEIGHT 35 FEET 42 FEET* LOT CHARACTERISTICS LOT AREA 389,849 SF (100%)(8.95AC) PROPOSED BUILDING AREA 61,761 SF (15.8%) PROPOSED PAVING AREA 87,011 SF (22.3%) GREEN SPACE AREA 241,077 SF (61.8%) PARKING REQUIREMENTS REQUIRED PARKING: PER CITY OF IOWA CITY ORDINANCE, NO PARKING IS REQUIRED FOR AFFORDABLE HOUSING UNITS. PROVIDED PARKING: STANDARD SPACES PROVIDED 130 COMPACT SPACES PROVIDED 26 ADA SPACES PROVIDED 6 TOTAL SPACES PROVIDED 162 163 (ONE AND TWO BEDROOM UNITS) X 0.50 PER UNIT 82 SPACES 24 (THREE BEDROOM UNITS) X 1.0 PER UNIT 24 SPACES SUBTOTAL 106 SPACES FIRST 50 + 28 (56/2) = 78 SPACES REQUIRED TOTAL BIKE PARKING PROVIDED 78 SPACES OUTSIDE SPACES 60 SPACES INSIDE SPACES 18 SPACES UNIT DENSITY REQUIREMENTS MAXIMUM DENSITY (OPD/RM-20) 24 DWELLING UNITS PER ACRE 8.95 AC X 24 = 214 MAXIMUM DWELLING UNITS 214 UNITS DWELLING UNITS PROVIDED 187 UNITS TOTAL BUILDING COVERAGE LOT AREA 389,849 SF BUILDING FOOTPRINT 61,761 SF BUILDING COVERAGE PERCENTAGE(MAX 50%) 15.8% TOTAL BEDROOMS/UNIT 83 ONE BEDROOM/UNIT 83 BEDROOMS 80 TWO BEDROOMS/UNIT 160 BEDROOMS 24 THREE BEDROOMS/UNIT 72 BEDROOMS TOTAL BEDROOM UNITS 315 BEDROOMS OPEN SPACE REQUIREMENTS REQUIRED: 315 BEDROOMS X 10SF/BEDROOM = 3,150 SF OPEN SPACE PROVIDED: 16,417 SF OPEN SPACE (SEE LANDSCAPE AND FINAL STABILIZATION PLAN, SHEET 6 FOR OPEN SPACE AMENITIES) AREA FIFE 10 750.00 O2 750.00 O3 750.00 O4 740.00 O5 750.00 t�6 750.00 AVG GRADE ROOF LINE BLDG HT 746.63 788.00 41.37 *WAIVER REQUEST TO ALLOW MAXIMUM HEIGHT OF 42 FEET IOW UTILITIES A THE CONTRACTOR SHALL NOTIFY IOWA ONE CALLSIVI ONE CALL AT 811 OR 800/292-8989 NO LESS THAN 48 HRS.IN ADVANCE OF ANY DIGGING OR EXCAVATION. WHERE PUBLIC UTILITY FIXTURES ARE SHOWN AS EXISTING ON THE PLANS OR ENCOUNTERED WITHIN THE CONSTRUCTION AREA, IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO NOTIFY THE OWNERS OF THOSE UTILITIES PRIOR TO THE BEGINNING OF ANY CONSTRUCTION. THE CONTRACTOR SHALL AFFORD ACCESS TO THESE FACILITIES FOR NECESSARY MODIFICATION OF SERVICES. UNDERGROUND FACILITIES, STRUCTURES AND UTILITIES HAVE BEEN PLOTTED FROM AVAILABLE SURVEYS AND RECORDS, AND THEREFORE THEIR LOCATIONS MUST BE CONSIDERED APPROXIMATE ONLY. IT IS POSSIBLE THERE MAY BE OTHERS, THE EXISTENCE OF WHICH IS PRESENTLY NOT KNOWN OR SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THEIR EXISTENCE AND EXACT LOCATION AND TO AVOID DAMAGE THERETO. NO CLAIMS FOR ADDITIONAL COMPENSATION WILL BE ALLOWED TO THE CONTRACTOR FOR ANY INTERFERENCE OR DELAY CAUSED BY SUCH WORK. 8.95 AC RA M S CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319)351-8282 www. mmsconsultants. net Date Revision 08/18/2025 PER CITY COMMENTS SITE LAYOUT AND DIMENSION PLAN ROOSEVELT RIDGE IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 06/26/2025 Designed by. Field Book No: CAT Drawn by Scale: HEH 1 "=40' Checked by Sheet No: CAT Project No: 11603-001 of: 6 PRELIMINARY SENSITIVE AREAS DEVELOPMENT PLAN AND OPD ROOSEVELT RIDGE 11 `��'//1� /' / ' I OWA CITY I OWA -- _a �1z �/,_�' /�= / / ' \ PREPARED BY: APPLICANT: �,' /' o MMS CONSULTANTS INC. TWG DEVELOPMENT - & �� v 1917 S. 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FINAL FILTER SOCK BE!! • • • BEE N � • � PERIMETER SILT FENCE ■mmmmmmmm-- SILT FENCE TEMPORARY ROCK CONSTRUCTION ENTRANCE/EXIT SA TEMPORARY SOIL STOCKPILE AREA TEMPORARY PARKING AND STORAGE DIRECTION OF OVERLAND FLOW a] DUMPSTER FOR CONSTRUCTION WASTE CW CONCRETE TRUCK/EQUIPMENT WASHOUT PR PORTABLE RESTROOM RIP RAP OUTLET PROTECTION DL DOCUMENT LOCATION (PERMITS, SWPPP, INSPECTION FORMS, ETC.) 0 FILTER SOCK INLET PROTECTION (a FILTER SOCK BEHIND CURB AT CURB RAMP THE ABOVE LISTED ITEMS ARE SHOWN IN THEIR RECOMMENDED LOCATIONS. IF A CONTROL MEASURE IS ADDED OR MOVED TO A MORE SUITABLE LOCATION, INDICATE THE REVISION ON THIS SHEET. THE BLANKS LEFT FOR OTHER MEASURES SHOULD BE USED IF AN ITEM NOT SHOWN ABOVE IS IMPLEMENTED ON SITE, ADDITIONAL PRACTICES FOR EROSION PREVENTION AND SEDIMENT CONTROL CAN BE FOUND IN APPENDIX D OF THE SWPPP. AREA FIFE 0 750.00 9 750.00 9 750.00 44 740.00 (�) 750.00 I6 750.00 IOW UTILITIES A THE CONTRACTOR SHALL NOTIFY IOWA ONE CALLSIVI ONE CALL AT 811 OR 800/292-8989 NO LESS THAN 48 HRS.IN ADVANCE OF ANY DIGGING OR EXCAVATION. WHERE PUBLIC UTILITY FIXTURES ARE SHOWN AS EXISTING ON THE PLANS OR ENCOUNTERED WITHIN THE CONSTRUCTION AREA, IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO NOTIFY THE OWNERS OF THOSE UTILITIES PRIOR TO THE BEGINNING OF ANY CONSTRUCTION. THE CONTRACTOR SHALL AFFORD ACCESS TO THESE FACILITIES FOR NECESSARY MODIFICATION OF SERVICES. UNDERGROUND FACILITIES, STRUCTURES AND UTILITIES HAVE BEEN PLOTTED FROM AVAILABLE SURVEYS AND RECORDS, AND THEREFORE THEIR LOCATIONS MUST BE CONSIDERED APPROXIMATE ONLY. IT IS POSSIBLE THERE MAY BE OTHERS, THE EXISTENCE OF WHICH IS PRESENTLY NOT KNOWN OR SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THEIR EXISTENCE AND EXACT LOCATION AND TO AVOID DAMAGE THERETO. NO CLAIMS FOR ADDITIONAL COMPENSATION WILL BE ALLOWED TO THE CONTRACTOR FOR ANY INTERFERENCE OR DELAY CAUSED BY SUCH WORK. 8.95 AC RA M S CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319)351-8282 www. mmsconsultants. net Date I Revision 08/18/2025 PER CITY COMMENTS SITE GRADING EROSION CONTROL PLAN AND SWPPP ROOSEVELT RIDGE IOWA CITY JOHNSON COUNTY I OWA MMS CONSULTANTS, INC. Date: 06/26/2025 Designed by. Field Book No: CAT Drawn by Scale: HEH 1 "=40' Checked by Sheet No: CAT Project No: 2 11603-001 of: 6 PRELIMINARY SENSITIVE AREAS DEVELOPMENT PLAN AND OPD ROOSEVELT RIDGE \IOWACITY 10 = PREPARED BY: APPLICANT: o �j MMS CONSULTANTS INC. TWG DEVELOPMENT 1917 S. 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L.A.► _r- NORTH INHUH 0 4 10 20 30 40 GRAPHIC SCALE IN FEET 1"=40' STANDARD LEGEND AND NOTES — PROPERTY &/or BOUNDARY LINES — — — CONGRESSIONAL SECTION LINES ------------- — RIGHT—OF—WAY LINES — EXISTING RIGHT—OF—WAY LINES — — CENTER LINES — EXISTING CENTER LINES — LOT LINES, INTERNAL — LOT LINES, PLATTED OR BY DEED — — — — — — — — — PROPOSED EASEMENT LINES ----------------- — EXISTING EASEMENT LINES — BENCHMARK (R) — RECORDED DIMENSIONS 22-1 — CURVE SEGMENT NUMBER —EXIST— —PROP— — POWER POLE — POWER POLE W/DROP — POWER POLE W/TRANS — POWER POLE W/LIGHT $ $ — GUY POLE x — LIGHT POLE OO ® — SANITARY MANHOLE Y — FIRE HYDRANT e — WATER VALVE OO ® — DRAINAGE MANHOLE wi ❑ — CURB INLET X X — FENCE LINE — EXISTING SANITARY SEWER (( — PROPOSED SANITARY SEWER ' — EXISTING STORM SEWER �< — PROPOSED STORM SEWER (W) — EXISTING WATER LINES W — PROPOSED WATER LINES E — ELECTRICAL LINES T — TELEPHONE LINES G — GAS LINES - — — — — — — — — — — — - — CONTOUR LINES (1' INTERVAL) — PROPOSED GROUND — EXISTING TREE LINE — EXISTING DECIDUOUS TREE & SHRUB — EXISTING EVERGREEN TREES & SHRUBS THE ACTUAL SIZE AND LOCATION OF ALL PROPOSED FACILITIES SHALL BE VERIFIED WITH CONSTRUCTION DOCUMENTS, WHICH ARE TO BE PREPARED AND SUBMITTED SUBSEQUENT TO THE APPROVAL OF THIS DOCUMENT. SENSITIVE AREAS LEGEND — STEEP SLOPES (18%-25%) (32,692 SF) 17,444 SF IMPACTED (53.4%) — CRITICAL SLOPES (25%-40%) (94,971 SF) 15,042 SF IMPACTED (15.8%) — PROTECTED SLOPES (40%+) (3,788 SF) — ALTERED PROTECTED SLOPES (40%+) (15,156 SF) 2,702 SF IMPACTED (17.8%) — PROTECTED SLOPES BUFFER ALTERED (61,198 SF)(100%) IMPACTED (32,946 SF)(53.8%) UNALTERED (20,556 SF)(100%) IMPACTED (0 SF)(0%) LLLLLLLLLLLL LLLLLLLLLLLL LLLLLLLLLLLL — IMPACTED AREAS LLLLLLLLLLLL LLLLLLLLLLLL — LIMITS OF DISTURBANCE IOW UTILITIES A THE CONTRACTOR SHALL NOTIFY IOWA ONE CALLSIVI ONE CALL AT 811 OR 800/292-8989 NO LESS THAN 48 HRS.IN ADVANCE OF ANY DIGGING OR EXCAVATION. WHERE PUBLIC UTILITY FIXTURES ARE SHOWN AS EXISTING ON THE PLANS OR ENCOUNTERED WITHIN THE CONSTRUCTION AREA, IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO NOTIFY THE OWNERS OF THOSE UTILITIES PRIOR TO THE BEGINNING OF ANY CONSTRUCTION. THE CONTRACTOR SHALL AFFORD ACCESS TO THESE FACILITIES FOR NECESSARY MODIFICATION OF SERVICES. UNDERGROUND FACILITIES, STRUCTURES AND UTILITIES HAVE BEEN PLOTTED FROM AVAILABLE SURVEYS AND RECORDS, AND THEREFORE THEIR LOCATIONS MUST BE CONSIDERED APPROXIMATE ONLY. IT IS POSSIBLE THERE MAY BE OTHERS, THE EXISTENCE OF WHICH IS PRESENTLY NOT KNOWN OR SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THEIR EXISTENCE AND EXACT LOCATION AND TO AVOID DAMAGE THERETO. NO CLAIMS FOR ADDITIONAL COMPENSATION WILL BE ALLOWED TO THE CONTRACTOR FOR ANY INTERFERENCE OR DELAY CAUSED BY SUCH WORK. 8.95 AC RA M S CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319)351-8282 www. mmsconsultants. net Date I Revision 08/18/2025 PER CITY COMMENTS SENSITIVE AREAS: SLOPES ROOSEVELT RIDGE IOWA CITY JOHNSON COUNTY I OWA MMS CONSULTANTS, INC. Date: 06/26/2025 Designed by. Field Book No: CAT Drawn by Scale: HEH 1 "=40' Checked by Sheet No: CAT Project No: 3 11603-001 of: 6 PRELIMINARY SENSITIVE AREAS DEVELOPMENT PLAN AND OPD ROOSEVELT RIDGE IOWA CITY, IOWA PREPARED BY: APPLICANT: MMS CONSULTANTS INC. TWG DEVELOPMENT 1917 S. GILBERT STREET 1301 E WASHINGTON ST, SUITE 100 L07 13 IOWA CITY, IA 52240 INDIANAPOLIS, IN 46202 / I v v UI i" — /— — ////—///./f �— . "///�/ /—/ /—// J////__— ///\/-6// — �/ ///Lv//�// /, 1fi/� / /�/ / /// /I1 v//"// —i 1 /-IA_/I —/ I /�/ I I 'A/�/ � --I— ' IA Iq/ ,I/I II _ \ I_1I\II ✓_1l I— / /I /i/ _�—�� —/`/��l O//�//i/ / \//- v- / C \ VA AA A/ — Av\ \ AA\IZ Q � bo ,\` WETL /�\\✓.vV � W�v Q V ' Y/(' Vv �/ � O� v F F S v l \_ \ A --/ 1—f AR E I1 iI A o ILIWTS O -DISTU— I_ _i R BANCE. 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SENSITIVE AREAS LEGEND + + + + -WETLAND AREA + + + + (152,769 SF) + + + + 18,151 SF IMPACTED (11.9%) - 50WETLAND BUFFER (VIA BUFFER REDUCTION) (81,734 SF) 3,023 Sr IMPACTED (2.0%) NOTE: THE IMPACTED BUFFER AREA DEPICTED IN PLAN VIEW IS ALREADY IN NONCONFORMANCE WITH THE CODE DUE TO THE EXISTING DRIVE LOCATION AND INFRASTRUCTURE FOR THE PREVIOUS ROOSEVELT ELEMENTARY. THE EXISTING DRIVE WILL BE RECONSTRUCTED AS PART OF THIS PROJECT TO CONFORM WITH CURRENT CITY OF IOWA CITY STANDARDS. LIMITS OF DISTURBANCE WETLAND BUFFER REDUCTION: THE 100' WETLAND BUFFER HAS BEEN REDUCED TO 50'IN ACCORDANCE WITH THE FOLLOWING STANDARDS PER SECTION 14-51-6.3.a: 1. THE WETLAND IS LESS THAN 5 ACRES IN AREA. 2. SPECIES LISTED BY THE FEDERAL OR STATE GOVERNMENT AS ENDANGERED OR THREATENED, OR CRITICAL OR OUTSTANDING NATURAL HABITAT FOR THOSE SPECIES, WERE NOT IDENTIFIED. 3. DOES NOT CONTAIN DIVERSE PLANT ASSOCIATIONS OF INFREQUENT OCCURRENCE OR OF REGIONAL SIGNIFICANCE. 4. IS NOT LOCATED WITHIN A REGULATED STREAM CORRIDOR. IOW UTILITIES A THE CONTRACTOR SHALL NOTIFY IOWA ONE CALLSM ONE CALL AT 811 OR 800/292-8989 NO LESS THAN 48 HRS.IN ADVANCE OF ANY DIGGING OR EXCAVATION. WHERE PUBLIC UTILITY FIXTURES ARE SHOWN AS EXISTING ON THE PLANS OR ENCOUNTERED WITHIN THE CONSTRUCTION AREA, IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO NOTIFY THE OWNERS OF THOSE UTILITIES PRIOR TO THE BEGINNING OF ANY CONSTRUCTION. THE CONTRACTOR SHALL AFFORD ACCESS TO THESE FACILITIES FOR NECESSARY MODIFICATION OF SERVICES. UNDERGROUND FACILITIES, STRUCTURES AND UTILITIES HAVE BEEN PLOTTED FROM AVAILABLE SURVEYS AND RECORDS, AND THEREFORE THEIR LOCATIONS MUST BE CONSIDERED APPROXIMATE ONLY. IT IS POSSIBLE THERE MAY BE OTHERS, THE EXISTENCE OF WHICH IS PRESENTLY NOT KNOWN OR SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THEIR EXISTENCE AND EXACT LOCATION AND TO AVOID DAMAGE THERETO. NO CLAIMS FOR ADDITIONAL COMPENSATION WILL BE ALLOWED TO THE CONTRACTOR FOR ANY INTERFERENCE OR DELAY CAUSED BY SUCH WORK. 8.95 AC RA M S CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319)351-8282 www. mmsconsultants. net Date I Revision 08/18/2025 PER CITY COMMENTS SENSITIVE AREAS: WETLAND ROOSEVELT RIDGE IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 06/26/2025 Designed by. 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WE WE WE WE NE-� ENE WE WE�NE ' WE WE�-NE��-xE�-(wE�wF xE� I �I "E I I- WE WE wE-/ yrE WE E -WE wE�wE� WE-` xE � � wE wE�WE��WE� / ( \ / II - - - - - - - - - -�_- - - - ( - _ - ,_-_\ _� A I V `--Jf����'!��_- _ - - _ - - - - A - - A I � 1 l V \ i \ V I V A \ A \ A V A V A - -_ - _ - /- - - - ORE �/ OHE '0HE' OH OHE - -OHS - _ 01[E ` -ORE _ OHE � _OHE_ _ HE� _ 0HE ` _ HE �/�\///�"/JOH" '- -' �� �\ © \ \ \ \ \ ) \ \ \ \ / I \ \ \ \\ ( \ \ \ \ \ \ I VA / / vV - _ - - - - - - - - - - - _ � -- - AAVAI All ll .Ll/�--�'���'-'- a �J _ ) ) ) ) / ) / A , i I I v v v I I v v I / v v II II - - -� -/ _ ` --- -- ' - -- - --- - vv / �- � `v v v f / / / / ' -I 1 ) / f / V J / I I -� / / I -- - -----/_�--- -� '-- ��-v+ 7--_ -I -�-----��--1- 1-F , "- f,- �' '/ //-/-- —,--F- I--,—l---1 V r I I ,/ / r I �- / -- I---I--fi I / / I -- - - - - - -- °-- - - - - -- -I--1--v---�--- - T- / - I I /_ram � �---�---- /_ � / I 1I NORTH 0 4 10 20 30 40 GRAPHIC SCALE IN FEET 1"=40' STANDARD LEGEND AND NOTES PROPERTY &/or BOUNDARY LINES - CONGRESSIONAL SECTION LINES ------------- - RIGHT-OF-WAY LINES EXISTING RIGHT-OF-WAY LINES - CENTER LINES EXISTING CENTER LINES - LOT LINES, INTERNAL LOT LINES, PLATTED OR BY DEED — — — — — — — — - PROPOSED EASEMENT LINES EXISTING EASEMENT LINES li�,,, -BENCHMARK (R) - RECORDED DIMENSIONS 22-1 - CURVE SEGMENT NUMBER -EXIST- -PROP- � $ - POWER POLE =* =* - POWER POLE W/DROP =1111111I =11111I - POWER POLE W/TRANS - POWER POLE W/LIGHT =9�: =@= - GUY POLE 0 * - LIGHT POLE O ® - SANITARY MANHOLE 114 Y -FIRE HYDRANT * e - WATER VALVE OO ® - DRAINAGE MANHOLE wi ❑ - CURB INLET X X - FENCE LINE (( - EXISTING SANITARY SEWER PROPOSED SANITARY SEWER - EXISTING STORM SEWER << -PROPOSED STORM SEWER (W) - EXISTING WATER LINES W - PROPOSED WATER LINES E - ELECTRICAL LINES T - TELEPHONE LINES G -GAS LINES - - - - - - - - - - - - - - CONTOUR LINES (1' INTERVAL) PROPOSED GROUND EXISTING TREE LINE 0 0 - EXISTING DECIDUOUS TREE & SHRUB - EXISTING EVERGREEN TREES & SHRUBS THE ACTUAL SIZE AND LOCATION OF ALL PROPOSED FACILITIES SHALL BE VERIFIED WITH CONSTRUCTION DOCUMENTS, WHICH ARE TO BE PREPARED AND SUBMITTED SUBSEQUENT TO THE APPROVAL OF THIS DOCUMENT. SENSITIVE AREAS LEGEND -WOODLAND AREA XXXXXXXX (152,856SF)(100%) O O O O O O O 00000 O O O O O - 50' WOODLAND BUFFER AREA (43,423 SF) (38.5%) LLLLLLLLLLLL LLLLLLLLLLLL LLLLLLLLLLLL LLLLLLLLLLLL LLLLLLLLLLLL - WOODLAND AREA IMPACTS 15,483 S38.5% ( F )( ) WOODLAND RETENTION AREA (93,950 SF) (61.5%) - — - — - LIMITS OF DISTURBANCE TREE PROTECTION DETAIL N.T.S. D(FEET) = 1.5 X TRUNK 0 (FEET) X 12 TRUNK � MEASURED AT 24" ABOVE GROUND O O 4' HT. CONSTRUCTION FENCE POST EXISTING z oo GROUND 't :2 17 INSTALL TO MEET CITY OF IOWA CITY REQUIREMENTS. DETAILS TO BE PROVIDED WITH CONSTRUCTION PLANS IOWA UTILITIES THE CONTRACTOR SHALL NOTIFY IOWA ONE CALLSIVI ONE CALL AT 811 OR 800/292-8989 NO LESS THAN 48 HRS.IN ADVANCE OF ANY DIGGING OR EXCAVATION. WHERE PUBLIC UTILITY FIXTURES ARE SHOWN AS EXISTING ON THE PLANS OR ENCOUNTERED WITHIN THE CONSTRUCTION AREA, IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO NOTIFY THE OWNERS OF THOSE UTILITIES PRIOR TO THE BEGINNING OF ANY CONSTRUCTION. THE CONTRACTOR SHALL AFFORD ACCESS TO THESE FACILITIES FOR NECESSARY MODIFICATION OF SERVICES. UNDERGROUND FACILITIES, STRUCTURES AND UTILITIES HAVE BEEN PLOTTED FROM AVAILABLE SURVEYS AND RECORDS, AND THEREFORE THEIR LOCATIONS MUST BE CONSIDERED APPROXIMATE ONLY. IT IS POSSIBLE THERE MAY BE OTHERS, THE EXISTENCE OF WHICH IS PRESENTLY NOT KNOWN OR SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THEIR EXISTENCE AND EXACT LOCATION AND TO AVOID DAMAGE THERETO. NO CLAIMS FOR ADDITIONAL COMPENSATION WILL BE ALLOWED TO THE CONTRACTOR FOR ANY INTERFERENCE OR DELAY CAUSED BY SUCH WORK. 8.95 AC RA M S CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319)351-8282 www. mmsconsultants. net Date Revision 08/18/2025 PER CITY COMMENTS SENSITIVE AREAS: WOODLAND ROOSEVELT RIDGE IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 06/26/2025 Designed by. Field Book No: CAT Drawn by Scale: HEH 1 "=40' Checked by Sheet No: CAT Project No: 11603-001 of: 6 �D n n N a 0 O 0 a 0 - O O 0 i 0 ID PRELIMINARY SENSITIVE AREAS DEVELOPMENT PLAN AND OPD ROOSEVELT RIDGE i - PART TWA �� / / �) ' - AF,PITION, I O WA CITY I O WA,,,,,,/. = '/I y ,I� PREPARED BY: APPLICANT: III v ;�j - MMS CONSULTANTS INC. TWG DEVELOPMENT v � - � 1917 S. GILBERT STREET 1301 E WASHINGTON ST, SUITE 100 \ �'\ =ira `_t L07 1 IOWA CITY, IA 52240 INDIANAPOLIS, IN 46202 ,�' - / / /j/ / / ,/ I V e_ T ''' ' ' i `/ %_/ / \ ` \\\ \ / / / `\ �� ��� /� ,w� Y / ` v� 1 / / \\V / l / i� / V I �/ i' _ - - / A 1 , l / - �\t / V/ i -- / I / _ / I v \ , - - i\\ - , / / - -\, _7 J i / / I / 1/ / k O+ l ' v - - , ���/ �� i v� v' / o' 'I' ' ' ' / / ' >. ' v \\ ( Y v v � 6 , 1 aE ,� ,/ / }' I i ' os I \ - / - �_ - I / I -,/ / // �,'. 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V A / , / , / ', / "' ' ' �/ - - - '' '' „ ' ' _ ; ' , , / ' /,, / / - - - - v - - vv'vvv` == - .' - _ v v ' - I TREE FOR EVERY 00 LF OF FRONTAGE ON LOTS LOTS WITH MORE THAN / / / , A _ s --_- / , / / /� / / / , / _ _ - - - - I v vvv1v , %-- a v v I ONE FRONTAGE. :' ' , ' _ - / /iiiiiiiiiiiiii� ,' _ �� • r 1 �� DENTON ST: 000.72 / GO = I I REQUIRED �_ I I PROVIDED �� - , - - _ - / / , i _ _ / / + ' + _ _ , , a illllll / / _ GREENWOOD DR: 81 9.90 / 00 = 14 REQUIRED ' - / r // // III '/./ l I / ' / //'' / -'// ;� /� _ -11 _ I `��� v v 14 PROVIDED (14 EXISTING) \ / I 1 , � I / / I I L' I \ / / I / / ) ' / ' , , , _ i , / / , , j - _ - / - - - A � •, + 'V+r \ V A v vv v , / v 1 v v v , I // r \I ( ; � , ; - - ' ' / /, , , - _ - 3 ++ . v v / / RESIDENTIAL SITE TREES: vv / v �� 1 v v v v v I r v _ - � / / ; ; - _ ' / „ / /1 - - `_ v 'v v vv v v ` v I TREE FOR EVERY 550 SF OF TOTAL BUILDING COVERAGE. vvvv v v v , v'v v v /I�I / / / / / / , �1'v / v v ' - v ' ' ' - - "' i ' I - III- _ - / _ _ r;, ��' ' v - 0 1,772 / 550 = 113 TREES REQUIRED v.' / / / v v `% 1// ' ' " - -, V \ ` 113 PROVIDED (8 I EXISTING) \VAAVA �� A \ l J I II /// / ,/ / i/////��/ - -//%' , /� _ V �` S 9 __ V �.�� \\ V A \ / ) I l/ '' 1 I J/I // ,// // M M M M �� v I �'I'1 v - �` I f 1 I V // I / ) ) f I I/ l/ / / /// , / // / / // ' /// i1 __ ,- '/ - / -NV r����� �� _ ri V I +[' V ` ` - -� f f ♦ .7 / / / l l / / �I / l I / - / / / l f / / / , _ - - `ir�„�" v _ [� ' \ v l/lIgL,J '/ ).' / //1 //''/ / ///// ,, ,' - �,'� v I /�// // / / , / / d/ / / / / / / / / / / / / / / ' , / , + _ �� ' ' 111 v v v / Imo, //////////;/�/// ,/ //////"//// /,/, "a `.�V A A1� +'A+�+�\V�_\ /// I I//� '/',/,///// ////� IIII/ , /'/ ,// ////// / /, '� _ v ,,, V - III '', - - / / // I // I v l," /�. , // , // /// / / ' / / / 1 / I // /� /- ,'ice l I�/ . ! /I/d /// , / / - //�i / //// / // , / ' / //' //// /' l / ' - ` '+v� I ' �` ` /✓ / ' , ,// , / , / / / / / / _ a v I ��....�.:. L, ., ' _ LANDSCAPE LEGEND II/jl ,i//'/i,' '/� i ///j'""/ / /, / ' ''/ /// ' I// // / / // ' l - - - \ V A I� \ v \ \ /'// _ / '''f / //,/ I // / /',' /' / / / / / // / ILl \ \ a 1 \ // , , , // / / / / / / / ,, ; ;- �'/ / _ / '/ /� ' /,� // - v v v v / r I - SYNTHETIC FIELD TURF I \ ,// / / J ' , / / / / , // / / '/ /, ,/ V / / / / 1 I ) I' I I / / / I � / / , / / / / / / � / , � / / , / / / , / v 1 , - ) I I 11�/ I 1 I 'I I I I l I I I / / / , / / - / 'i / , i / / / ", i j i i j + III A '� 1 I" VA - v A \ v 1 \ / \ I /11,l,111 I I I I: I I ( / / / / / , ,� � -�,'/ ,/ / � / / z -/ / / i / 1�111 �� _ v III I /IIII 1 � I I / / / / , / , •� � , _ _ / IIu / � �� `•": v ��: 1 / [w ..I� / /,� �, 1 � ' � � I / , TURF GRASS SEED I / \ A / / / / / / ' Y POA VJO N/ D ;� yO�i '' �'IJ V'N" / , / / A �, �0 1 A v A+ , I V \ v /II / I �/ �i, / / / / �' / , , , , / / / L� � , // / _ 06000042 ��C��C949 �0 v v v / I V 1� ! / - , , , 1/ 1 v V 1 1 _\ 1 / 1 I 1 \ \ \ \ l� ] 1 1 I \I I 1 ./ if 1 I / / , ,/ , /�! h`J l"IJT' ��' , , / ' - - V / , I ./ / / / / I / / / / / - _ " v v �' I � CRUSHED ROCK GRAVEL v/ �, , I v v I I ' i I / / I 1 / / I , — - /SY ; I g; 0' JRgww DF.%G� ' � � - - ��, I . � a z /I I I //// l I i I Il / , ///�/ ///// / //,��[�� �� , , , ' / .�� - / - - -_� V ,/,,y� y�y \ \ \I +,I+�l A1j I 1 -- \ \/� 1' 1 Ifi I 1 / 1 1 I � / ( l l ! / / , / I l l 1 l I I 1 , ' �, ' / / / / ' /, � i, ! 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I— x� ,' / w€ 1 x��x��wE-1 wE�' x� \ 1 x� IwE�WE�'xIE� / ( y / _ - ' - _ _ - _ - - -_ _ — -_I VA /� _ =I�� N- LT- -© , v v 1 1 \ ` \ V I V A `v , l \ V v A - V AA \ - t - - - ORE '\ OHE ^ 'OHE� OHE - OHE - - -OH€ _ - `OILE ~ _0HE \ 6HE �_ � SHE_ QHE- � - 0HE �HE OH �p ,FRY C�i}-Tr�� \ 1 \ \ I \ \ I I 4 \ \ - VA / / \ _ - - _ - - - - - - - - - - - - V AA V11 AIIJJ IIJJ ;� `_1 -L_=�/�� LJ �V�-LJ--V/? u eJ - - ) A I / J I / , � A 1 V A 1 1 I A A / 1 v A\ I I 1 \ 11 �I - ' I - _ - - _ - -A / - , / \ ) / / / / / ' I J 1 1 ) / l / ! ) 1 / / / ( / \ 1 I I / / - - -- ---++4--- � -�----- r--I- -I - I -ram- -r,�- 4--, /--/-'�--fl --+ 11---? --- - --- '----/-�--/- - - ----- - - -t�L LANDSCAPE NOTES STANDARD LEGEND AND NOTES PROPERTY &/or BOUNDARY LINES - CONGRESSIONAL SECTION LINES ------------- - RIGHT-OF-WAY LINES EXISTING RIGHT-OF-WAY LINES - CENTER LINES EXISTING CENTER LINES - LOT LINES, INTERNAL LOT LINES, PLATTED OR BY DEED — — — — — — — — - PROPOSED EASEMENT LINES ------------------ EXISTING EASEMENT LINES AIIIJ,,, -BENCHMARK (R) - RECORDED DIMENSIONS 22-1 - CURVE SEGMENT NUMBER -EXIST- -PROP- � $ - POWER POLE =* =* - POWER POLE W/DROP =1111111[i =*= - POWER POLE W/TRANS - POWER POLE W/LIGHT =9�: =@= - GUY POLE 0 * - LIGHT POLE OO ® - SANITARY MANHOLE Y -FIRE HYDRANT * e - WATER VALVE OO ® - DRAINAGE MANHOLE W11 ❑ - CURB INLET —X—X— - FENCE LINE (( - EXISTING SANITARY SEWER PROPOSED SANITARY SEWER - EXISTING STORM SEWER ,< -PROPOSED STORM SEWER (W) - EXISTING WATER LINES W - PROPOSED WATER LINES E - ELECTRICAL LINES T - TELEPHONE LINES G -GAS LINES - - - - - - - - - - - - - CONTOUR LINES (1' INTERVAL) PROPOSED GROUND EXISTING TREE LINE O0 - EXISTING DECIDUOUS TREE & SHRUB - EXISTING EVERGREEN TREES & SHRUBS THE ACTUAL SIZE AND LOCATION OF ALL PROPOSED FACILITIES SHALL BE VERIFIED WITH CONSTRUCTION DOCUMENTS, WHICH ARE TO BE PREPARED AND SUBMITTED SUBSEQUENT TO THE APPROVAL OF THIS DOCUMENT. PLANTING SCHEDULE SHADE TREE 32 i�7) 2" CAL. flf//f ORNAMENTAL GRASS 139 e71 � 1 8" HT. `lI%)DECIDUOUS SHRUB 167 1 8" HT. EVERGREEN SHRUB 151 0 18" HT. I - THE LAMS. CAPE CONTRACTOR SHALL VERFI' ALL LOCATIONS OF UNDEREJI UTILITIES ON 517E PRIOR TO LAMS. CAPE INSTALLATION. 2 -PLANT QUANTITIES ARE FOR INFORMATION ONLY; DRAWING SHALL PREVAIL IF 6amiCT OCCURS. 9 - KIM, SIZE AND QUALITY O= PLANT MATERIAL 6HNLL COPPORM TO NvtERICAN STANDARD FOR NURSERY STOCK, ANSI Z6O - r", OR MOST RECENT ADDITION. 4 - LAYOUT OF PLANT MATERIAL AT SITE SHALL DE APPROVED DY THE LAP6CAPE ARCHITECT PRIOR TO INSTALLATION. 5 - ALL PLANTING UP AREAS SHALL HAVE QUALITY TOPSOIL ADDED (IF NEEDED) $Y LAMSCAPE CONTRACTOR TO DRING UP GRADES V' - 4" $ELAN EXI6TNG CONCRETE AREAS AND TOP OF DECORATIVE WALLS. (PRIOR TO $IDPNG, CONTRACTOR 15 RECOMMEMED TO VISIT SITE) 6 - FINISH GRADING Cr PLANT UP AND SIX AREAS SHA1 DE PERFORMPD DY LAMSCAPE CONTRACTOR 7 - ALL Shfl AM PERENNIAL PLANTING AREAS SHALL HAVE A MINIM Id 9 IWA I DEEP BED OF DOUBLE SHREDDED HARDWOOD PARK MUCH AND AN APPLICATION OF A PRE -EMERGENT ("PREENOR APPROVED EQUAL) FOR WEED CONTROL. S - LANP66AM EDGING MrWfEN DARK MI-0 AND LAWN AREAS SHALL M A SPATE CUT EDGE EDGE SHALL DE IWrALLEP VERTICAL AND ACCORDING TO DETAILS 5 - 6TACNG S1A_L 6E REQUIRED ON ALL TREES (EXCEPT MLLTI- T VARIETIES) 6TACE USNG (2) OR (9) 6' STEEL "T" POST PLACED OUTSIDE OF ROOT6ALL AND ADHERED TO TRUNK OF TREE WITH 1.6 el GABLE AD WOVEN NALON TREE STRAPS. 10 - ALL TREES FREE-�5TAMIN6 IN LAWN AREAS AND IN PLANTING DE95 SHALL DE WRAPPED WITH A 6TADARD ~Al TREE WRAP AM FASTEND WITH TWIN OR APPROVED METHOD. 11 - ALL TREES FREE-ITAMING WITHIN LAWN AREAS SHALL HAVE A MINIMLM 4 FT. PIA RING OF POUDLP SHREDDED HARDWOOD BARK MACH AT A 9 INCH DEPTH. 12 - ALL LANDISCAPE PLANTING AND SOD AREAS SHALL M THOROUGHLY WATERED UPON INSTALLATION AND A TOTAL OF (9) WATERINff6 BEFORE INITIAL ACCEPTANCE. AFTER ACCEPTANCE, SOD SHALL DE MAINTAINED FOR (30 DAYS OR LINTL ROOTED IN. 0 - LANDSCAPE CONTRACTOR M15T FOLLOW AL DETAILS PROVIDED ON SHEETS PE66RI15W LAMSCAPE CONSTI l TION TEChNIQI.ES. 14 - ALL LANDSCAPE PLANTINGS SHALL DE GUARANTEED FOR A PERUA OF ON YEAR fRCM DATE OF INITIAL ACCEPTANCE. 15 - SEED ALL REMAINNG AREAS WITH POT URBAN MIX TYPICAL TREE PLANTING DETAIL N.T.S. PRUNE BROKEN BRANCHES AS NECESSARY, MAX. 1/3 NARROW BRANCH UNION ANGLE WITH EVIDENCE OF INCLUDED BARK AND/OR BRANCH/TRUNK DIAMETER RATIO GREATER THAN SHALL BE REJECTED. WOVEN NYLON TREE STRAPS, SIZE TO ALLOW 1.5"O OF TRUNK GROWTH, — PLACE AT 213 HEIGHT OF FIRST BRANCHING GALVANIZED AIRCRAFT -GRADE - 16 GAUGE CABLES, ONLY TIGHT ENOUGH TO PREVENT SLIPPING; ALLOW SOME TREE MOVEMENT 2' - 6" STEEL "T" POST, --,, STAKE PER STAKING ORIENTATION PLAN, REMOVE AFTER TWO GROWING SEASONS EDGE OF MULCH AREA MIN. 3' RADIUS I 5" DEEP VERTICAL SPADE CUT EDGE -_ STRIP SOD FROM UNDER MULCHED AREA FERTILIZER TABLETS 3 PER TREE SPACED EVENLY - AROUND ROOTBALL NORTH TREE �STRAP CABLE STAKING ORIENTATION PLAN PLANT WITH BASE OF TREE A MIN. 1" ABOVE ADJACENT GRADE ENSURE ROOT FLARE IS VIABLE REMOVE ALL TWINE AND STRAPS OR CUT AND FOLD WIRE BASKET AND CUT BURLAP FROM TOP 1/2 OF ROOTBALL 3" MINIMUM DEPTH SHREDDED HARDWOOD BARK MULCH, ENSURE ROOT FLARE IS VIABLE SIDEWALK/PAVING �t��7 3" WATER RETENTION SOIL RING EXISTING UNDISTURBED SUBGRADE PLANTING MIX/NATIVE SOIL BACKFILL TREE PIT TO BE MINIMUM OF 2.5 X ROOT BALL DIAMETER SLANT AND ROUGHEN SIDES; INCREASE PIT DIAMETER IN HEAVY CLAY SOILS SHRUB PLANTING DETAIL (DECIDUOUS AND EVERGREEN) N.T.S. ROOTBALL (CONTAINER 1)¢ X MATURE ON -CENTER SPACING ON -CENTER SPACING ROOT BALL (BALL AND GROWN) REMOVE ENTIRE DIAMETER OF SHRUB (SEE PLAN OR PLANT BURLAPED). CUT TWINE AND CONTAINER BEFORE LIST FOR SPACING)1 7 BURLAP FROM TOP 1/2 OF INSTALLATION ROOTBALL AND REMOVE BEFORE INSTALLATION EDGE OF SIDEWALK OR CURB PLANTING TOPSOIL FOR BACKFILLING TURF III —I III— —III—III—I I III III— - 5" DEEP VERTICAL • == • — • • 4" MINIMUM DEPTH —III III —I I I —III I � I— III=III III SPADE CUT EDGE =III=III- SHREDDED HARDWOOD _ —_ —_ III III— III III —I 1 II I—— III—_ - FERTILIZER TABLETS BARK MULCH BED —1— — III —III—= = —III III —I —_—_ III —III —III —_—_---Ili_ —� (3) PER SHRUB SPACED I I I, -III -III, III III III III III, III —III III III III -III= EVENLY AROUND ROOTBALL , ,III ,III PLANTING HOLE SHALL BE 2X DIAMETER OF ROOTBALL EXISTING UNDISTURBED AND 6" MINIMUM DEEPER SUBGRADE 8.95 AC RA M S CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ENVIRONMENTAL SPECIALISTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319)351-8282 www. mmsconsultants. net Date I Revision 08/18/2025 PER CITY COMMENTS LANDSCAPE AND FINAL STABILIZATION PLAN ROOSEVELT RIDGE IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. Date: 06/26/2025 Designed by. Field Book No: CAT Drawn by Scale: HEH 1 "=40' Checked by Sheet No: CAT Project No: 11603-001 of: 6 W Z) I- U W 2 U Q O 0 Z) U) OWNERPROJECT TEAM Washington1301 E. 00 TWGIndianapolis, IN 46202 1 DEVELOPMENT, Development • .2703 csmith@twgdev.com GENERAL CONTRACTOR qTWG • Development,1301 E. Washington Street,- 100 • Indianapolis, IN 46202 DEVELOPMENT, 40 ARCHITECT . _Washington00 • 1 TWG Indianapolis, IN 46202 0) 'IT DEVELOPMENT, ARCHITECT 0-5 ..- LLj 3: • CIVIL/LANDSCAPE • / . • �!+ `JE - bets kl+M1'annrng and iltta!foprnLVM $SrIQ� 917 S. Gilbert CO •wa IA ,, i w r • - • • f 7 y✓'a'G'� ' • • • . • v f - 'asLU Uj :-CIE! - xt G• -- �.3" \ IFA ISSUE aL i ( �r F 411 PROJECT DESCRIPTION AA- « ,.Tf IIIyr r s � .:,�- ..: -..S�i 1�'r.'�. _' -t-_: `,, ,+ �� '-.: of C.1 ® - � -y �"'- o,: - �;a=_,A',3.c� - �• �;_ _ a � - .. .. -- .._._ .. xr.:.- _.Y. -� -. ! ;."�,JY-.. -x .. A.n...:. I I III ♦ j .a _r _ 3"'+ca 'tY�' - - -- - Mi.: $F �'..� � sue• � � - '- • • • >_ ` s - APPLICABLE BUILDING CODES A 7= : r"\ . . __ , ..' ..era. a _ ... .�• _ _ �. , _.«.. «. _ L / h.: m: I _.. ... _, —. 4 , A;11-Ift 16, q e U a •?+!r {n �. T t- I r I : a I kk - - ,�. ate` •a, �. ., ._ _ > l a _ -.•_ - .. - - -_. --gam- - ---:. �,__s ..._- ... - t'i'¢_ -. ... . �. --_• -..._ - y...-. ,�--�„ ,. �. .. - k.. ... .- .. ter-'=. -. -.%. -S I , F 6r� dye t �R, e '.,f ^ � -.♦ - . - ! _ 1�\ ��`� �l :e`}�,°`., , +- ' +.,:: "-'•' !.. aa" '" c _a^ - L:. 'Z..r,�r"r='C� A'- _"v �,sw. - ;' - m t L!* NOTE: ALL DWELLING UNITS ARE TO BE COMPLIANT WITH THE REQUIREMENTS • - I M • �_ I F I I ni. 4#1 PROPERTY �d 13 I UNIT SUMMARY UNIT TYPE LEVEL 1A 1 C 1 D 1 D.1 1 D.2 1 E-HC 2A 2A-HC 2B 2C 2D 3A 3A-HC 3B #/FLR 1 6 6 1 6 3 1 13 2 - 1 2 4 1 1 47 2 7 6 1 6 3 1 16 1 - 1 3 4 1 3 53 3 7 6 10 - - 1 16 1 2 1 3 4 1 - 52 4 6 4 1 - - 1 12 2 1 - 3 4 1 - 35 TOTAL BY UNIT TYPE 26 22 13 12 6 4 57 6 3 3 11 16 4 4 187 TOTAL BY BEDROOM 83 80 24 % BY UNIT TYPE 26% 26% 15% 14% 7% 4% 71 % 7% 4% 4% 14% 66% 17% 17% % BY BEDROOM # 45% 42% 13% OF THE FAIR HOUSING ACT DESIGN O Q MANUAL. UNITS MARKED AS 11HC11 TO C:) MEET UFAS REQUIREMENTS CU 3: Z W L o �' W o� 00 (D 7C) L � O Cc Cfl Q BUILDING AREA DEFINITIONS REVISIONS NO. DATE DESCRIPTION "NET"AREA - ALL AREA MEASURED FROM EXTERIOR FACE OF FRAMING. THIS IS WHAT IS USED FOR BUILDING CODE AREAS. "GROSS"AREA - ALL AREA MEASURED FROM EXTERIOR FACE OF FINISH "LEASABLE" AREA - SUM OF THE "MARKET NET AREA" FOR ALL UNITS ON T+ "% BUILDING AREA - LEASABLE BUILDING AREA - NET EACH FLOOR Y• u` ! - , � I, „ ° ". NAME AREA LEVEL AREA .• COMMUNAL„ AREA - ALL NON -LEASABLE SPACE WITHIN THE BUILDING r '' !'\!'%-rMr %1A IT A R ArA lIT\/ r%M n irre+ A r% K l/-% !'\rrl!'%r rl r!%-rr-% -% A I 01 ARCHITECTURAL SITE PLAN • 02 LEVEL 1 - FLOOR PLAN • 03 LEVEL 2 - FLOOR PLAN • 04 LEVEL 3 - FLOOR PLAN • 05 LEVEL 4 - FLOOR PLAN • 06 ROOF PLAN • 07A ELEVATIONS • 07B 3D RENDERINGS • 08 UNIT TYPE - 1A • 09 UNIT TYPE - 1 C • 10 UNIT TYPE - 1 D • 11 UNIT TYPE - 1 E-HC • 12 UNIT TYPE - 2A • 13 UNIT TYPE - 2A-HC • 14 UNIT TYPE - 2B • 15 UNIT TYPE - 2C • 16 UNIT TYPE - 2D • 17 UNIT TYPE - 3A • 18 UNIT TYPE - 3A • 19 UNIT TYPE - 3A-HC • 20 UNIT TYPE - 3A-HC • 21 UNIT TYPE - 3B • 22 UNIT TYPE - 3B • UNIT AREAS & DETAILS 1A 1 C 1 D 1 D.1 1 D.2 1 E-HC 2A 2A-HC 2B 2C 2D 3A 3A-HC 3B MARKET NET AREA 704 829 784 868 851 887 930 930 1131 1257 1028 1204 1207 1411 MARKET GROSS AREA 723 836 795 889 869 895 939 955 1138 1299 1039 1229 1231 1450 # OF BEDROOMS 1 1 1 1 1 1 2 2 2 2 2 3 3 3 # OF BATHROOMS 1 1 1 1 1 1 1 1 2 2 2 2 2 2 4 " . i— �LEVEL 1 WL %W�• ,� - COMMUNA 116,398 SF ;r _P LEASABLE 144,334 SF 60,732 SF LEVEL 1 61,393 SF rvv 1 rr,\11V 1 kk_.vr-,r-,1uvr-,0, rXIVICIVI I T 0r-/-1l�CO3 LC/-iJIIVV Vrrll°iC, CLCI� I f�ll�/iL ROOMS, MECHANICAL ROOMS, MAINTENANCE ROOMS, ETC.) LEVEL 2 61,393 SF LEVEL 3 59,853 SF LEVEL 4 42,406 SF Ln lw�iffr­ Ir LEVEL 2 TOTAL 225,045 SF IN ' I. COMMUNAL 110,486 SF " t JF _ LEASABLE 150,236 SF UNIT AREA DEFINITIONS 60,722 SF LEVEL 3 HUD NETAREA= DEFINED AS "PAINT TO PAINT". IT IS THE LIVING AREA OF THE COMMUNAL 10,SF LEASABLE 47,505 SF BUILDING AREA - GROSS UNIT MEASURED TO THE INSIDE FACE OF THE UNIT PERIMETER DRYWALL. I 505 , 57,947 SF NAME AREA HUD GROSS AREA= MEASURED FROM THE CENTERLINE OF DEMISING WALLS IF r - �I I A LEVEL 4 "TO THE OUTSIDE FACE OF EXTERIOR WALLS AND FAR SIDE OF CORRIDOR 1COMMUNAL J8,:2:22:81 SF LEVEL 1 WALLS. PROJ. N0. DATE LEASABLE 33,313 SF COURTYARD 117,664 SF 22012_00 2023/05/23 TOTAL �220,942 SF GROSS AREA 62,510 SF MARKET NET AREA - (BOMA/IREM, ANSI Z65.4) MEASURED FROM THE LEVEL 2 CENTERLINE OF DEMISING WALLS TO THE OUTSIDE FACE OF EXTERIOR WALLS SHEET NAME -e 1 Y Y j - • ...v .Yz It_ ; GROSS AREA 62,196SF AND FAR SIDE OF CORRIDOR WALLS. COVER SHEET LEVEL 3 �,�[ I� .,� _ ' �* ' r 14 GROSS AREA 59,186 SF LEVEL 4 MARKET GROSS AREA - MARKET NET AREA + ATTACHED BALCONIES + GROSS AREA 142,859 SF EXTERIOR STORAGE AREAS DESIGNATED TO THE UNIT. TRUE ROOF DECK 111,071 SF NORTH 255,484 SF BALCONYAREA - MEASURED FROM THE EXTERIOR FACE OF EXTERIOR WALL, � SHEET NO. VICINITY MAP TO EDGE OF BALCONY/PATIO. 00 w ry w 2 U ry O r) (n N 0 �N1 V ry n O U CONCEPT - AMENITY LEVEL PLAN 1 /16" = 1'-0" I I CONCEPT - LEVEL 1 PLAN 1 1 /16" = 1'-0" A 4 07A 5 6 2 7 8 --7- — - — - — - — - — - — - — - — - L 0 9 10 11 12 2 02 FLOOR PLAN SYMBOLS - - A B D I E GRAPHIC SCALE 16 32 �a D 48 64 LEGEND 4 07A ACCESSIBLE UNIT HEARING IMPAIRED UNIT 0 0 N (n N N 4-0 c N 0 �Z � - N � �M V cu•� QO-) = W c ti V (u o 76 � Q co � co as J ■ H Z W 2 06 J W W 0 IFA ISSUE N Lo C) Q C) : >� U ca Z o W L W o� 00 C' N (D -0 cu 70 L r 0 Q REVISIONS NO. DATE DESCRIPTION PROJ. NO. DATE 22012 00 2023/05/23 SHEET NAME LEVEL 1 - FLOOR PLAN SHEET NO. 02 w ry w 2 U ry O r) (n N 0 �N1 V 2 CD ry n O U (4) 07A 2 7 8 12 I I 1 2 3 4 5 6 7 8 9 10 11 12 CONCEPT - LEVEL 2 PLAN 1 /16" = 1'-0" GRAPHIC SCALE 0 16 32 FLOOR PLAN SYMBOLS �a D TB A D E LEGEND 4 07A ACCESSIBLE UNIT HEARING IMPAIRED UNIT 0 0 Ir- (n a) L 4-0 c: N 0 0)� c:Z !E — N c/) -M V Cu•Lm =w cuco f` V Ir- (u o -3 � Q co — - co as J J ■ H Z W 2 06 a J W W 0 IFA ISSUE N Lo O Q O > U ca Z o W L o �' W o� 00 N (D -0 cu 70 L ,- 0 REVISIONS NO. DATE DESCRIPTION PROJ. NO. DATE 22012_00 2023/05/23 SHEET NAME LEVEL 2 - FLOOR PLAN %A?" 48 64 SHEET NO. 03 w ry w 2 U ry O r) (n N 0 N V CD ry n O U J 07A 5 6 � 2 7 8 9 10 C 1 12 I I � 1 2 3 4 5 6 7 8 9 10 11 12 I I CONCEPT - LEVEL 3 PLAN 1 /16" = 1--0" GRAPHIC SCALE 0 16 32 FLOOR PLAN SYMBOLS �a D A B D E LEGEND 4 07A ACCESSIBLE UNIT HEARING IMPAIRED UNIT 0 0 Ir- (n W 4-0 o c: N 0 0)� c:Z ! — N c/) -M U ca.Lrn =w cuco f` U Ir- (u o -3 � Q co — - co as J J ■ H Z W 2 06 a J W W 0 IFA ISSUE co N C:) Q C:) U ca Z o W L o �' W o� 00 (D cu 7C) L r 0 REVISIONS NO. DATE DESCRIPTION PROJ. NO. 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' •F :_. _ - ,,. — — i p r r, ,.r..- Y'. � QS .�' a•E_... .#' M-•:-- ', ,... e. - - ....,r .,. - _ C::>ro z - :i t ..., � "8.: �,'-w�+V'., f,. 1 K 1 - 99 • m pw bw 1■ ATTACHMENT 4 Good Neighbor Meeting Summary Summary Report for Good Neighbor Meeting � r CITY ❑F IOV A CITY Project Name: Roosevelt Ridge Project Location: 611 Greenwood Drive Meeting Date and Time: May 29, 6:30 -7:30 Meeting Location: Horn Elementary cafeteria, 600 Koser Avenue Names of Applicant Representatives attending: Jon Marner & Scott Pottorff(MMS Consultants) Jackson Tayler & Brian Hiltunen(TWG), Aldo Sebben(Studio Arch) Names of City Staff Representatives attending: Anne RUSsett Number of Neighbors Attending: 25 Sign -In Attached? Yes X No General Comments received regarding project (attach additional sheets if necessary) - General concerns about existing traffic, traffic enforcement in the area. Concern about maintenance of property. Concerns expressed regarding project (attach additional sheets if necessary) - Interest in type of affordable housing. Concern from most attendees regarding existing traffic issues in the area and the additional traffic impact from this project. Pedestrian safety for the area particularly at the proposed Greenwood Drive entrance location. Parking for tenants and the potential impact to parking on streets. Some interest in capacity of existing sewer and water infrastructure. Questions about possible amenities for the tenants and interest in a community garden. Grading and design of the site. Will there be any changes made to the proposal based on this input? If so, describe: A traffic study is being completed for the project to provide with the application. Staff Representative Comments Name and contact information (optional): Comments: �1e � ye ri o Yt ,,V� v G '� Name and contact information (optional): Comments: n XIli \ S 4 Y 475 5 v-- 5� w toe 1v2 G� S f�- f vi,a- �l�we c �' 1p J So tr�t� ram ' `" `„— id se Name and contact information (optional): 4eC,-)0.Cx.L Ito W(3;1G1111w-(X r L91y4� Comments: 7 Nance and contact information (optional): Comments: j�, tkrovt k qP prop �JAZ, pot red- h6d Name and contact information (optional): Comments- 14 Zoe& —�:ia.}�75fm«�lPdP/v'at�(Ayu,�,wa�a.ii�.e G'�ceaA ya Fnhb,P i`1L Le�G'�ic+�r/.�,E yaAa�sYwr� /964-/976. per, �, sR9 a-J�j ATTACHMENT 5 Traffic Study 0 1 WNW A I(lAl BOGERT 4050 River Center Court NE Cedar Rapids, IA 52402 Office: (319) 377-4629 Fax: (319) 377-8498 Greenwood Affordable Housing Traffic Impact Study Impact Study Complete Draft 611 Greenwood Drive Iowa City, IA 52246 Prepared by: Anderson -Bogert Engineers and Surveyors, Inc. Date: 6.27.25 Cedar Rapids I hereby certify that this Engineering document was prepared by me or under my direct personal supervision and that I am a duly Licensed Engineer under the laws of the State of Iowa. Jacob M. Sprengeler Exp. Date: 12/31/2025 Iowa Registration No. 27485 EXECUTIVE SUMMARY This study was conducted on behalf of MMS Consultants, Inc. in order to identify potential traffic impacts relating to a proposed affordable housing development located at 611 Greenwood Drive, Iowa City, Iowa. The development is anticipated to contain 187 dwelling units within a single 4-story building. The study area described within this report includes the following intersections: • Benton Street at Greenwood Drive • Greenwood Drive at the Proposed Development Entrance • Riverside Drive at Myrtle Avenue The study reviewed existing/no-build, opening day full -build (2026), and future no-build/full-build (2046) scenarios. The current property contains an old school building which has been vacant for over 10 years. The proposed development will completely demolish the site and completely rebuild. Of the study intersections, the two located Benton Street and Riverside Drive both exhibit a high potential for crash reduction. This matches several overrepresented collision patterns observed at these locations since 2020. Several factors including sight distance, sight triangles, and non-standard intersection geometry may be contributing to the collisions at Benton Street, while general signal visibility at Myrtle Avenue along with a temporary adjacent construction project could have contributed to patterns at the Myrtle Avenue signal. Existing counts were collected by the CLIENT at Benton Street and proposed site entrance. 2021 MPOJC data was referenced at the Myrtle Avenue signal. Counts were adjusted/inflated since the observations were completed outside of the University of Iowa academic semesters. The peak hours were determined to fall between 7:15-8:15am, and 4:30-5:30pm. Based on current ITE generation rates, the site is estimated to generate about 85 peak hour tips during the AM peak, and about 82 trips during the PM peak hour. All existing/opening day scenarios operated will likely operate with acceptable capacity and LOS whether the development is constructed or not. In the future, background traffic growth (particularly on Benton Street) will reduce the functional capacity of the Greenwood Drive southbound approach. The intersection should continue to be monitored in the future as background traffic increases. Generally, the southbound approach to the Myrtle Avenue signal on Riverside Drive plots within the warranted area for the southbound right movement for a 40-mph approach. Criteria for speeds less than 40-mph are not currently established, but this location (particularly in the PM peak) plots well within the established 40-mph warrant. The eastbound left movement on Benton Street at Greenwood Drive also plots well within the warranted left auxiliary lane warrant for urban streets. The intersection on Benton Street at Greenwood Drive likely does not fully satisfy volume warrant criteria provided in the MUTCD for Warrants 1 or 2 on opening day. At some point in the future as background traffic grows, these warrants could be fully -satisfied with or without the proposed development traffic. Several methods to improve alternate modes of transportation to/from the site were discussed. Particularly, improving visibility of the pedestrian crosswalk on Benton Street at Greenwood Drive, along with the existing midblock crossing at the proposed development entrance. Several improvements could be considered in order to improve pedestrian access and overall visibility along Greenwood Drive. INTRODUCTION This study is being completed on behalf of MMS Consultants, Inc (the CLIENT), who is contracted on civil design services for TWC Development (the DEVELOPER), to study potential impacts resulting in redevelopment of 611 Greenwood Drive. The property is midway along Greenwood Drive between Myrtle Avenue and Benton Street. The developer intends to demolish the existing buildings and replace it with a multi -family low-rise affordable housing development consisting of approximately 187 dwelling units across 4 stories. STUDY AREA After consulting with MPOJC and the CLIENT, the study area limits were determined and are shown in Figure 1 below. The three study intersections include: - Greenwood Drive and West Benton Street - Greenwood Drive and Proposed Site Access - Riverside Drive and Myrtle Ave Figure 1 - Study Area EXISTING NO -BUILD CONDITIONS (2026) EXISTING LAND USE The existing site was previously developed as a school but has been in a state of disuse and vacancy for several years. Therefore, at the time of the study and traffic counts, the development site was not generating traffic. ZONING The existing site is currently zoned within the 1131-1132 public categories, which aligns with its former use as a school. ADJACENT ROADWAY NETWORK The adjacent roadway network is summarized below in Table 1. Table 1 - Existing Roadway Network Summary ADJACENT LAND USE The areas adjacent to the proposed site are generally residential housing to the west and north. The primary commercial/services land uses are to the south and east of the site. Downtown Iowa City and the University of Iowa are located to the north and east. Figure 2 - Adjacent Land Uses CRASH HISTORY AND POTENTIAL FOR CRASH REDUCTION (PCR) The Iowa Department of Transportation (IDOT) maintains online crash databases known as the Iowa Crash Analysis Tool (ICAT) and Potential for Crash Reduction (PCR). The PCR is a statistical value that compares similarly categorized intersections and roadway stretches throughout the state. A positive PCR value represents an intersection that is performing more poorly than similarly categorized intersections throughout the state. PCR values greater than 0.2 are generally considered "statistically significant' for all crash severities. This significance category includes the worst 2.22% of all paved intersections in the state. A PCR greater than 1.0 is considered "High" and includes only the worst 0.65% of paved intersections in the state for all crash severities. The safety analysis for the study intersections is summarized in Table 2. Table 2 - Existing Crash Experience Summary Greenwood Drive at W Benton Street This intersection exhibits a statistically significant PCR value. Of the 15 crashes experienced since 2020, over 1 /3 involved collisions between southbound and eastbound traffic. About the same amount involved rear -end crashes for westbound traffic. The exact method for recording vehicle directions and origins cannot be determined directly from the ICAT turning movement map. One potential cause for this overrepresented pattern may be due to the close intersection spacing between Carriage Hill and Greenwood, creating a potential for overlapping left turns onto Benton Street as shown in Figure 3. Based on the arrows in the figure, it seems reasonable that these intersecting paths could be reported as shown in the ICAT diagram attached in the Appendix between a southbound vehicle and "eastbound" vehicle. Figure 3 - Benton Intersection Overlapping Lefts The unusual geometry is typically not considered best practice by current design standards. One countermeasure that may be considered to alleviate potential issues could be reducing the Carriage Hill driveway width and configuring this private roadway to be an entrance only. The existing parking arrangement on Carriage Hill appears to lend itself well to a potential one-way reconfiguration as shown in Figure 4. Figure 4 - Carriage Hill Parking A `i x Another potential cause for this type of crash could be the existing sight lines between eastbound vehicles and southbound vehicles, particularly on Greenwood Drive. There is a significant number of obstructions between these two approaches. A few of the notable obstructions include 2 utility poles, a bus stop shelter, stop sign and other sign assemblies, gas marker, and guy wires. Figure 5 shows the firsthand views for these movements. The additional visual stimuli combined with the existing pedestrian crossing requires a longer time for drivers to perceive and react to potential collisions. With many inputs, decision making becomes much more difficult and time consuming. Despite having the right- of-way, eastbound traffic may not be able to effectively perceive an errant southbound vehicle in time to take corrective action. Removal of obstructions within intersection sight lines is always recommended. In this instance, the bus stop could potentially be relocated away from the intersection to the north, and the city could work with the utility company to either shift or relocate existing utility poles out of the sight lines (several of the utility poles appear to also be within the current preferred setback distance provided in SODAS and AASHTO Roadside Design standards as well). The existing crash data also show that nearly 1 /3 of the crashes occurred during nighttime hours. The intersection has two luminaires in the general vicinity. Improving street lighting and uniformity within an intersection has been shown to generally reduce crashes per several studies published on USDOT's Crash Modification Factors Clearinghouse website'. Some studies have found that installing new or improving existing lighting reduces crashes between 15%-25%. Figure 5 — Benton Intersection Sight Lines An additional pattern evident at this intersection is unidirectional rear -end collisions, particularly on the westbound approach. One potential reason why this manner of collision may be overrepresented may be a combination of sight distance, pedestrian presence, and inadequate advanced warning of the hidden intersection and pedestrian crossing at Greenwood Drive. 1 https://cmfclearinghouse.fhwa.dot.gov/ Westbound Benton Street traffic must traverse a vertical curve on approach to the intersection with Greenwood Drive. The existing Greenwood/Carriage Hill intersection and uncontrolled pedestrian midblock crossing are completely obscured from view until about 200' in advance of the intersection based on available streetview and site visit observations. For a posted speed of 25mph, the 85t" percentile speed is typically measured and estimated between 30mph-35mph. Given these speeds, the stopping sight distance for Benton Street should be between 200'-250' in advance of the Greenwood Drive intersection. This limited sight distance may create situations where westbound vehicles may need to rapidly break for traffic entering from Greenwood/Carriage Hill, or a quick deceleration to yield near the intersection for pedestrians in the crosswalk. In the figure above, the crosswalk is beyond the line of sight for westbound traffic. Figure 6 - Benton Intersection WB Vertical Curve Figure 6 shows a view several feet above a typical driver's eye. From about 220 feet away, the crosswalk cannot be seen, nor any pedestrians in the street. In fact, an oncoming vehicle which is at Greenwood Drive is only just becoming visible to westbound traffic. Traffic counts outside of the academic year by the CLIENT showed over 10-20 pedestrians using crosswalks within the Greenwood/Carriage Hill intersection each hour. During school, its reasonable to assume this number would be even larger. The prevalent pedestrian presence here increases exposure to potential speed differentials and collisions at this location. Due to the vertical curve, additional advanced warning could help prevent instances of hard breaking, speed differentials, and rear -end crashes. Several entities have found success installing active crossing devices such as a Rectangular -Rapid -Flashing -Beacon (RRFB) and interconnected speed/queue detection systems. Pictured in Figure 7 is a typical interconnected advanced flasher (Cedar Rapids), and a slow vehicle detection system (US 151 in Fairfax, IA). These types of advanced warning systems could be beneficial for westbound traffic in warning of either slow vehicles or interconnected with pedestrian crossing devices such as an RRFB. Figure 7 - Advanced Warning Flasher Systems Greenwood Drive @ Site Development Entrance Near the proposed site entrance, there has been one crash since 2020. It involved a pedestrian and suspected minor injury. The incident occurred during apparently normal daylight conditions. Therefore, it does not appear that there is a correctable incident pattern at this location. Riverside Drive @ Myrtle Avenue This intersection contains the highest overall PCR value of the study intersections. The primary cause of crashes at this location since 2020 have been rear -end crashes caused by "following too close". Of the 16 collisions, 11 have been this type. Out of the 11 rear -end collisions, 8 have occurred in the southbound direction. 9 crashes listed speed as one of the primary causes of the collision. It was noted that there is not currently a dedicated southbound right auxiliary lane at this signal. Southbound right turns must therefore queue and wait within the Riverside Drive through lane as they yield for pedestrians. Since Riverside Drive is a primary arterial with high -volume, each instance of yielding in the through lane potentially exposes motorists to speed differentials on the road. Increased exposure to speed differentials comes with increased risk of collision. MPO counts showed that the pedestrian volume on the Myrtle Avenue crosswalk were minimal during the peak hours. No counts were available during the midday hours where rear -end collisions have been most prominent. Another observation for the overrepresented southbound rear -ends is related to time -of -day and environmental factors. The ICAT dashboard shown in Figure 8 shows the time -of -day distribution for rear end collisions at this intersection. 6 of the 8 southbound rear -end collisions generally occurred between the hours of 11 am and 2pm. This collision window coincides with the time of day that the sun is typically aligned directly behind the southbound signal assembly. Figure 8 - ICAT Rear -End Collision Time -of -Day Time of Day 111111 12 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 11 N.. AM AM AM AM AM AM AM AM AM AM AM AM PM PM PM PM PM PM PM PM PM PM PM PM r... As shown in the figure, it would appear that during midday, the sun can tend to backlight the Myrtle signal. Since the signal creates the potential for speed differentials (as the signal changes from green to yellow and red especially), increasing signal visibility can be one of the most effective safety countermeasures. In this instance, providing reflective tape for the backplates may improve night visibility. For daytime, potentially adding additional supplemental indications on the vertical pole and potentially the near -side could improve visibility. These supplemental indications would provide additional sight angle perhaps out of the sun's path and potentially limit instances where indications may be obscured by a vehicle in front (particularly larger vehicles like trucks and buses). The majority of speed -related crashes occurred in 2024 (5 of 9) which is around the same time that the new development was being constructed at this intersection. The remainder of the years saw 1 speed -related crash each. Therefore, the intersection should be monitored for speed -related collisions moving forward to determine if temporary conditions from the development possibly contributed to the 2024 spike, or if something has permanently changed to create a new pattern of speed -related collisions. Wi EXISTING TRAFFIC PARAMETERS AND DATA Counts were observed by MPOJC at the following location in 2021 while University of Iowa was in session: • Riverside Drive @ Myrtle Avenue Counts were observed by MPOJC at the following location in 2019 while University of Iowa was in session: • Benton Street @ Greenwood Drive/Carriage Hill Counts were observed by the CLIENT in May 2025 at the following locations: Benton Street @ Greenwood Drive/Carriage Hill Greenwood Drive @ Proposed Development Entrance (Briarwood Heath Center) Counts were observed by third -party Shive Hattery in September 2020 at the following location: • S Riverside Drive @ Myrtle Avenue The most recent CLIENT counts were completed after the conclusion of the University of Iowa academic calendar which ends in the first week of May. Therefore, traffic conditions (particularly in areas on or adjacent to campus) when counts were observed may differ from the typical peak hour conditions when the University of Iowa is in session. MPOJC also provided a traffic impact study for an off -site development located in the southwest corner of Myrtle Avenue and Riverside Drive. The counts for this study were completed during the COVID Pandemic where many public studies have shown a significant reduction in overall traffic nationwide. Iowa DOT AADT and turning movement data along Riverside from Benton Street to Highway 6 was also available in 2014 and 2018. The various sources of input data and associated parameters are summarized in the table below: Table 3 - Input Data Summary Source of Input Data CL • .. .. • Date May 2025 Jan 2025 July 2021 November 2020 October 2019 2014, 2018 Counts - Riverside @ Benton x x 2023 Counts - Riverside @ Highway 6 x x 2023 Counts - Riverside @ Myrtle x x 2023 Counts - Benton @ Greenwood x x 2022 Counts - Greenwood @ x 2022 Development AM Peak Hour 7:15-8:15a 7:30-8:30a 7:15-8:15a 7:00-8:00a, 7:30- 8:30 estimated AM PHF: 0.86 0.87 0.83-0.86 PM Peak Hour 4:30-5:30p 4:15-5:15p 4:30-5:30p 4:15-5:15p After 5:30pm 5:00-6:00p, 4:00-5:00 PM PHF: 0.92 0.95 0.95 0.89-0.95 Background Myrtle 0.76% Annual Growth Background Riverside 1 % 0.94% AnnualGrowth From these sources, the following existing traffic parameters were determined for the study area: AM Peak: 7:15a-8:15a PHF: 0.86 % Trucks: 1 % (No 2025 Data —Assumed from Shive Hattery and MPOJC Counts at Myrtle Signal Approach) PM Peak: 4:30p-5:30p PHF: 0.95 % Trucks: 1 % (No 2025 Data —Assumed from Shive Hattery and MPOJC Counts @ Myrtle Signal Approach) Background Growth Rate: 1% 12 The previous data source table demonstrates that none of the three study intersections have true comparable data for counts during and outside of school. Therefore, adjusting the most recent CLIENT provided counts at the Benton Street and development entrance intersections must be assumed. A previous study by Anderson Bogert located at the intersection of Highway 6, Riverside Drive, and Highway 1 in January 2025 considered similar issues. However, better direct counts were available for times during the academic year, as well as during breaks. The following is a direct excerpt from this study: "The mainline traffic [volumes collected in January 2025 during academic break were] compared at the two ends of Sturgis Corner Drive with the volumes collected during `normal" traffic operations by MPOJC in October [of 2024]. These results are shown in the table below. At both locations, one direction of travel was higher during the Anderson -Bogert counts. This is contrary to what might be expected when a majorgenerator[such as the University of Iowa] is notfullyoperational while counting. Table 4 - Previous Study Count Comparison Anderson -Bogert Count Comparison Approach @ Anderson -Bogert Approach MPOJC Approach Roadway Sturgis Corner Total Total Difference Ratio Drive Riverside Drive Northbound 765 880 -115 0.87 Riverside Drive Southbound 1173 1087 86 1.08 Highway 6 Eastbound 1392 1175 217 1.18 Highway 6 Westbound 1297 1368 -71 0.95 Since the signalized intersection counts were collected during an ideal time, they will be kept constant while the Sturgis Corner Drive counts are adjusted. At the south end of Sturgis Corner Drive, the eastbound movements were reduced and westbound increased in order to balance. At the north end, the northbound movements increased and the southbound decreased. Since the largest discrepancy was 87% between the MPOJC and Anderson -Bogert counts, all movements to/from Sturgis Corner Drive were increased by a minimum of 15% during the balancing... IDOT has counted this intersection [at Riverside Drive and Highway 6] about every 4 years since 2010, including 2010, 2014, and 2018. In 2014, the DOT counted outside of the University of Iowa academic calendar. Therefore, from 2010 — 2018 the intersection saw about 1 % annualized growth during this period. Therefore, it's estimated that the background growth rate for the study location is about 1 %. Assuming this growth rate, the 2010 DOT counts were brought forward to 2014, estimating about 45,300 as the total daily entering AADT for the signalized intersection of Highway 6 and Highway 1. The DOT annualized counts in 2014 were completed in July (outside of the university's standard academic semester) and was only about 41,500. This is about 8.5% less than predicted utilizing an average growth rate between 2010 to 2018. Therefore, the assumption to balance movements to the signalized intersection counts of MPOJC and ensure all movements to/from Sturgis Corner Drive are inflated by 15% seems adequate for analysis purposes." The comparative study found that counts along Riverside Drive (a primary arterial through the heart of the University of Iowa Campus) during a school break were as much as 15% lower in one direction, but 8% higher in the opposite direction. This suggests that while the University of Iowa is a major generator, the majority of traffic along Riverside Drive comes from vehicles unaffiliated by the University, or generally unaffected by the academic school term. The impact of counting outside the academic calendar likely provides a more substantial impact on Greenwood Drive compared with Benton Street. This is primarily due to Benton Street's collector geometry, serving significant pass -through traffic. This is in comparison to Greenwood Drive which is primarily an unconnected local street. As 13 a conservative assumption, the 2025 counts observed by the CLIENT along Greenwood Drive were inflated by 15%. As a collector road, a similar pattern on Benton Street can be reasonably assumed compared to the results seen along Riverside Drive in January of 2025. Since one direction of counts was lower outside of school, while the other was higher, inflating all Benton Street counts arbitrarily by 15% may result in an excessively conservative analysis. Therefore, a lower inflation rate on the order of 6-7% seems more appropriate. Of the two sources of count data available on Myrtle Avenue at Riverside Drive, the Shive Hattery data was taken during the COVID pandemic and may be unreliable. Therefore, the 2021 MPOJC counts for this intersection were utilized and brought forward by the assumed growth rate to 2025. Additional trips generated by the Shive-Hattery study were then added to the intersection. The other two intersections along Greenwood Drive utilized the CLIENT's recent counts from May 2025, with Greenwood Drive counts inflated by 15% and Benton Street counts inflated by 6.5%. The resulting existing/opening day no -build analysis volumes are shown in Figure 9. 14 I DRAWN BY: JMS I FIGURE 9 I APPROVED BY: ADJUSTED EXISTING/OPENING DAY gNDERSON+�BOGERT I DATE: JUNE 2025 ANALYSIS VOLUMES AM(PM) 15 OPENING DAY CONDITIONS (2025) DESCRIPTION OF DEVELOPMENT The proposed development (DEVELOPMENT) is located at 611 Green Drive, Iowa City, IA 52246. The CLIENT generally described the facility as an affordable multi -family residential facility. It will consist of 187 total units spread across 4 floors. The architect's rendering of the proposed facility is shown below in Figure 10. Figure 10 - Development Rendering The current engineer's site plan is attached below in Figure 11. The CLIENT indicated the primary site access is to Greenwood Drive. The access to Benton Street may or may not be eliminated from the design. If it is to remain, the access will be gated and used for emergency vehicles only (gate shown in PINK). BUILD -OUT SCHEDULE The entire development is scheduled to be operational upon opening day (assumed as 2026 for purposes of this study). W Figure 11 - Site Plan PROPOSED LAND USE AND ZONING The proposed zoning for this site is OPD-RM-20(MULTI-FAMILY). This is different than the zoning shown on the Johnson County Property Information Viewer at the time of this report (Institutional Public (P2)). According to the Iowa City Zoning Code at the time of this report, the development complies with permitted uses of RM-20 zoning. Based on the information provided by the CLIENT, the proposed ITE Land Use Code with is the most applicable is 223 — Affordable Housing. This land use code has a relatively "small sample size" within the ITE data. However, when compared to the next closest land use (Multifamily Mid -Rise), the estimated trips were within about 3%, which is a negligible difference for purposes of this study DEVELOPMENT TRIP GENERATION The development characteristics were used to enter the ITE 11tb Edition generation chart for land use 221. The estimated site trip distribution is summarized below: Table 5 - Site Trip Distribution Estimated Site Trip Generation, ITE Greenwood Drive Affordable 11th Edition Housing AM Peak Hour PM Peak Hour IN I OUT IN I OUT Land Use Description Code Unit of Measure Quantity Peak of Adjacent Streets, 7 - 9 Peak of Adjacent Streets, 4 - 6 Affordable Housing 223 Dwelling Units 187 25 61 48 34 Full -Build 25 61 48 34 Peak Hour Trips 86 82 Total Weekday Trips 837 17 ADJACENT OFF -SITE DEVELOPMENT AND IMPROVEMENTS At the time of this report, a new development was being constructed off -site at 525 S Riverside Drive. Not yet fully operational at the time of counting, vehicles from this local generator require adjustment of the counts acquired by the CLIENT. The off -site property is located in the SW corner of the signalized intersection on Riverside Drive at Myrtle Avenue. MPOJC provided the traffic impact study for this site. According to the report, the off -site development was anticipated to generate 133 trips during the AM peak, and 179 trips during the PM peak after internal capture reductions. Only about 3% of the off -site development traffic was estimated to utilize Greenwood Drive (less than 5 vehicles total in each peak hour). Therefore, for the study intersections on Greenwood Drive, the impact of the off -site development were assumed to be negligible. The off -site development is likely to impact the Myrtle signal which is analyzed in this report. The off -site development's impact on this intersection was discussed in the existing conditions section and is accordingly accounted for in the "existing background traffic". DEVELOPMENT TRIP DISTRIBUTION AND ASSIGNMENT The CLIENT provided that this affordable housing complex was not necessarily targeting college students as primary tenants. These types of tenants are generally more likely to utilize alternative modes of transportation to/from activities on campus than a personal car. Students would be largely attracted to the university campus which is located northeast of the site. The typical tenants for this site are likely distributed in accordance with the general commercial density distribution surrounding this site. Tenants most likely travel to and from jobs at commercial entities or are traveling to/from commercial retail/service sites. According to currently published Iowa City Laborshed Data2, about 53% of Iowa City's workforce lives within the city, and about 79% of the workforce lives within 24 miles. The average employee in the Iowa City laborshed travels about 17 minutes or less to work. Therefore, the majority of site users will likely be destined to stay within the Iowa City municipal area. From the site, the closest commercial services (grocery stores, eating establishments, etc) are located to the south and east of the site. The primary areas of commercial and professional employment (including University of Iowa, and general downtown area) are located northeasterly of the site. Therefore, its expected that the majority of site users will likely be attracted to Riverside Drive as the primary means of accessing the site. The assumed trip distribution, assignment, and opening day full -build analysis volumes are shown in the following figures. 2 https:Hiwd-Imi.maps.arcgis.com/apps/MapSeries/index.htmI?appid=96b4ef5da19045578ce80eadfbf5827f W I DRAWN BY: I I FIGURE 12 BY: I APPROVED BY: TRIP DISTRIBUTION gNDERSON�%BOGERT DATE: JUNE 2025 TRIPS IN (TRIPS OUT) 19 DRAWN BY: JMS FIGURE 13 APPROVED BY: ANDERSONO%BOGERT TRIP ASSIGNMENT DATE: JUNE 2025 AM (PM) 20 DRAWN BY: JMS FIGURE 14 APPROVED BY: ANDERSON%BOGERT OPENING DAY FULL -BUILD VOLUMES DATE: JUNE 2025 AM(PM) 21 FUTURE CONDITIONS (2045) BUILD -OUT SCHEDULE The entire site will be constructed by opening day. Therefore, the development has the same generation potential on opening day compared with the future scenario. ADJACENT OFF -SITE IMPROVEMENT AND DEVELOPMENT At the time of this study, no pending off -site developments in the immediate vicinity of the study area were brought to the attention of Anderson -Bogert. Since the majority of adjacent properties are already developed, it is assumed that the adjacent network will continue to operate comparably with opening day. For purposes of this analysis, no other external future development or roadway network factors were assumed to impact the study area. To obtain future analysis volumes, the existing no -build volumes were inflated by the assumed background growth rate over 20 years. The development's estimated trips were then added to the network in order to obtain the future no-build/full-build analysis volumes shown in Figure 15 and Figure 16, respectively. CAPACITY ANALYSIS The current general method to analyze intersections for capacity is to utilize methods of the Highway Capacity Manual (HCM). The two intersections with partial stop control can be analyzed using this method. The signal located on Riverside Drive at Myrtle Avenue contains a ped hold phase (phase 4) and therefore cannot be analyzed with the HCM methodology. Therefore, Synchro methodology was used instead assuming uncoordinated operation (as of the previous MPOJC project the signal had not yet been connect to the coordination corridor and does not appear to be running signal timings generated with the previous project based on data provided by MPOJC for this study). The general definitions for Level -of -Service are summarized in the table to the right. LOS A generally represents "free -flow" conditions whereas LOS represents a complete breakdown in flow. At the time of this report, Iowa SUDAS generally suggests LOS "C" as preferred for intersections overall, with LOS D preferred for individual movements. LOS D for the intersection and LOS E for individual movements are considered "acceptable" in the design year. The capacity analysis for all scenarios and study intersections are summarized in the tables below. Table 6 - LOS Definitions Highway Capacity Manual AWSC Control Delay s/veh 7th Level -of LOS by v/c <=1.0 Editioned TWSC and -Service Criteria Volume -to -Capacity Ratio v/c > 1.0 0-10 A F >10-15 B F >15-25 C F >25-35 D F >35-50 E F >50 F F Highway Capacity Level Control Delay s/veh Manual -of -Service LOS by v/c <=1.0 7th EditionSignalized Criteria Volume -to -Capacity Ratio v/c > 1.0 0-10 A F >10-20 B F >20-35 C F >35-55 D F >55-80 E F >80 F F 22 IDRAWN BY: JMS I gNDERSON %BOGERT I FIGURE I APPROVED BY: FUTURE NO -BUILD DATE: JUNE 2025 ANALYSIS VOLUMES AM(PM) 23 IDRAWN BY: JMS I gNDERSON%BOGERT I FIGURE 16 I APPROVED BY: FUTURE FULL -BUILD DATE: JUNE 2025 ANALYSIS VOLUMES AM(PM) 24 BENTON STREET AT GREENWOOD DRIVE Table 7 - Benton Street At Greenwood Drive Capacity Analysis No -Build Under opening day conditions, the intersection currently operates with acceptable LOS. All movements operate at LOS C or better. The southbound movement is the most critical, at LOS C. According to the HCM methodology, the expected southbound queue is usually less than one vehicle. The future no -build scenario sees the LOS for the southbound approach degrade to LOS E. This is primarily due to the background traffic growth assumption along Benton Street. With nearly 1,000 combined EB/WB vehicles during the PM peak, southbound traffic may have difficulty entering Benton Street due to the heavy EB/WB traffic. The longest expected queue may exceed 5 vehicles. 25 Full -Build The intersection generally continues to operate comparably with the no -build scenario. The intersection's performance will be primarily driven by the background traffic already using the intersection. GREENWOOD DRIVE AT DEVELOPMENT ENTRANCE Table 8 - Greenwood Drive At Development Entrance Capacity Analysis No -Build and Full -Build Assuming the two individual site driveways act "as one", the intersection will operate with good LOS during both all scenarios. Neither the background growth nor the proposed development appear to have noticeable impact on the capacity and performance of this intersection. 26 RIVERSIDE DRIVE AT MYRTLE AVENUE Table 9 - Riverside Drive At Myrtle Avenue Capacity Analysis No -Build This intersection operates with good LOS B or better for both no -build scenarios. For all no -build scenarios, the intersection operates with LOS B or better. The most critical movements are eastbound and southbound. Both operate with good LOS C or better for both time horizons. Full -Build The proposed development will likely not have a noticeable impact on individual movement delay for the opening day scenario. The analysis suggests that all movement delays change by less than around 2 seconds per vehicle. In the PM future full -build scenario, delay appears to increase by nearly 10 seconds per vehicle but still operates with acceptable LOS D. This increase is likely due to the overall coordination corridor parameters of the Synchro model. Anderson-Bogert's previous Riverside Drive model was utilized and included the entire coordination corridor. The Synchro delay methodology is more sensitive to neighboring intersection parameters than the HCM methodology. This likely accounts for the majority of the apparent delay increase. 27 WARRANT ANALYSIS AUXILIARY LANES At the time of this report, Iowa SUDAS design standards specify current guidelines for evaluating potential uncontrolled auxiliary lane warrants. The guidance currently references NCHRP Report 745 (Left Turn Treatments) and NCHRP Report 457 (Right Turn Treatments). NCHRP 745 warrants are not dependent on speed. NCHRP Report 457 was originally based upon rural high- speed roads. Therefore, the research presents warrant criteria that changes as the posted/85th percentile speeds change. The lowest relationship criteria curve provided in this report is 40-mph. All roads within the study area most likely have an 85th percentile speed which is at or below 40 mph. Therefore, the warrant criteria presented in Report 457 are not directly applicable to the curves shown in the tables below. Furthermore, the Myrtle Avenue intersection is signalized. Therefore, the uncontrolled approach warrant criteria do not directly apply. However, its worth consideration for periods during green where southbound traffic is free flowing during the peak hour. The following table shows how the study analysis plots against the closest relevant warrant criteria published in Report 457. Table 10 - Right Auxiliary Lane Warrant Criteria Right -Turn Bay Warrant Benton Street @ Greenwood Drive WBR 140 140 s 120 -40 mph ANNBPM r 120 vX 100 Analysis Volumes Lar 100 80 E 80 > 60PMFFull-Build o > 60 40PMFNo-Build D 40 ton -Build 0 20 AM o, 20 pening 0 0 200 400 600 800 1000 1200 Major -Road Approach Volume, (one direction), veh/hr Right -Turn Bay Warrant Greenwood Drive @ Development NBR -40 mph X Analysis Volumes 0 200 400 600 800 1000 Major -Road Approach Volume, (one direction), veh/hr Right -Turn Bay Warrant Four -Lane Riverside 140 , Dr @ Myrtle PMF Full -Build AMOFuli-Buil AMFFuII-Build 120 r PMO Full -Build t 100 •`Jn, PMF No -Build MF No -Build E 80 PM Ex/Opening o NB E 60 -40 mph 40 X Analysis Volumes JAMEx/Opening NB 20 0 300 500 700 900 1100 1300 1500 1700 1900 Major -Road Approach Volume, one direction, veh/hr 28 Benton Street @ Greenwood Avenue WBR The table above suggests that the WBR movement from Benton Street to Greenwood Drive does not satisfy warrant criteria even if the 85th percentile speed was 40 mph. Greenwood Drive @ Development NBR The table shows that this location is unlikely to satisfy warrant criteria even if the 85th percentile speed was 40 mph on this road. Riverside Drive @ Myrtle Avenue SBR This is a signalized approach. Therefore, the warrant criteria is not directly applicable. The need for a turn bay is more typically based on capacity and safety operations. It can be noted from the table that if the southbound traffic was uncontrolled (such as may be the case during extended periods of green indication) the PM traffic is heavy enough for all scenarios that the SBR movement would fall comfortably within a warrant for an 85th percentile speed of 40 mph. Although the warrant criteria cannot be directly applied, previous research and guidance from AASHTO and SUDAS both state that providing auxiliary lanes at intersections has been demonstrated to improve safety and operations. Therefore, even though the capacity of the intersection appears to be adequate for all study scenarios, a southbound right dedicated lane may help to improve and prevent rear -end collisions which have been overrepresented at this intersection. As previously discussed, a spike of collisions occurred in 2024 (nearly 5 of 9 collisions) while other years only experienced one or less collisions. This year happened to coincide with adjacent construction at the intersection. Additional monitoring is required to determine if a new pattern has truly been created or if 2024 was an anomaly. The following table demonstrates the left Table 11 - Left Auxiliary Lane Criteria auxiliary lane warrant criteria within the study area. Left -Turn Treatment for Urban/Suburban Arterials -Three Leg The proposed development entrance does not Greenwood Drive @ Development SBL approach the established criteria during either 50 L 45 AMO Full -Build opening day peak hour. In the future, the SBL r 40 PMF No -Build AMF FuII-Build movement could approach the established ? 35 warrant criteria. The table at right shows that o 25 > 20 -Left-Turn Lane Warm nt the AM future scenario only just plots to the right of the warrant curve. 10 75 X Analysis Volumes v pM Ex/O NB AMFNo-Buil pening 5 ° AM Ex/-0pening NB The future data plots are therefore sensitive to 0 50 100 150 200 250 300 350 400 450 the assumptions (existing count inflation and Major Highway OpposingVolume(veh/hr/In) background inflation) made within this report. Therefore, the location should continue to be Left -Turn Treatment for Urban/Suburban Arterials -Three Leg monitored as background traffic grows in order Greenwood Drive @ Benton Street EBL to confirm assumptions within this report. 120 " / AMF Full -Build �c AMFNo-Build 100 AM Ex/Opening NB At the Benton Street and Greenwood Drive > CFuII-Build intersection, the EBL movement consistently " 80 PMFFuII-Build 60 AMO FuII-Build plots well to the right and above the > -Left-Turn lane Warm nt established warrant curve for all scenarios 40 �PMFNo-Bui(' * Analysis Volumes whether the development is constructed or 20 PMEx/OpeningNB not. The capacity analysis earlier suggested ° p Y Y gg ° 100 zoo 300 aoo soo soo goo that the delay for this movement is acceptable Major Highway OpposingVolume(veh/hr/ln) but does suggest that the longest queue is expected to be one vehicle. 29 Therefore, there may be some operational and safety benefits for providing even a short queuing space (50 feet or less) outside of the major eastbound through lane. SIGNALIZED CONTROL Since the intersection along Greenwood Drive at the proposed development operates with good LOS, mostly free of auxiliary lane warrants, and generally free from a significant crash history, it was assumed this intersection would not satisfy signal warrant criteria for any scenario. The challenges involved with the dual private approach could potentially create more operational issues than signalization would solve. On Benton Street at Greenwood Drive, the signal warrant analysis is summarized in the table below. Anderson - Bogert did not collect any new counts for this report, and the CLIENT completed counts while school was not in session during only the assumed peak hours. Therefore, at least 8 hours of count data was not collected for this study. To fully and confidentially state that MUTCD warrant criteria are met, 8 hours of data are needed for volume Warrant 1 and 4 for Warrant 2. Instead, the peak hour counts were extrapolated over 24 hours utilizing a typical municipal streets daily distribution as reported by Iowa DOT in the most recent 2022 Annual Automated Traffic Counter Report. 12am-12pm were extrapolated using the AM peak hour data, and 12pm-12am were extrapolated using PM peak data. The existing data shows a significantly higher volume of traffic on the southbound Greenwood Drive approach in the PM. As a result, the extrapolated 24-hour data is provided in the Appendix shows that most hours where criteria are satisfied tend to follow from the PM peak hour. Therefore, this report cannot definitely state whether signal criteria are fully satisfied. Instead, the extrapolated data based on a typical similar road classification was used to estimate the likelihood of this intersection's potential to satisfy warrant criteria. Table 12 - Signal Warrant Estimate The table above suggests that warrants are not satisfied for either the existing or opening day full -build scenarios. However, as background traffic grows heavier (particularly EB/WB), the intersection may satisfy criteria at a point in the future before the +20-analysis period expires. In particular, Warrant 1 B is geared towards intersections where the major street traffic is so heavy that it causes excessive delay to the minor street (as opposed to Warrant 1 A which is overall volume shared between all approaches). The Benton Street intersection at first glance appears to be heavily weighted to the EBWB movements. We see this reflected in the warrant summary table above under the column for Warrant 1 B. The charts in the Appendix demonstrate that the nearly all the warranted hours are satisfied based on the PM extrapolated data. Therefore, additional counting during regular University operations is recommended in the future as background traffic continues to grow towards the point of fully satisfying warrant criteria. 30 ANALYSIS OF SITE GEOMETRICS ACCESS MANAGEMENT The proposed development has two (2) access points. The primary access is located on the local Greenwood Drive roadway. The alternate access is to be gated and restricted for emergency use only (per the CLIENT). This access is on the collector road. According to SUDAS, direct access to individual properties is generally discouraged along arterials and collectors. It would appear that the proposed site design follows this design guidance with the main entrance being located off of the adjacent collector road. The gated access also falls within the vertical curve portion of Benton Street which reduces sight distance for EB/WB traffic along Benton. Therefore, if this access is to remain, we recommend it is gated and restricted for emergency use only. Figure 17 - Proposed Access The primary site access will replace an existing driveway. There is only one other driveway located on the eastern half of Greenwood Drive. It sits immediately to the east of the proposed site. SUDAS does not list any specific separation requirements for residential driveways on local streets in Table 5L-3.05. Typical best practice is to separate driveways as much as feasible and line them up directly across from other driveways/approaches. The existing site poses grade challenges that may create more safety issues than it solves if the site's driveway is shifted to the west. Furthermore, the intersection has not experienced a statistically significant crash history since 2015 (oldest crash data published on ICAT by the Iowa DOT). Thus, the existing configuration does not seem to cause a correctable pattern of crashes. The previous school has been closed since about 2012, so crash data only covers years where the driveway access has likely not seen regular use. Based on current geometry, it doesn't appear that separating the driveways would result in significant line -of -sight improvements. Therefore, the primary improvement which would provide the most benefit would involve private collaboration to combine both driveways into a single access. However, since no existing safety issues are apparent at this location, additional monitoring may be more appropriate for opening day. 31 MULTI -MODAL ANALYSIS Figure 17 above shows an existing mid -block crossing on Greenwood Drive between the two existing driveways. The proposed site plans in the Appendix appear to show this sidewalk generally reconstructed in this current location. The lone recorded collision at this location since 2020 involved a pedestrian. Figure 18 - Existing Crosswalk Since cyclists and pedestrians may increase as a result of the development, advanced visibility may help improve the safety of this midblock crossing. With the driveways on either side, the current W11-2 warning signs shown in the figure below also contain diagonal downward arrows on supplemental plaques. Typically, this configuration is used when the signs are posted at the actual crossing. In advance, these signs should list the distance to the crossing. With the proposed design, the crosswalk remains wedged between the existing driveways. If one vehicle is queue at both driveways, the pedestrians might be completely obscured to through traffic. The pedestrian's sight line could also potentially be restricted during these instances. The is an existing park with trails located to the northeast of the site. The closest transit route currently runs to the west of the site along Woodside Place. This is the only pedestrian crossing currently designated between Woodside Place and Myrtle Avenue. Therefore, some type of crossing should remain across Greenwood in order to provide a safe location. A few potential ways to improve visibility of the crossing may include: • Reducing the width of Greenwood Drive at the mid -block crossing to create the feeling of mini "bumpouts" where crosswalk warning sign with arrow plaque can be placed at the crossing along with corresponding advanced warning signs on each approach. Signs may be installed with RRFB flashing devices as an additional visibility improvement. • Square up the existing midblock crossing by adjusting the proposed site driveway to be perpendicular to Greenwood Avenue, relocating the northside ramp to the other side of the residential driveway. This is sketched in Figure 19. Relocate crosswalk to east side of the Briarwood driveway, square the development driveway up with Greenwood Drive, consider sidewalk along the south side of Greenwood Drive westward to Woodside Place and provide an additional pedestrian crossing at this location. The combination of these items could improve crosswalk safety, visibility, and overall vulnerable road user accessibility within the corridor. The pedestrian crossing should still receive pavement markings, signage at the crossing, along with advanced signage on the approaches. This may need to be coordinated with existing advanced railroad warning signs. This concept is shown below in Figure 20. 32 Figure 19 - Squared up Crosswalk Figure 20 - Potential Site Driveway Improvements 33 TRANSIT ACCESS The closest transit route is the Oakcrest route which is shown in the figure below. As a result, residents riding public transportation may be likely to exit the site from the north and head westward along Greenwood Drive. Therefore, potentially providing sidewalk along the south side of Greenwood Drive towards Woodside Place, along with a crossing at Woodside Place might provide a logical path for pedestrians that discourages jaywalking. Figure 21 - Transit Route Map Woodsfyo o _ 815 Oakcrest St Brookland Park t Oakcrest Sb8 Woodside Dr Opd eor� Oaknoll Retirement Center #2 v i Benton St & Oaknoll Dr Greenw Dr 8 Bento t x � - o Benton Hill Park S Lot 48 Myrtle �n m O 'owa t^terstate Railroad W Benton St 34 CONCLUSIONS & RECOMMENDATIONS The site will generally allow the existing network to continue operating comparably with existing conditions. The site and it's generated traffic are not likely to create any new inherent capacity, safety, and operational issues within the study area. With this in mind, the following conclusions and recommendations were formulated by this report: 1. Consider immediate low-cost safety improvements for Benton Street at Greenwood Drive Intersection relating to existing crash experience This intersection exhibits a high potential for crash reduction and several apparent crash patterns. Several low-cost improvements which could potentially help include better crosswalk or "hidden driveway" signage, particularly on the westbound approach where a vertical curve hides the Greenwood intersection and pedestrian intersection until westbound vehicles are at or within safe stopping distance. An RRFB system could increase visibility of the pedestrian crossing, along with an interconnected advanced flasher for the westbound approach. The flasher system would illuminate when the RRFB's at the ped crossing are activated. An additional immediate improvement to consider would be removal of obstacles from within intersection sight triangles. Particularly between the southbound and eastbound traffic, an overrepresented collision pattern between these two movements is apparent. Increasing visibility between the two movements by relocating utility poles and potentially the existing bus stop away from the intersection could improve line of sight. An additional consideration now or in the future may be to reconfigure the Carriage Hill access as an entrance only, or a right -in -right -out. This would eliminate overlapping SBL between Carriage Hill and Greenwood Drive which could contribute to the existing crash patterns. The MPOJC and Iowa City should continue to monitor this intersection as background traffic grows. As Benton Street traffic grows, Greenwood Drive capacity will continue to degrade, and eastbound left traffic will experience higher delay. Without a dedicated eastbound -left lane, these vehicles may start to regularly queuing in the through lane of Benton Street thereby disrupting traffic. The EBL movement does not currently appear to be causing operational or safety issues at the intersection despite meeting a left - turn bay auxiliary warrant for all existing and full -build scenarios. As background traffic grows, the city should start planning for the potential addition of an EBL auxiliary lane at this location. 2. Monitor the Riverside Drive at Myrtle Avenue Intersection The City should continue to monitor the safety performance of this intersection, particularly for southbound traffic. The existing crash history shows an overrepresented pattern of southbound rear -end collisions. These appear to have spiked in 2024 (5 of 9 crashes since 2020) which coincided with the new development construction at this intersection. The city should monitor the intersection over the next several years to see if something in 2024 changed intersection conditions permanently, or if the southbound collision pattern for 2024 was an anomaly. If collision issues persist, the city should consider countermeasures to reduce this collision pattern. Several countermeasures which could help would include reflective backplates on the signal heads (primarily night visibility), additional supplemental southbound signal heads located on the right side of the road (on the vertical signal pole and/or a near side supplemental head), and potentially a southbound right turning lane. According to established criteria, if Riverside Drive 85t" percentile speeds were 40 mph, this location would comfortably satisfy auxiliary lane criteria (particularly in the PM peak hour). 35 3. Optimize Site Driveway Alignment to Greenwood Drive The proposed site driveway could be modified from the existing alignment to be at a perpendicular (90 degree) angle with Greenwood Drive. This would help improve site lines to Greenwood Drive (which currently is uphill toward the west). This realignment would also give more space for the existing midblock crosswalk (should it remain in place) or allow it to be squared up with Greenwood Drive as well (ideal pedestrian crossing is perpendicular). 4. Improve Visibility and Alignment of Existing Mid -Block Greenwood Drive Pedestrian Crossing and Sidewalk Network With the current dual driveway configuration, this midblock crossing does not have the best visibility for pedestrians or motorists. The warning signing is not quite typical per MUTCD application with the current placement of the W11-2 crossing warning signs and diagonal plaques which are to be installed at the crossing location, not 50' in advance. In conjunction with the potential site driveway perpendicular adjustment, additional improvements can be made to improve crossing safety and visibility. The crossing should be squared up with Greenwood Drive so that crossing is perpendicular to vehicular traffic. Warning signs should be placed at the crossing, and in advance of both approaches per MUTCD guidance. Advanced warning signage may need to be coordinated with the current advanced railroad warning signage to ensure proper visibility and effectiveness of both signs. Additional consideration should be made for potentially relocating the midblock crossing eastward to the other side of existing Briarwood driveway. This would improve geometry and visibility for the crossing compared with the existing location between twin driveways. In conjunction with the mid -block shift, consideration should be given to adding sidewalk along the south side of Greenwood Drive up to Woodside place with a designated crossing to the transit stop. This would be one potential route for pedestrians that would provide safe connectivity to the transit stop, and sidewalk network already along the north side of Greenwood Drive to Benton Street. The Greenwood Drive alignment appears to contain adequate stopping sight distance for design speeds between 30-35 mph. This crosswalk would also require appropriate advanced warning signage to maintain visibility. 36 APPENDICES Previous Shive-Hattery TIS (not attached - available from MPOJC) Synchro Files or Reports - Available Upon Request 37 AFFORDABLE HOUSING o 611 GREENWOOD DRIVE IOWA CITY, IOWA o TRA6 STANDARD LEGEND AND NOTES IW i C4 �P[sPAVINGuLEGEND [rvry o II it r.: sm si suae.s I LU III s� suea.x I Q 611 GR—EENWOOD IOWA w 0 a Z 3 W 3s (ii � G J� REVISIONS IPA I=+= C120 Benton St @ Greenwood Collision Diagram 15 Crashes 8/29/2022 6/16/2022 11/5/2024 3/21/2024- Q@ * 0 s 5/14/2022 12/4/2023 _ 6/13/2 223 4/27/2023 9/244//20�21 7/20/2024 n*- 10/5/2021 =223*- 10/20/2021 1 /17/20231 10/1 /2024 Clear 0 Straight Parked * Fatal Fixed objects: < Stopped Erratic 0 Major o General a Pole Unknown Out of control C Minor Ea Signal o Curb ® Tree �5 Animal Backing Right turn O Injury DUI < Overtaking Left turn Pedestrian a 3rd vehicle Sideswipe U-turn Bicycle p Nighttime Crash Magic Online 6/17/2025 Crash Magic Online Riverside @ Myrtle Collision Diagram 16 Crashes O N O N IN Id 0 Straight < Stopped Unknown Backing Overtaking < Sideswipe N_ N NN NN N N � 2/21/2024--J 7/31 /2021 Clear 2/13/2024� 11 /18/2024-1 .'IT. I� Parked * Fatal Fixed objects: �. Erratic 0 Major ❑ General a Pole Out of control C Minor ® Signal o Curb ® Tree �5 Animal Right turn O Injury DUI Left turn Pedestrian a 3rd vehicle U-turn Bicycle p Nighttime Crash Magic Online 6/17/2025 Crash Magic Online Location: Population: Analysis By: 185,000 JMS Date Data Taken: By: Comment: JMS Existing/Opening Day NB Roadway Major Street Name: Benton Street Number of Approach Lanes: 1 85th Percentile Speed (mph): 30 North -South Street: Critical Stopped Approach # of Lanes: 1 Intersection Legs: 3 Entering Traffic TotalMajor• Hour Benton Street Greenwood Drive Entering Ending INEB WB NB SB Traffic 0100 39 24 1 4 68 0200 25 16 0 3 44 0300 19 12 0 2 33 0400 19 12 0 2 33 0500 36 23 1 4 64 0600 95 59 2 11 167 0700 201 125 4 23 353 0800 436 271 8 50 765 0900 412 256 8 47 723 1000 342 212 6 39 599 1100 360 224 7 41 632 1200 279 343 10 106 738 1300 306 376 11 117 810 1400 300 369 11 114 794 1500 319 392 11 122 844 1600 376 463 13 143 995 1700 396 487 14 151 1048 1800 386 475 14 147 1022 1900 280 344 10 107 741 2000 214 263 8 82 567 2100 171 211 6 65 453 2200 122 149 4 46 321 2300 79 97 3 30 209 2400 48 59 2 18 127 Data Minor Street Greenwood Drive 1 30 x Street Minor Stop Cntrl Stop Cntrl Total Approach Direction Delay, sec 63 4 41 3 31 2 31 2 59 4 154 11 326 23 707 50 668 47 554 39 584 41 622 106 682 117 669 114 711 122 839 143 883 151 861 147 624 107 477 82 382 65 271 46 176 30 107 18 m m p 1A 1B Z3 m D 0 .0 0 X X X X X X X X 1 X1 X I X Hours Met 1 13 14 3 Hours Required I 8 INININ 8 8 4 Warrant Met: N Anderson -Bogert Engineers Surveyors, Inc. Location: Population: Analysis By: 185,000 JMS Date Data Taken: By: Comment: JMS Opening Day FB Roadway Major Street Name: Benton Street Number of Approach Lanes: 1 85th Percentile Speed (mph): 30 North -South Street: Critical Stopped Approach # of Lanes: 1 Intersection Legs: 3 Entering Traffic TotalMajor• Hour Benton Street Greenwood Drive Entering Ending INEB WB NB SB Traffic 0100 39 24 1 6 70 0200 26 16 0 4 46 0300 19 12 0 3 34 0400 19 12 0 3 34 0500 37 23 1 6 67 0600 96 60 2 15 173 0700 203 127 4 31 365 0800 440 275 8 68 791 0900 416 260 8 64 748 1000 345 216 6 53 620 1100 364 227 7 56 654 1200 284 348 10 113 755 1300 311 381 11 124 827 1400 305 374 11 122 812 1500 324 397 11 130 862 1600 383 469 13 153 1018 1700 403 494 14 161 1072 1800 393 482 14 157 1046 1900 284 349 10 114 757 2000 218 267 8 87 580 2100 174 214 6 70 464 2200 124 152 4 49 329 2300 81 99 3 32 215 2400 49 60 2 19 130 Data Minor Street Greenwood Drive 1 30 x Street Minor Stop Cntrl Stop Cntrl Total Approach Direction Delay, sec 63 6 42 4 31 3 31 3 60 6 156 15 330 31 715 68 676 64 561 53 591 56 632 113 692 124 679 122 721 130 852 153 897 161 875 157 633 114 485 87 388 70 276 49 180 32 109 19 m m p 1A 1B Z3 m D 0 .0 0 X X X X X X X X X X X X I X I X1 X Hours Met 3 13 16 3 Hours Required I 8 INININ 8 8 4 Warrant Met: N Anderson -Bogert Engineers Surveyors, Inc. Location: Population: 185,000 Analysis By: JMS Date Data Taken: By: JMS Comment: Future No -Build Roadway Major Street Name: Benton Street Number of Approach Lanes: 1 85th Percentile Speed (mph): 30 North -South Street: Critical Stopped Approach # of Lanes: 1 Intersection Legs: 3 Entering Traffic Total•Highest Hour Benton Street Greenwood Drive Entering Ending EB WB NB SB Traffic 0100 47 29 1 5 82 0200 31 19 1 4 55 0300 23 15 0 3 41 0400 23 14 0 3 40 0500 44 28 1 5 78 0600 116 72 2 13 203 0700 245 152 5 28 430 0800 532 331 10 61 934 0900 503 313 9 58 883 1000 417 259 8 48 732 1100 440 274 8 50 772 1200 339 419 8 130 896 1300 371 459 9 142 981 1400 364 450 9 139 962 1500 387 479 10 148 1024 1600 457 565 11 175 1208 1700 481 595 12 184 1272 1800 469 580 12 180 1241 1900 339 420 8 130 897 2000 260 322 6 99 687 2100 208 257 5 80 550 2200 148 183 4 56 391 2300 96 119 2 37 254 2400 58 72 1 22 153 Data Minor Street Greenwood Drive 1 30 x Critical Critical Street Minor Stop Cntrl Stop Cntrl Total Approach Direction Delay, sec 76 5 50 4 38 3 37 3 72 5 188 13 397 28 863 61 816 58 676 48 714 50 758 130 830 142 814 139 866 148 1022 175 1076 184 1049 180 759 130 582 99 465 80 331 56 215 37 130 22 m m p Warrants 1A 1B Z3 m D 0 .0 0 X X X X X X X X X X X X X X X X X X X X X X X Hours Met 3 18 18 4 Hours Required I 8 1NJYJY 8 8 4 Warrant Met: Y Anderson -Bogert Engineers Surveyors, Inc. Location: Population: Analysis By: 185,000 JMS Date Data Taken: By: JMS Comment: Future Full -Build Roadway Major Street Name: Benton Street Number of Approach Lanes: 1 85th Percentile Speed (mph): 30 North -South Street: Critical Stopped Approach # of Lanes: 1 Intersection Legs: 3 Entering Traffic TotalMajor• Hour Benton Street Greenwood Drive Entering Ending INEB WB NB SB Traffic 0100 47 30 1 7 85 0200 31 20 1 5 57 0300 24 15 1 3 43 0400 23 14 1 3 41 0500 45 28 1 7 81 0600 117 73 3 17 210 0700 247 154 7 36 444 0800 536 335 16 79 966 0900 506 317 15 75 913 1000 420 263 13 62 758 1100 443 277 13 65 798 1200 345 424 8 137 914 1300 378 465 9 150 1002 1400 370 456 9 147 982 1500 393 484 10 156 1043 1600 465 572 11 184 1232 1700 489 602 12 194 1297 1800 477 587 12 189 1265 1900 345 425 8 137 915 2000 264 326 6 105 701 2100 212 260 5 84 561 2200 150 185 4 60 399 2300 98 120 2 39 259 2400 59 73 1 23 156 Minor Street Greenwood Drive 1 30 x Street Minor Stop Cntrl Stop Cntrl Total Approach Direction Delay, sec 77 7 51 5 39 3 37 3 73 7 190 17 401 36 871 79 823 75 683 62 720 65 769 137 843 150 826 147 877 156 1037 184 1091 194 1064 189 770 137 590 105 472 84 335 60 218 39 132 23 al m p 1A 1B Z3 m CD D 0 .0 0 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X Hours Met 511018 6 Hours Required I 8 1NJYJY 8 8 4 Warrant Met: Y Anderson -Bogert Engineers Surveyors, Inc. Traffic Count Intersection Benton Street and Carriage Hill, Iowa City Pedestrians MMS Project #11603-001 Wednesday 05/21/2025 7:00-9:00am Eastbound Northbound Westbound Southbound Intersection Total Eastbound Westbound Northbound Southbound Left Thru Right Left Thru Right Left Thru Right Left Thru Right 7:00-7:15 Total 58 1 2 1 50 1 113 5 7:15-7:30 Total 1 83 4 52 2 142 6 2 7:30-7:45 Total 1 101 1 66 1 1 171 1 1 7:45-8:00 Total 1 132 1 51 3 188 3 2 8:00-8:15 Total 11 85 2 2 58 1581 6 8:15-8:30 Total 63 1 65 1 130 4 8:30-8:45 Total 74 2 1 2 58 137 4 5 1 8:45-9:00 Total 1 77 2 54 1 135 1 2 Uninflated Peak 14 401 0 1 0 7 2 227 Inflation Factor 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% Adjusted Peak Total 15 427 0 1 0 7 2 242 Traffic Count Intersection Benton Street and Carriage Hill, Iowa City MMS Project #11603-001 Wednesday 05/21/2025 7:00-9:00am 1 0 0 6 659 6.5% 6.5% 6.5% 6.5% 6.5% 1 0 0 6 702 Eastbound Left Thru Right Northbound Left Thru Right Westbound Left Thru Right Southbound Left Thru Right 7:00 to 8:00 3 374 0 2 0 7 1 219 1 1 0 6 7:15 to 8:15 14 401 0 1 0 7 2 227 1 0 0 6 7:30 to 8:30 13 381 0 1 0 4 2 240 1 0 0 5 7:45 to 8:45 12 354 0 2 0 5 4 232 0 0 0 4 8:00 to 900 12 299 0 2 0 6 4 235 0 1 0 1 Eastbound Westbound Northbound Southbound 15 5 0 0 16 5 0 0 14 3 0 0 17 2 5 1 15 01 71 1 614 659 0.87633 647 613 560 Traffic Count Intersection Benton Street antl Carriage Hill, Iowa City MMS Project M603-001 Pedestrians W,dnestlay 05/21/2025 4:00-6:00pm Eastbound Northbound Westbountl South bountl Intersection Total Eastbnuntl Westbound Nnrthbnuntl Snuthbnuntl Left Thru Right Left Thru Right Left Thru Right Left Thru Right 4:00-4:15 Total 76 1 2 2 88 169 1 1 4:15-4:30 Total 2 84 1 104 191 3 11 4:30-4:45 Total 90 1 1 2 118 2 1 1 216 2 3 2 4:45-5:00 Total 1 101 1 4 1 136 244 5 5:00-5:15 Total 83 4 2 136 1 226 1 5:15-5:30 Total 87 1 1 1 2 105 1 198 2 9 5:30-5:45 Total 1 106 7 2 107 223 1 1 5:45-6:00 Total 1 1 84 1 1 1 1 1 1 96 1 1 1 183 1 Uninflatetl Peak 1 361 2 3 0 9 7 495 4 1 0 1 884 Inflation Factor 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% Atllustetl Peak Total 1 384 2 3 0 10 7 527 4 1 0 1 941 820 877 884 891 0.91291 830 Traffic Count Intersection Benton Street and Greenwood Drive, Iowa City Pedestrians MMS Project #11603-001 Wednesday 05/21/2025 7:00-9:00am Eastbound Northbound Westbound Southbound Intersection Total Eastbound Westbound Left Thru Right Left Thru Right Left Thru Right Left Thru Right 7:00-7:15 Total 14 47 49 1 4 2 117 1 7:15-7:30 Total 25 62 45 9 3 7 151 2 1 7:30-7:45 Total 21 80 60 8 2 7 178 7:45-8:00 Total 27 106 1 45 16 1 5 6 205 2 8:00-8:15 Total 12 75 56 8 8 4 163 8:15-8:30 Total 13 51 54 16 1 11 146 1 8:30-8:45 Total 12 63 56 3 4 4 142 8:45-9:00 Total 18 1 61 47 3 2 7 138 Unadjusted Pea 85 323 0 Factor 6.5% 6.5% 6.5% Adjusted Peak 91 344 0 0 0 0 0 206 6.5% 6.5% 0 0 0 0 219 Traffic Count Intersection Benton Street and Greenwood Drive, Iowa City MMS Project 411603-001 Wednesday 05/21/2025 7:00-9:00am 41 18 0 24 697 6.5% 15.0% 15.0% 15.0% 44 21 0 28 747 Eastbound Left Thru Right Northbound Left Thru Right Westbound Left Thru Right Southbound Left Thru Right 7:00 to 8:00 87 295 0 0 0 0 0 199 34 14 0 22 7:15 to 8:15 85 323 0 0 0 0 0 206 41 18 0 24 7:30 to 8:30 73 312 0 0 0 0 0 215 48 16 0 28 7:45 to 8:45 64 295 0 0 0 0 0 211 43 18 0 25 8:00 to 9:00 55 250 0 0 0 0 0 213 30 15 0 26 Eastbound Westbound 4 2 4 1 3 0 3 0 1 0 651 697 692 656 589 0.85 Traffic Count Intersection Benton Street and Greenwood Drive, Iowa City M MS Project #11603-001 Pedestrians Wednesday 05/21/20254:00-6:00pm Eastbound Northbound Westbound Southbountl Intersection Total 2019 MPO1C Eastbound Westbound Left Thin Right Left Than Right Left Than Right Left Thin Right 4:00-4:15 Total ] 69 78 9 6 12 181 4:15-4:30 Total 3 81 91 9 6 14 204 3 2 4:30-4:45 Total 7 84 102 8 14 1 20 236 2 1 4:45-5:00 Total 11 94 110 4 10 1 26 256 1 1 5:00-5:15 Total 7 80 119 9 8 20 243 1 1 5:15-5:30 Total ]1 81 87 8 11 21 215 2 1 5:30-5:45 Total 6 100 93 7 8 1 14 1 228 213 1 5:45-6:00 Total 6 79 80 1 ] 1 6 1 1 17 1 195 249 Unadjusted Peak 32 339 0 0 0 0 0 418 29 43 2 87 950 Factor 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 15.0% 15.0% 15.0% Adjusted Peak 34 361 0 0 0 0 0 445 31 49 2 100 1022 Traffic Count Intersection Benton Street and Greenwood Drive, Iowa City MMS Project #11603-001 W etlnestlav 05/21/2025 4:00-6:00om 877 939 950 0.927734 942 881 Traffic Count Intersection Greenwood Drive and Briarwood Entrance, Iowa City, Iowa Pedestrians MMS Project #11603-001 Thursday 05/22/2025 7:00-9:00am Eastbound Northbound Westbound Intersection Total Eastbound Westbound Thru Right Left Right Left Thru 7:00-7:15 Total 12 4 1 2 8 27 12 1 7:15-7:30 Total 14 4 2 3 3 6 32 5 7:30 - 7:45 Total 30 7 3 5 1 8 54 6 7:45-8:00 Total 39 7 2 4 2 12 66 6 1 8:00-8:15 Total 19 4 2 2 3 13 43 11 2 8:15-8:30 Total 15 7 1 2 5 11 411 7 8:30-8:45 Total 16 4 2 5 3 10 40 10 8:45 - 9:00 Total 16 2 1 2 0 7 28 3 179 195 204 0.77 190 152 Uninflated Peak 102 22 9 14 9 39 195 28 3 741 0.772727 0 0 Inflation Factor 15.0% 15.0% 0.0% 0.0% 15.0% 15.0% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% Adjusted Peak Total 117 25 9 14 10 45 220 30 3 789 1 0 0 Traffic Count Intersection Greenwood Drive and Briarwood Entrance, Iowa City, Iowa MMS Project #11603-001 Thursday 05/22/2025 7:00-9:00a m Eastbound Thru Right Northbound Left Right Westbound Left Thru 7:00 to 8:00 95 22 8 12 8 34 7:15 to 8:15 102 22 9 14 9 39 7:30 to 8:30 103 25 8 13 11 44 7:45 to 8:45 89 22 7 13 13 46 8:00 to 9:00 1 66 17 6 11 11 41 Eastbound Westbound 29 2 28 3 30 3 34 3 31 2 Traffic Count Intersection Greenwood Drive and Briarwood Entrance, Iowa City, Iowa Pedestrians MMS Project #11603-001 Thursday 05122120254:00-6:00pm Eastbound Northbound Westbound Intersection Total Eastbound Westbound Thru Right Left Right Left Thru 4:00-4:15 Total 14 4 5 1 2 21 47 3 7 4:15-4:30 Total 2 1 2 2 4 24 35 3 3 4:30-4:45 Total 11 2 5 8 2 34 62 1 4 4:45 - 5:00 Total 16 2 6 4 4 27 59 3 8 5:00-5:15 Total 14 2 4 3 6 22 51 5 6 5:15 - 5:30 Total 21 4 8 3 6 25 67 2 7 5:30-5:45 Total 12 1 3 2 2 14 34 2 9 5:45-6:00 Total 4 1 5 1 1 17 29 5 3 Uninflated Peak Inflation Factor Adjusted Peak Total 203 207 239 0.891791 211 181 62 10 23 18 18 108 239 11 25 631 0.891791 0 0 15.0% 15.0% 0.0% 0.0% 15.0% 15.0% 6.5% 6.5% 6.5% 6.5% 6.5% 6.5% 71 12 23 18 21 124 269 12 27 672 1 0 0 Traffic Count Intersection Greenwood Drive and Briarwood Entrance, Iowa City, Iowa MMS Project #11603-001 Thursday 05122120254:00-6:00pm Eastbound Northbound Westbound Thru Right Left Right Left Thru 4:00 to 5:00 43 9 18 15 12 106 4:15 to 5:15 43 7 17 17 16 107 4:30 to 5:30 62 10 23 18 18 108 4:45 to 5:45 63 9 21 12 18 88 5:00 to 6:00 51 8 20 91 15 78 Eastbound Westbound 10 22 12 21 11 25 12 30 14 25 File Name: S:\J000G\TRANS\Traffic Counts\Peak Hr\COVID COUNTS\2021\February\Riverside Dr and Myrtle Ave - AM - Feb21 Start Date: 2/18/2021 Start Time: 7:15:00 AM RIVERSIDE DR 11111W MYRTLE AVE RIVERSIDE DR MYRTLE AVE From North From East From South From West 15 min Vehicle A roach Totals e Right Thru Lett Pads Right Thru Left Peds Right Thru Lett Pees Hight Thm Lett Pees Totals Peak Hr� LEG 1 LEG z LEG 3 LEG a INTERSECT 7:15 AM 9 86 0 0 0 0 0 0 0 177 12 0 4 0 14 0 302 1348 95 0 189 18 302 7:30 AM 9 126 0 0 0 0 0 1 0 198 16 0 3 0 10 0 362 1325 i 135 0 214 13 362 7:45 AM 15 130 0 0 0 0 0 0 0 207 17 0 4 0 12 2 385 1271 .. 145 0 224 16 385 8:00 AM 12 104 0 1 0 0 0 1 0 158 8 0 8 0 9 1 299 a 116 0 166 17 299 8:15 AM 9 93 0 0 0 0 0 0 0 156 7 0 2 0 12 1 279 102 0 163 14 279 8:30 AM 8 119 0 0 0 0 0 0 0 157 6 2 9 0 9 0 308 127 0 163 18 308 Adjusted Peak Hour 2025 Vol %of—" % of 111 irdffio nnv —t % PHF By Movement Apt oath Intersection Trucks # Trucks # All vehicles % Trucks Bikes # Bikes # All vehicles % Bikes 47 468 0 49 487 0 1% 91% 0% 3% 33% 0% 36% 0.751 0.871 #DIV/0! 0.66 0.66 RIVERSIDE DR 01 0 0 45 446 0 0% 0% #DIV/0! RIVERSIDE DR 0 0 0 45 446 0 0% 0%1 #DIV/0! 1 0 0 0 1 0 0 0 #DIV/0! #DN/0! #DN/0! 0% 0% 0% 0% #DIV/01 1 #DIV/01 I #DIV/0! #DIV/0! MYRTLE AVE 01 01 0 01 01 0 #DIV/0! I #DIV/0! I #DIV/0! MYRTLE AVE 01 01 0 01 01 0 #DIV/0! I #DIV/0! I #DIV/0! 2 0 777 56 2 0 809 58 0% 93% 7% 0% 55% 4% 59% 1 #DIV/0! I 0.871 0.71 0.66 RIVERSIDE DR 0i 0 0 0 .0 53 #DIV/0! 1 0% 0% RIVERSIDE DR 0 0 0 0 .0 53 #DIV/0! 1 0% 0% 0 20 0 47 3 1415 0 21 0 49 3 30% 0% 70% 1% 0% 3% 5% 1.061 #DIV/01 I0.90 0.94 MYRTLE AVE 0 0 01 1 0 45 0%1 #DIV/0! 1 0% MYRTLE AVE 0 0 0 19 0 45 0%1 #DIV/0! 0% File Name: S:\JCCOG\TRANS\Traffic Counts\Peak Hr\COVID COUNTS\2021 \February\Riverside Dr and Myrtle Ave - PM - Feb21 Start Date: 2/11/2021 Start Time: 4:15:00 PM RIVERSIDE DR MYRTLE AVE RIVERSIDE DR MYRTLE AVE From North From East From South From West Start Time Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds t Thru Left 4:15 PM 5 220 0 0 0 0 0 0 0 178 2 0 9 0 11 4:30 PM 18 266 0 0 0 0 0 1 0 213 10 0 13 0 13 4:45 PM 11 251 0 0 0 0 0 0 0 174 4 0 19 0 14 5:00 PM 20 223 0 0 0 0 0 1 25 135 11 0 6 0 16 5:15 PM 13 227 0 0 0 0 0 0 0 146 11 0 18 0 14 5:30 PM 24 173 0 0 0 0 0 0 1 151 8 0 11 0 14 Pk hr totals 62 967 0 0 0 0 0 2 25 668 36 0 56 0 57 4%Increase 2 39 0 0 0 0 0 0 1 27 1 0 2 0 2 Adjusted Peak Hour 64 1006 0 0 0 0 0 2 26 695 37 0 58 0 59 2025 Vol 67 1047 0 0 0 0 0 2 27 723 39 0 61 0 62 %of M-4 6% 9 % 0% #DIV/01 #DIV/01 #DIV/01 3% 92% 5% 50% 0% 50% %of ttl traffic 3% 52% 0% 0% 0% 0% 1% 36% 2% 3% 0% 3% movement % 555/6 0% 39% 6% PHF By Movement 1 1.411 0.961 1 #DIV/01 I # I #DIV/01 1 1 0.741 IfDIV/0! 1.02 Approach 0.911 #DIV/0! 1.02 0.86 Intersection 0.99 RIVERSIDE DR MYRTLE AVE RIVERSIDE DR MYRTLE AVE Trucks # Trucks i 01 0 0 0 0 0 0 0 0 0 0 0 #Allvehicles 62 967 0 0 0 0 25 666 36 56 0 57 %Trucks 0% 0% #DIV/0! #DIV/0! #DIV/0! #DIV/0! 0% 0% 0% 0% #DIV/0! 0% RIVERSIDE DR MYRTLE AVE RIVERSIDE DR MYRTLE AVE Bikes # Bikes 01 0 0 0 0 0 0 0 0 01 0 0 #Allvehicles 62 967 0 0 0 0 25 668 36 56 0 57 %Bikes 0% 0% #DIV/0! #DIV/0! #DIV/0! #DIV/0! 1 0% 0% 1 0%1 #DIV/0! 1 0% 11 429 ol 382 1 1871 0 75 1 1946 1 2025 15 min Vehicle A roach Totals Hr? LEG 1 LEG 2 LEG 3 LE4 G INTERSECT 1867 225 0 180 20 425 1871 n 284 0 223 26 533 1720 262 0 178 33 473 243 0 171 22 436 e 240 0 157 32 429 197 0 160 25 382 ATTACHMENT 6 Correspondence From: Chandler Tinsman To: Anne Russett Cc: Carolina Deifelt Streese Subject: 611 Greenwood Dr rezoning comments Date: Tuesday, August 19, 2025 12:30:51 PM ** This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. ** This message is from an external sender. To the Planning and Zoning Commission: We are Chandler Tinsman and Carolina Deifelt Streese, residents and homeowners at 606 Greenwood Drive, directly across from 611 Greenwood Drive. We recently received notice regarding the request to rezone 611 Greenwood from Public/Semi-Public to Multi -Family Residential. We fully support the addition of more multi -family housing in Iowa City, as well as the plan to refurbish the school lot into a use that will benefit the community. At the same time, we respectfully ask the Commission to consider the future of the wooded area on the north side of the property, known as Roosevelt Ravine. This ravine contains nature trails historically used by neighborhood residents, provides important habitat for native birds, and serves as a natural buffer against wind and erosion. For these reasons, we request that Roosevelt Ravine remain zoned as Semi -Public, ensuring that it can continue to be preserved, maintained, and enjoyed by the people of Iowa City. Thank you for your time and consideration. Respectfully, Chandler Tinsman & Carolina Deifelt Streese From: Chandler Tinsman To: Anne Russett Cc: Carolina Deifelt Streese Subject: 611 Greenwood Dr rezoning comments Date: Tuesday, August 19, 2025 12:30:51 PM ** This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. ** This message is from an external sender. To the Planning and Zoning Commission: We are Chandler Tinsman and Carolina Deifelt Streese, residents and homeowners at 606 Greenwood Drive, directly across from 611 Greenwood Drive. We recently received notice regarding the request to rezone 611 Greenwood from Public/Semi-Public to Multi -Family Residential. We fully support the addition of more multi -family housing in Iowa City, as well as the plan to refurbish the school lot into a use that will benefit the community. At the same time, we respectfully ask the Commission to consider the future of the wooded area on the north side of the property, known as Roosevelt Ravine. This ravine contains nature trails historically used by neighborhood residents, provides important habitat for native birds, and serves as a natural buffer against wind and erosion. For these reasons, we request that Roosevelt Ravine remain zoned as Semi -Public, ensuring that it can continue to be preserved, maintained, and enjoyed by the people of Iowa City. Thank you for your time and consideration. Respectfully, Chandler Tinsman & Carolina Deifelt Streese PROTEST OF REZONING TO; HONORABLE MAYOR AND CITY COUNCIL I A my, IO A -- CiTY4F10IVri C}TY We, the undersigned, being the o'wnen of property inciuded i� the proposed zoning change, or the owners of property which is located within two hundmd beat of the exterior boundaries of the property for wbich the zoning change is proposed, do hereby protest the rezoniag of tho following property: CPA25-0002 Raoseveit Ridga Project This protest. is silted and acknowledged with the intezrtion tl3at such rezoning shall not become effective except by the favorable vote of at least three -fourths of all the members of the council, all in accordance, -with Section 414.5 of the Code 0Flowa. Property Address: 612 Wes; Benton Street Iowa Gity, Iowa 52246 Proper'iyfOwnm(s): Sadie & May _ By: INDIVIDUAL PROPERTY OV4'NEIt( ): STAFF OF IOA ) JOIMSONI COUNT) ss ; TUis insu-arvont was ackupledged before me on " its ' individual propeyly owner(s), -- - - - 4�"5z1s� !0SEPI-� i!J!`as.EAiT �AL LAY ! �1 fAT Col mission Number $0� 586 My IIm Na qry- t---i! and for the State o AUTMORI ED REPRESENTATIVE SIGNING FOR PROPERTY OWNER( ); STATE OF IOANFA ) JOHNSON COUNTY) ss; — (Date) by (name(s) of. Thus instrammat was acknowle-dged before me on (Date) by N (name() ofpe:rson(s)) as -- - (type oFdutbority, such as officer, trustee) of (name of property owner) . Notary Public ire and for the State of Iowa orig: Council packet 051242? Cc: CA—NDS 612 West Benton St, Iowa City, Iowa 52245 August 15, 2025 Dear Iowa City Planning and Zoning Commission: T, Sadie S, May, am writing to address my concerns about the remising application for the Comprehcasive Flan Amen drnent (CPA25-0002? for the Roosevelt Ridge Project Proposal. T own and live at 612. West Benton Street, Iowa City with members of my family. The legal description of my property is atrached to my letton The only privately owned residential property contiguous with the proposed development is mine, which is adversely affected by this plan. I stand iii opposition to this plan. My deep objections are grounded in the second bullet point of the city's Lana! Use; Goals & Strategies of the Comprchensive Plan; Ensure that IiAdl development is compatible and complementary to the surrounding neighborhood. The proposed Roosevelt Ridge Project does not meet this criteria in several ways. It is neithex corapati.blo nor complernenttiry to the sure-aunding neighborhoW, My objoctions and concerns are t� follows: The proposed Roosevelt Midge 1'roj e t is not the right proj act to maintain and complerntut the character of the Roosevelt ncighbcrhuod that has existed for decades in Towa City. This davolopment project negatively changes the attributers of the Roosevelt neighborhood of single family Domes on Benton Street. This high density proposal is too large for the acreage amd the existing 1nfrastructutre of the neighborhood. 'L'lle pla-a transforms this alder section of Benton Street bito an apartmeut row, obliterating its longstanding single tarnily residential identity. I am a senior citizen and the primary residential property owner directly impacted by this plan. The implementation of the project wi11 disn.i.pt and dinminish the quality ofmy life on any property and in my neighborhood. i -will lose the peaceful v istas, their pr -vacy and the security afforded by the green spaces in 1ny. owri Yard. Instead, the;ie henettt-, will be replaced by -uol-sC, chaos, pohiition, trash, trespassing, and possible clime, if this proposed project goes ahead. If the Roosevelt Ridge Project.vcTe interest in keeping the character of the neighborhood, they would have put parking on the wesi side of the development wbct•e there are no close existing single family Dames. However, the Roosevelt Midge I-Tuicct proposes parking within 200 feet of my home and property, where there will bo constant light and sound disruptions as residents compete for limited parking spaces around the cloA. This gill only be intensified during football season. In addition, any ho mcowner's insurance will. increase wl7ilc my prolacrty value will be devahtcd. Such a development will make my property undesirable to t intain and watinuc as a single family residential prop arty. ■ Dujijg construction, my life will be impacted by continuous noise, interruption of utilities and disruption of irtftastructure. Disturbance of the soil on the Mill Will irreparably harm my property, thxough erasion and runoff causing damage from rainwater, snow and soil into my va-rd. How will drainage from the complex be addressed so lbat my property is not negatively affected`? What are the plans for &ww removal from the complex and parking lots ire the winter to prevent drainage onto my propa*? N�7hcrc will IT -ash bins and garbage disposal be located so that smells and verrai.n do not infest my property? What barriers will be erected to minimize sound between the Complex and my house? T} cse issiEes are of direct concern to me. 'in relation to my properly. rurthennore, the addition of 187 apartmcnts, with their accorupanying cars will drastically 11)crcase the traffic, noise, and pollution on Benton Street, Greenwood Drive, Hnds,on Avenue, and Miller Avenue, As it is, soinetitnes we have to omit more than flee minutes for traffic to ease for es to get out of oix .r driveway on nongarne days. Miller and Hudson Avenues are currently so ntirrow that only one lane of traffic earl travel to a direction at a time on the street. They arc not designed tar two-way trade. The traffic impact on Oe sinTountking streetts in the neighborhood are detrimental to Briarwood Health C are Center and the EarIy Explorers Daycare Center, It is clear that the proposed high density plan for Roosevelt Ridge dues not offer adequate parking for the number of residents. This means that parking in the neighborhood outside of the complex will hecome even more ditTicaIt, and on game days both the traffic and parking problems intm'dA The Roosevelt Ridge Project will ilnpcde the quality of'life I have enjoyed in this neighborhood far nearly seven decades. ILwi11 also dimiriisb my legacy to my children au grandchildren. 1 support of brdable housing, especially when it presenFes existing residential neighborhoods in a sustainable manner. I contend that the proposed Roosevelt Ridgc development will per7naneniI harm bath my neighborhood and my quality of life. The loss of peace, green space, privacy, security and residential vaiue is too much. The uicreascd traffic, noise, and pollution is too much. The resulting chaos from a high density multi -tin it d eiUng right next door also too much. This project, as currently constituted, decimates the historic naturc of lower I -Vest Benton Street as a residential community of single family 11omQs. T urge this Commission to reject this proposal, Tt is not the right fit for tide Roosevelt neighborhood. Sincerely' r Sadie S. May rWIL sF JOSEPH ENE ENT M&LOY ° rComm issipsl Number s6 Z A' My Coo mission E,�Pi;e !oW p The may property consists of School Commissioner's Subdivision, subdivision pt of Lot 6; Lots 1&2, as well as School Commissioner's Subdivision, subdivision pt of Lot 6, westerly 11 O' Lot B. August 20, 2025 TO: Iowa City Planning and Zoning Commissioners RE: Cases # CPA25-0002 and REZ25-0010 (611 Greenwood Drive, Iowa City) Honorable Commissioners, read with interest these two items on your August 27, 2025 agenda. I am familiar with this property and its recent fall into disrepair. Any proposal for anew and viable use of this property should be looked at favorably, and in the best interest of the community. The one concern I have is that the proposed new development remains long-term affordable housing, as is apparently proposed by the developer. Affordable housing like this is sorely needed in our community. Any project that brings this many affordable units to the city should and would be well received. It also seems an appropriate use of this Large, formerly public property. But, as a former P&Z Commissioner myself, I know the Commission and the City have been duped before by developers who SAID they were going to do one thing but ended up doing something entirely different. I would caution the Commission on this potential. I did not see any conditions recommended by staff that would require the new development to actually be and/or remain affordable housing. I would like to suggest that the Commission add such a condition, to protect the intent and integrity of the project. The city would be giving the developer a significant win by changing the Comp Plan designation and zoning designation of this property. The developer should be held to their original proposal or should be required to come before the Commission and City Council if they wish to change their mind in the future. would also suggest that any condition for affordable housing by the Commission and City Council be made for a minimum of 20 years, if not permanently. Thank you for your consideration, and thank you for the important and challenging work you volunteer to do for the City of Iowa City and it's residents! Sincerely, Mark Signs 1825 Hollywood Blvd Iowa City, IA 52240 From: Paula Swvoard To: Anne Russett Subject: CPA25-0002 and REZ25-0010 Date: Sunday, August 24, 2025 9:42:23 AM Attachments: We sent you safe versions of your files.mso Mans -Miller Orchard area. Swvaard.pdf List of recent developments in MONA.pdf ** This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. ** Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files. This message is from an external sender. Anne - please forward to the Planning and Zoning Commission for the 8/27/2025 meeting. Thanks. Dear Members of the Planning and Zoning Commission, For those of us who live in the Miller Orchard neighborhood, those of us who fought to try to keep Roosevelt Elementary open, those of us whose children attended Roosevelt where they received excellent educations and who still recall fond memories of their years there, this day has been a long time in the making. It is actually a bit of a relief to finally see this day come. I fully support the development of more affordable housing in Iowa City. At first glance, this project brings some interesting promise and I believe it is being proposed in good faith. It does lead me to several questions. Affordable Housing The staff report states the "applicant is working to secure Low Income Housing Tax Credits for the proposed development; therefore, the proposed development is intended to be an affordable housing project." The staff report implies that all 187 units will be affordable. My basic understanding of the Low -Income Housing Tax Credit (LIHTC) program is that it's a federal government program to encourage the development of affordable rental housing. The program awards developers federal tax credits to offset construction costs in exchange for agreeing to reserve a certain percentage of units as rent -restricted for lower -income households. The requirements to receive the tax credit are complex, but it is reported that the most common option chosen by developers is the one that requires that at least 40% of the units must be rent -restricted and occupied by tenants whose income is 60% or less of the AMI. Also, information I found states the LIHTC program requires that properties remain affordable for a minimum of 30 years which is divided into two parts: a 15-year initial compliance period and a subsequent 15-year extended -use period. 1. Somewhere along the line I've ended up confused. How many of the 187 units will be reserved as rent -restricted for lower income households? All of them? Or will the development meet the 40% rent -restricted units required to receive the LIHTC tax credit which is around 74 units and 113 units will be market -rate units? 2. If the applicant doesn't receive the LIHTC, will any units be affordable and for how long? Parking I'm also confused about the parking requirement for the development. According to the Iowa City Zoning Code 14-417-4: INCENTIVIZED AFFORDABLE HOUSING: B. All Other Zones: Owners of land that are not zoned a Riverfront Crossings zoning designation pursuant to Article 14-2G "Riverfront Crossings and Eastside Mixed Use Districts Form Based Development Standards" or a Form -Based Zone pursuant to Article 14-2H "Form -Based Zones and Standards" who voluntarily provide Affordable Housing in accordance with this Article may utilize the following incentives: 1. Parking Reduction: Affordable Housing dwelling units shall be exempt from providing the minimum number of parking spaces otherwise required by the zoning code. " 1. Does that mean that if the unit within the development isn't designated as an affordable unit, then it's not exempt from the parking requirement? If a development has 40% of its total units reserved for affordable housing, is the parking requirement reduced by 40% or does the reduction also apply to units in the development that are rented at market rate so that absolutely no parking is required for the entire complex? 2. As I recall from the Good Neighbor Meeting, it was stated they are going to provide 113 parking spaces (an interesting number), although they didn't have to provide any (all 187 units will be affordable housing?) Coincidentally 113 is 60% of 187. Does that imply that because they are providing 113 parking spaces, 113 units (60%) can/will be rented at market rate and 74 (40% which meets the LIHTC requirement) will be affordable units? Maybe I'm way off base or reading too much into this. Traffic The traffic study, completed while the University was not in session and prior to the full occupancy of Replay at the corner of Myrtle and Riverside, is very thorough, provides a lot of information to digest, and raises some points of concern. And it's easy to fall back on the idea, however simplistic, that these are arterial, high -capacity streets and that's where we put larger developments. However, there's a breaking point and those figures don't translate well into real life experience. It's a point that the neighborhood has brought up again and again and again over the past 10 years every time we've had development after development (all within one-half mile) built in the neighborhood. So again, I'd just like to highlight, one more time, that the report makes no reference to what those of us who live in the area know well — that traffic congestion has greatly increased due to all the recent development (Riverside, Orchard, Riverside/Myrtle) and that cars historically have used Orchard, Hudson, and Miller as cut throughs to/from Hwy 1 and Benton Street as they try to avoid the stop lights and heavy traffic on Riverside. It should be noted that Hudson and Miller are narrower streets which allow parking on one side, making them hard to navigate when faced with opposing traffic and no place to allow them to pass. (see attached map) A final reminder - in approving CPA25-0002 and REZ25-0010, you are recommending a Comprehensive Plan amendment and a land rezoning. While detailed development plans have been provided, once approved by Council, the Comp Plan and land rezoning are done and the actual building doesn't have to adhere to the plans submitted with the application — only with the zoning requirements and any approved rezoning conditions. So, here's yet another question: With the Comp Plan amended and the land rezoned, what gets developed there if the applicant isn't awarded the Low -Income Housing Tax Credit (LIHTC) and their plans for the property change? Thank you for your service, your time, and your devotion to making Iowa City a city for all. This neighborhood has been rocked by large infill developments during the last 10 years (see attachment) and the character of the neighborhood has forever been changed, the result of how the many layers of City plans have been interpreted and amended, sometimes in a piecemeal fashion, but with good intentions. Please take a minute to look through the attached maps and information to get a feel for the larger neighborhood that will be impacted by the Roosevelt redevelopment. Paula Swygard Iowa City, Iowa Development in the Miller Orchard neighborhood 2016 Riverview West, 629 S. Riverside Drive, 96-101 units 2016 Creation of the Orchard District in Riverfront Crossings. The Orchard District was not part of the original Riverfront Crossings plan. 2017 Property at 627 Orchard Court rezoned to Orchard ❑istrict 2018 Orchard Court Lofts, 627 Orchard Court 45 units. 2018 First expansion of the Orchard District. Area including 224, 226, 330, 650, 652 Orchard Ct, 711, 725, 727, 741, 743 Orchard Street, and 204 W. Benton was rezoned t❑ the Orchard District (RFC-0) 2022 Second expansion of the Orchard District to include 614, 622, 630 Orchard Court. Rezoning with proposal of 187 units defeated as neighbors filed a petition requiring Council supermajority to pass. Area rezoned in 2023 and awaiting redevelopment 2025 Replay Iowa City, designated as student housing, opened August 2025 at Myrtle and Riverside (West Riverfront Subdistrict) with @291 units/648 beds. This project expanded the West Riverfront district and included a Comprehensive Plan amendment, a rezoning from medium density to high density, and an increase in the maximum height bonus. 2025 Roosevelt Ridge proposal. 187 units, affordable housing. All units are a mix of 1, 2, and 3 bedrooms This area has redeveloped to high density within the span of a few years. How many of the units in the Riverfront Crossings zoning include affordable housing and for how long? Or was fee -paid -lieu? That's in addition to the already built apartment buildings from the 1960's and 1970's such as Old Gold Apartments and Michael Street Apartments. All of these developments have resulted in substantially more traffic congestion. � G q L o � ¥ f fj.IT,'14 41. a IT-1 _ll Fr A @ � 2 k � � Wl F-oe. IIII III IIII I III II II II I II I IIII IIIII III IIIII II II I IIIII III III Doc ID: 032572170009 Type: GEN Kind: ORDINANCE Recorded: 09/22/2025 at 11:27:49 AM Fee Amt: $47.00 Page 1 of 9 Johnson County Iowa Kim Painter County Recorder BK6694PG320-328 STATE OF IOWA ) ) SS JOHNSON COUNTY ) I, Kellie K. Grace, City Clerk of Iowa City, Iowa, do hereby certify that the Ordinance attached hereto is a true and correct copy of Ordinance No. 25-4968 which was passed by the City Council of Iowa City, Iowa, at a regular meeting held on the 16th day of September 2025 is a true and correct copy, all as the same appears of record in my office. Dated at Iowa City, Iowa, this 1-7* day of September 2025. Kellie K. Grace City Clerk \ord 410 EAST WASHINGTON STREET • IOWA CITY, IOWA 52240-1826 • (319) 356-5000 • FAX (319) 356-5009 q,10 Prepared by: Anne Russett, Senior Planner, 410 E. Washington Street, Iowa City, IA 52240; (REZ25-0010) Ordinance No. 25-4968 Ordinance conditionally rezoning approximately 9.9 acres of land located at 611 Greenwood Drive from Neighborhood Public (P-1) zone to Medium Density Multi -Family Residential Zone with a Planned Development Overlay (OPD/RM-20) (REZ25-0010). Whereas, TWG Iowa City, LP, has requested the rezoning of approximately 9.9 acres of land located at 611 Greenwood Drive from Neighborhood Public (P-1) zone to Medium Density Multi - Family Residential Zone with a Planned Development Overlay (OPD/RM-20); and Whereas, the Comprehensive Plan indicates that the subject area is appropriate for residential development at a density of 16-24 du/acre and the Southwest District Plan envisions Medium to High Density Multi -Family development; and Whereas, the Comprehensive Plan establishes goals that accommodate all modes of transportation while encouraging walking and bicycling and maximizing the safety and efficiency of the transportation network; and Whereas, due to the topographic challenges with providing a sidewalk along Greenwood Drive, the rezoning creates a public need for the installation of a 10' wide publicly accessible pedestrian connection from West Benton Street north through the subject property to Greenwood Drive; and Whereas, the rezoning creates a public need to screen the parking spaces located within the eastern parking area from the abutting neighbors to the S3 standard in order to maintain an appropriate buffer between the parking area and abutting residential properties; and Whereas, the rezoning creates a public need to restrict vehicular access to Greenwood Drive and ensure that access is provided at a near 90-degree angle with Greenwood Drive; and Whereas, the rezoning creates a public need to improve pedestrian facilities through the installation of a raised crosswalk across Greenwood Drive near the entrance to the site subject to review and approval by the City Engineer; and Whereas, the Planning and Zoning Commission has determined that, with appropriate conditions regarding the improved pedestrian facilities including a raised crosswalk and a 10' wide public pedestrian path, vehicular access restricted to Greenwood Drive, and the drive to the site on Greenwood Drive at a near 90-degree angle, the rezoning is consistent with the Comprehensive Plan; and Whereas, Iowa Code §414.5 (2025) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above existing regulations, in order to satisfy public needs caused by the requested change; and Whereas, the owner, TWG Iowa City, LP has agreed that the property shall be developed in accordance with the terms and conditions of the Conditional Zoning Agreement attached hereto to ensure appropriate development in this area of the City. Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa: Ordinance No. 25-4968 Page 2 Section I Approval. Subject to the Conditional Zoning Agreement attached hereto and incorporated herein, property described below is hereby classified Medium Density Multi -Family Residential Zone with a Planned Development Overlay (OPD/RM-20), as indicated: ALL THAT PART OF LOT 7, IN SECTION 16, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5T" P.M., LYING AND BEING NORTH OF THE PUBLIC HIGHWAY RUNNING EAST AND WEST (BENTON STREET) THROUGH SAID LOT 7, SAID LOT 7 BEING SO DESIGNATED ON A PLAT OF SAID SECTION 16 RECORDED IN THE OFFICE OF THE COUNTY AUDITOR OF JOHNSON COUNTY, IOWA, ON MAY 18, 1848. THIS CONVEYANCE IS MADE SUBJECT TO A LEASE COVERING THE PREMISES ABOVE DESCRIBED TO JAMES A. HENNESSEY AND REGINA HENNESSEY, EXPIRING MARCH 1, 1928, WHICH LEASE HAS BEEN ASSIGNED TO THE GRANTEE HEREIN. AND BEGINNING AT A POINT ON THE SOUTH LINE OF LOT 3 IN SCHOOL COMMISSIONERS SUBDIVISION OF SECTION 16, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5T" P.M., WHICH SAID POINT OF BEGINNING IS 1927 FEET WEST AND 670 FEET NORTH OF THE SOUTHEAST CORNER OF SAID NORTHEAST QUARTER OF SAID SECTION 16, RUNNING THENCE WEST 693 FEET, THENCE NORTH 64 FEET MORE OR LESS TO THE CENTER LINE OF MYRTLE AVENUE (NOW KNOWN AS GREENWOOD DRIVE) IN IOWA CITY, IOWA, THENCE NORTHEASTERLY ALONG THE CENTER LINE OF SAID MYRTLE AVENUE (GREENWOOD DRIVE) TO A POINT DIRECTLY NORTH OF THE PLACE OF BEGINNING, THENCE SOUTH TO THE PLACE OF BEGINNING. AS A FURTHER CONSIDERATION FOR SAID CONVEYANCE AND AS A COVENANT RUNNING WITH THE LAND, THE GRANTEE HEREIN HEREBY AGREES AND COVENANTS THAT THE EAST 60 FEET OF THE ABOVE DESCRIBED PREMISES SHALL BE AND THE SAME IS HEREBY OPENED AND DEDICATED AS A PUBLIC HIGHWAY OR STREET AND THE SAID GRANTEE SHALL NOT BE PERMIT THE SAME TO BE OBSTRUCTED OR INTERFERED WITH IN ANY WAY AS A PUBLIC STREET, AND THE SAID HIGHWAY SHALL BE KEPT OPEN FOR THE USE OF THE PUBLIC AS FULLY AND EFFECTUALLY AS IF THE SAME HAD BEEN PLATTED AND DEDICATED AND THE SAME ACCEPTED BY THE CITY OF IOWA CITY, IOWA AS A PUBLIC STREET, AND THE ACCEPTANCE THEREOF BY THE CITY OF IOWA CITY, IOWA, AS A PUBLIC STREET, AT ANY TIME HEREAFTER SHALL COMPLETE THE SAID DEDICATION AS FULLY AND EFFECTUALLY AS IF THE SAME WERE ACCEPTED BY THE CITY AT THIS TIME. GRANTEE SHALL CONSTRUCT SUCH FENCES AS SAID GRANTEE MAY DESIRE ALONG THE WEST SIDE OF THE STREET HEREIN DEDICATED BUT SHALL BE UNDER NO OBLIGATION TO CONTRUST (CONSTRUCT) AND FENCES ALONG THE EAST SIDE OF THE STREET SO DEDICATED. Section II. Zoning Map. The building official is hereby authorized and directed to change the zoning map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and publication of the ordinance as approved by law. Section III. Conditional Zoning Agreement. The mayor is hereby authorized and directed to sign, and the City Clerk attest, the Conditional Zoning Agreement between the property owner(s) and the City, following passage and approval of this Ordinance. Section IV. Certification and Recording. Upon passage and approval of the Ordinance, the City Clerk is hereby authorized and directed to certify a copy of this ordinance and any agreements or other documentation authorized and required by the Conditional Zoning Agreement, and record the same, in the Office of the County Recorder, Johnson County, Iowa, at the Owner's expense, upon the final passage, approval and publication of this ordinance, as provided by law. Ordinance No. 25-4968 Page 3 Section V. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section VI. Severabilit1r. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section VII. Effective Date. This Ordinance shall be in effect after its final passage, approval and publication in accordance with Iowa Code Chapter 380. Passed and approved this 16th day of September 2025. Mayor Attest: f G C City Clerk Approved by City Attor y's Office (Alexandra Bright — 08/28/2025) Ordinance No. 25-4968 Page No. 4 First Consideration: September 2, 202.5 Vote for passage: AYES: Alter, Bergus, Harmsen, Moe, Salih, Tea NAYS: None ABSENT. None Second Consideration: --- Weilein It was moved by Moe --,and seconded by Salih _., that the rule requiring ordinances to be considered and voted on for passage at two Council meetings prior to the meeting at which it is to be finally passed be suspended, the second consideration and vote be waived, and the ordinance be voted upon for final passage at this time. AYES: Alter, Bergus, Harmsen, Moe, Salih, Teague, Weilein NAYS: None ABSENT: None Pass and Adopt: It was moved by Moe and seconded by Weilein , that the ordinance as read be adopted, and upon roll call there were: AYES: NAYS: ABSENT: x Alter X� x x Date published: Bergus Harmsen Moe Salih Teague Weilein September 25, 2025 Prepared by: Anne Russett, Senior Planner, 410 E. Washington, Iowa City, IA 52240 (REZ25-0010) Conditional Zoning Agreement This agreement is made between the City of Iowa City, Iowa, a municipal corporation (hereinafter "City"), and TWG Iowa City, LP (hereinafter referred to as "Owner"). Whereas, Owner is the legal title holder of approximately 9.9 acres of property located at 611 Greenwood Drive, legally described below; and Whereas, the Comprehensive Plan indicates that the subject area is appropriate for residential development at a density of 16-24 du/acre and the Southwest District Plan envisions Medium to High Density Multi -Family development; and Whereas, the Comprehensive Plan establishes goals that accommodate all modes of transportation while encouraging walking and bicycling and maximizing the safety and efficiency of the transportation network; and Whereas, due to the topographic challenges with providing a sidewalk along Greenwood Drive, the rezoning creates a public need for the installation of a 10' wide publicly accessible pedestrian connection from West Benton Street north through the subject property to Greenwood Drive; and Whereas, the rezoning creates a public need to screen the parking spaces located within the eastern parking area from the abutting neighbors to the S3 standard in order to maintain an appropriate buffer between the parking area and abutting residential properties; and Whereas, the rezoning creates a public need to restrict vehicular access to Greenwood Drive and ensure that access is provided at a near 90-degree angle with Greenwood Drive; and Whereas, the rezoning creates a public need to improve pedestrian facilities through the installation of a raised crosswalk across Greenwood Drive near the entrance to the site subject to review and approval by the City Engineer; and Whereas, the Planning and Zoning Commission has determined that, with appropriate conditions regarding the improved pedestrian facilities including a raised crosswalk and a 10' wide public pedestrian path, vehicular access restricted to Greenwood Drive, and the drive to the site on Greenwood Drive at a near 90-degree angle, the rezoning is consistent with the Comprehensive Plan; and Whereas, Iowa Code §414.5 (2025) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above existing regulations, in order to satisfy public needs caused by the requested change; and Whereas, the Owner agrees to develop this property in accordance with the terms and conditions of this Conditional Zoning Agreement. Now, therefore, in consideration of the mutual promises contained herein, the parties agree as follows: 1. Owner is the legal title holder of the property legally described as: ALL THAT PART OF LOT 7, IN SECTION 16, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5T" P.M., LYING AND BEING NORTH OF THE PUBLIC HIGHWAY RUNNING EAST AND WEST (BENTON STREET) THROUGH SAID LOT 7, SAID LOT 7 BEING SO DESIGNATED ON A PLAT OF SAID SECTION 16 RECORDED IN THE OFFICE OF THE COUNTY AUDITOR OF JOHNSON COUNTY, IOWA, ON MAY 18, 1848. THIS CONVEYANCE IS MADE SUBJECT TO A LEASE COVERING THE PREMISES ABOVE DESCRIBED TO JAMES A. HENNESSEY AND REGINA HENNESSEY, EXPIRING MARCH 1, 1928, WHICH LEASE HAS BEEN ASSIGNED TO THE GRANTEE HEREIN. AND BEGINNING AT A POINT ON THE SOUTH LINE OF LOT 3 IN SCHOOL COMMISSIONERS SUBDIVISION OF SECTION 16, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5T" P.M., WHICH SAID POINT OF BEGINNING IS 1927 FEET WEST AND 670 FEET NORTH OF THE SOUTHEAST CORNER OF SAID NORTHEAST QUARTER OF SAID SECTION 16, RUNNING THENCE WEST 693 FEET, THENCE NORTH 64 FEET MORE OR LESS TO THE CENTER LINE OF MYRTLE AVENUE (NOW KNOWN AS GREENWOOD DRIVE) IN IOWA CITY, IOWA, THENCE NORTHEASTERLY ALONG THE CENTER LINE OF SAID MYRTLE AVENUE (GREENWOOD DRIVE) TO A POINT DIRECTLY NORTH OF THE PLACE OF BEGINNING, THENCE SOUTH TO THE PLACE OF BEGINNING. AS A FURTHER CONSIDERATION FOR SAID CONVEYANCE AND AS A COVENANT RUNNING WITH THE LAND, THE GRANTEE HEREIN HEREBY AGREES AND COVENANTS THAT THE EAST 60 FEET OF THE ABOVE DESCRIBED PREMISES SHALL BE AND THE SAME IS HEREBY OPENED AND DEDICATED AS A PUBLIC HIGHWAY OR STREET AND THE SAID GRANTEE SHALL NOT BE PERMIT THE SAME TO BE OBSTRUCTED OR INTERFERED WITH IN ANY WAY AS A PUBLIC STREET, AND THE SAID HIGHWAY SHALL BE KEPT OPEN FOR THE USE OF THE PUBLIC AS FULLY AND EFFECTUALLY AS IF THE SAME HAD BEEN PLATTED AND DEDICATED AND THE SAME ACCEPTED BY THE CITY OF IOWA CITY, IOWA AS A PUBLIC STREET, AND THE ACCEPTANCE THEREOF BY THE CITY OF IOWA CITY, IOWA, AS A PUBLIC STREET, AT ANY TIME HEREAFTER SHALL COMPLETE THE SAID DEDICATION AS FULLY AND EFFECTUALLY AS IF THE SAME WERE ACCEPTED BY THE CITY AT THIS TIME. GRANTEE SHALL CONSTRUCT SUCH FENCES AS SAID GRANTEE MAY DESIRE ALONG THE WEST SIDE OF THE STREET HEREIN DEDICATED BUT SHALL BE UNDER NO OBLIGATION TO CONTRUST (CONSTRUCT) AND FENCES ALONG THE EAST SIDE OF THE STREET SO DEDICATED. 2. Owner acknowledges that the City wishes to ensure conformance to the principles of the Comprehensive Plan. Further, the parties acknowledge that Iowa Code §414.5 (2025) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above the existing regulations, in order to satisfy public needs caused by the requested change. 3. In consideration of the City's rezoning the subject property, Owner agrees that development of the subject property will conform to all requirements of the Zoning Code, as well as the following conditions. a. Owner will install a 10' wide pedestrian connection and dedicate an associated 2 public access easement along the eastern portion of the property to extend from West Benton Street to Greenwood Drive prior to issuance of a Certificate of Occupancy. Pedestrian path shall also include pedestrian scale lighting to be reviewed and approved by the City during the site plan review process. Owner shall install and maintain lighting. b. Restrict vehicular access to the site from West Benton Street to emergency vehicles only. c. Owner will screen the parking spaces located within the eastern parking area from the abutting neighbors to the 53 screening standard. Only the parking spaces must be screened to the S3 standard, not the driveway. d. Owner will install a raised crosswalk across Greenwood Drive near the entrance to the site prior to issuance of Certificate of Occupancy, subject to review and approval by the City Engineer. e. Owner will ensure that the design of the access drive from Greenwood Drive to the subject property is at or near a 90-degree angle as part of the site plan approval, subject to review and approval by the City Engineer. 4. The conditions contained herein are reasonable conditions to impose on the land under Iowa Code §414.5 (2025), and said conditions satisfy the public needs that are caused by the requested zoning change. 5. This Conditional Zoning Agreement shall be deemed to be a covenant running with the land and with title to the land, shall inure to the benefit of and bind all successors, representatives, and assigns of the parties, and shall remain in full force and effect unless and until released of record by the City for the above -described property, upon which occurrence these conditions shall be deemed satisfied and this agreement of no further force and effect. Nothing in this Conditional Zoning Agreement shall be construed to relieve the Owner from complying with all other applicable local, state, and federal regulations. 6. This Conditional Zoning Agreement shall be incorporated by reference into the ordinance rezoning the subject property, and that upon adoption and publication of the ordinance, this agreement shall be recorded in the Johnson County Recorder's Office at the Owner's expense. Dated this 16t;h day of september 2025. Ciiy� of Iowa city ZBruce�_T�eag�ue, Mayor Attest: S C�Cle Kellie Grace, City Clerk TWG Iowa City, - By: 3 Appro ed by: _ Zf Ity Attorney's Office City of Iowa City Acknowledgment: State of Iowa } } ss: Johnson County ) This instrument was acknowledged before me on September 16 , 2025 by Bruce Teague and Kellie Grace as Mayor and City Clerk, respectively, of the City of Iowa City. 0-1 0, L �' W CONNIE MCCURVY No ry Public in and for the State of Iv Commission Number 855110 : My Commission Expires /OWN April 04, 2027 (Stamp or Seal) My commission expires: (91-9 TWG Iowa City, LP Acknowledgment: State ofr County of JP A This recor�4 was acknowledged before me on,41r'4-- , 2025 by WII (name) as RaAhOnie (title) of TWG Iowa City, LP Av� 4____ Michelle Howard Notary Public in and for the State of Iowa Notary Public Seal State of Indians Marion County Commission NumberNvo)s2vs • ' (Stamp or Seal) My Commission ExOree 3123/2033 My commission expires:D 3 4 Kellie Grace From: Jackson Taylor <Jackson.Taylor@twgdev.com> Sent: Thursday, September 4, 2025 6:30 PM To: Jon Marner; Anne Russett Cc: Kellie Grace; Danielle Sitzman; Brian Hiltunen Subject: Re: CPA25-0002 & REZ25-0010 - 611 Greenwood Drive RISi( ** This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. ** This message is from an external sender. Kellie, Good evening and hope all is well. Following our meeting earlier this week and as Jon alluded to below, would it be possible to waive the third reading via expedited action from council to approve the re- zoning? We're requesting since our LIHTC application deadline is right around the corner and this would greatly aid us in putting together a more compelling application demonstrating our readiness to proceed. Please let us know if you need anything additional from us to consider this request and we're happy to assist. Thankyou, Jackson Jackson Taylor Senior Development Director 1301 E. Washington St., STE 100, Indianapolis, IN 46202 jackson.taylor@twgdev.com From: Jon Marner <Jmarner@mms-us.com> Sent: Thursday, August 28, 2025 5:29 PM To: Anne Russett <ARussett@iowa-city.org>; Jackson Taylor <Jackson.Taylor@twgdev.com> Cc: Kellie Grace <KG race@ iowa-city.org>; Danielle Sitzman <dsitzman@iowa-city.org> Subject: RE: CPA25-0002 & REZ25-0010 - 611 Greenwood Drive Thanks Anne. I think we should at least see how the first Council meeting goes, then I'll discuss with Jackson whether we make the request. Thanks, Jon *Please note our new email address* ° 1lot,� \,�rlr®rvMT City Council Supplemental Meeting Packet CITY OF (OWA CITY September 16, 2025 Information submitted between distribution of the meeting packet on Thursday and 3:30 on Monday. Late Addition(s): 2.c. African Festival of Arts and Cultures Day Late Handout(s): IN- Revised Letter to Governor Reynolds and Director Paulsen 9.b. Rezoning - 611 Greenwood Drive: See Council Correspondence from Martha Norbeck .C. a ners ip wi ohnson County on a Joint Law Enforcement Facility: See Council Correspondence from David Sterling, Daniel Mill & Finch VanDyk September 16, 2025 City of Iowa City Kellie Grace From: Martha Norbeck <martha_norbeck@hotmail.com> Late Handouts Distributed Sent: Thursday, September 11, 2025 3:49 PM To: *City Council Subject: Transportation and 611 Greenwood Drive 4 - S - 2-5 (Date) R SR ** This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. ** This message is from an external sender. Dear Council Members, Parking for cars. It's an inescapable conversation. I do not like cars. However, I own a car and recognize it as a necessity. According to the 2023 American Community Survey, only about 4.5%of households in Iowa City do not have a vehicle (1). While the parking study concludes neighboring streets won't be overburdened, it does not account for 50t additional parked cars that will require accommodation in the surrounding streets. Greenwood and Benton do not have on -street parking. To quote neighbor Sadie S. May, "It is clear that the proposed high -density plan for Roosevelt Ridge does not offer adequate parking for the number of residents. This means that parking in the neighborhood outside the complex will become even more difficult." It is very likely that the number of future tenants with vehicles will outnumber the provided parking spaces. If a tenant is unable to get a parking space (as it is unclear at this time if parking will be first -come, first -served or if it will be a monthly fee), they find parking on surrounding streets like Miller Ave or Hudson Ave, streets that are already narrow with very limited parking availability. In short, community concerns about traffic and parking overflow are likely to be validated. However, we are NOT advocating for additional parking spots to be added to the complex. With the current proposal, surface parking is maxed out. Additional parking would either require a structure, or the number of units reduced. People need to get places. While I admire the Iowa City bus system, the Oakcrest Bus Route is useful for those going to UIHC. Daily errands and uses in the area of the proposed development are challenging to navigate without a personal vehicle. Try grocery shopping by bus, or getting kids to/from daycare, or working somewhere other than the hospital. Consider the following: • A resident without a vehicle would have to walk 0.6 miles to Aldi or Walmart and carry groceries home, including during winter. The walk to the nearest bus stop on the route to these two stores is about a 10 minute walk (0.4 miles). The bus visits this stop once every 60 minutes after work hours on most days and takes about 12 minutes to reach the stores, making it quicker to walk than to take the bus. E-Bikes in Lieu of Automobile Parking In line with the City of Iowa City's commitment to environmental stewardship and climate action goals, we propose an E- Bike alternative. Providing E-bikes in lieu of more car parking would have a number of benefits for the future tenants and surrounding community: • Reduced vehicle traffic and congestion • Lower carbon emissions and improved air quality • Improving the marketability of the project, both to the surrounding community and to tenants who do not have a personal vehicle • Cost savings for tenants who choose to transition from car ownership to a -bike. • Increased economic activity as residents have more opportunities to get around. • Potentially lower construction costs with any reduction in paving. Surface parking costs about $4000 per spot. Parking structures cost 2-3xs that. The implementation of a -bikes has the potential to solve one of the most prominent concerns of the surrounding community about this new development. A survey of low-income neighborhoods found that the largest barriers to biking included proximity to stations and trouble with renting/returning a bike and that the greatest facilitator for ridership was convenience (4). Apartment -provided bicycles would overcome these barriers and presumably see a large uptake in ridership because of it. Landlord -provided bicycles could take many different forms. We have prepared three possible scenarios for how building management could provide bikes to their tenants. Scenario 1: Landlord works with external service to provide bikes to residents. Landlord decides whether to charge residents for bike services or whether to bundle the cost into overhead. • Third -party companies offer services for apartment complexes by selling bicycles and check-out services. Building management can purchase a set number of bicycles and bike racks and retain the company to allow tenants to check out bikes via an app! • Precedent: RMK Management Corp offers free bike -share services, repair stations, and storage areas at several of the complexes it manages. Each bike is branded with the building name to additionally serve as a marketing tool. (9) • Example Company 1: On Bike Share. (11) • Example Company 2: Lease a Bike. (12) Scenario 2: Landlord buys bikes and manages them in-house. Landlord decides whether/how to charge residents for bike services. • Precedent: Ivy Residence has bikes that can be reserved. Residents reserve a bike, pay a deposit, and return the bike and get the deposit back if no damage has been done to the bike. Bikes can be checked out for the entirety of a lease term. (10). Scenario 3: Landlord charges for parking and provides an alternative transit voucher to residents who don't rent a spot. The voucher can be used at partnering shops around town to purchase a bike and bicycling equipment. • Tenants own their bikes and are responsible for all maintenance and damage. The voucher could be equivalent to the money that the landlord would earn from their "parking space", if they were to pay for parking. • Nearby apartments range from free parking to charging between $30 and $200 dollars a month for parking. Nearby monthly parking rates: Iowa city lofts. $75. Seville apartments: Free. Riverfront Crossings: $75. Replay: $80, estimated. Another site said $175. Hawks Ridge: $45. • Decoupling parking costs from the rent communicates the real cost of automobile ownership and saves non -car owners the expense of subsidizing drivers. A few important notes about these scenarios: • Offering electric bikes instead of traditional bikes increases trip length, biking speed, and use of bikes. o A case study was conducted on a public bike share in Richmond, VA that was switching out part of their fleet to be electric bikes instead of traditional bikes. Even when only 65%of the fleet was e-bikes, over 90%of trips were taken on a -bikes (7) o Another study found that people who purchased an a -bike more than doubled their use of bicycles for transport (8) • Charging residents high prices for bicycle use would lower usage. • Creating a sense of ownership over a shared resource increases perceived valuation and stewardship of the resource (5). Sources o For example, instead of having all bikes available at all times to all residents, if a group of 20 tenants shared 5 bicycles, the bikes may get cared for better. • Secure and dry bicycle storage is a large determining factor in people's decision to bike (6) With a Dero-Decker system, for example, the currently shown bike room could accommodate 4xs as many bicycles. • A raised crosswalk at the intersection of W Benton and Miller Ave would boost pedestrian and biking accessibility in the area around the development and assist in traffic calming. • Offering cargo e-bikes, cargo bike attachments, rear bike baskets, racks with paniers, would enable tenants to use the bikes more functionally in daily activities like grocery shopping. • Cyclist education — Iowa City has a robust biking community and resources to help new bikers gain confidence which can improve tenant engagement and use. Consider engaging the biking community to facilitate success. • Street access —consider a stair bike channel at the stair to Benton. This feature enables cyclists to push the bike while walking up stairs. 1. Census Bureau. 2023 American Community Survey 5-year Estimate; Iowa City, Iowa. h ttps://datausa. io/profile/geo/iowa-city-is-33000 U526980 2. N/A 3. N/A 4. Facilitators and Barriers to Bikeshare Use Among Users and Non -Users in a Socioeconomically Diverse Urban Population. 2020. https://www.sciencedirect.com/science/article/pii/S2211335520301443 5. From Tragedy to Benefit of the Commons: Increasing Psychological Ownership to Increase Stewardship. 2017. https://anderson-review.ucia.edu/wv-content/uploads/2021/03/ucla-paper.shu .ownership.pdf 6. Prioritizing Bicycle Parking Improvements: An Application of the Logsum Approach. 2024. https://www. sci e n cedi rect.com/science/article/pi i/S2213624X24000828 7. Comparing a -bike and conventional bicycle use patterns in a public bike share system: A case study of Richmond, VA. 2024. https://www , -=ncedirect.com/science/articlelpii/S2950105924000147 8. Do People Who Buy E-Bikes Cycle More? 2020. https://www.sciencedi, r-•i/science/article/pii/5136192092030609X 9. Multi -Housing News. Bike Shares, E-Bikes Gain Speed as Amenity. 2023. https://www.multihou, �,_ adoption-of-bike-share-and-e-bike-programs/ 10. Ivy Bike Program. https://rentivv.com/bike-program/ 11. https://onbikeshare.com/ 12. httos://www.lease-a-bike.com/en/