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HomeMy WebLinkAbout07-10-2019 Board of AdjustmentIOWA CITY BOARD OF ADJUSTMENT MEETING Wednesday, July 10, 2019 — 5:15 PM City Hall, 410 East Washington Street Emma Harvat Hall AGENDA A. Call to Order C. Consider the May 8, 2019 minutes D. Special Exception Item 1. EXC19-05: An application submitted by MidAmerican Energy for a special exception to allow for a basic utility in a Commercial Office (CO-1) zone to build an electric substation located at the southwest corner of the Prairie du Chien overpass of Interstate 80. 2. EXC19-06: An application submitted by ImOn Communications Company for a special exception to allow for a basic utility in a Community Commercial (CC-2) zone to build a telecommunication hub located at 2211 F St. G. Adjourn NEXT BOARD OF ADJUSTMENT MEETING: Wednesday, August 14, 2019 If you will need disability -related accommodations in order to participate in this meeting, please contact Jesi Lile, Urban Planning at 319-356-5240 or at jessica-lile@iowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. STAFF REPORT To: Board of Adjustment Prepared by: Jesi Lile, Associate Planner Item: EXC19-05 Date: July 10, 2019 Parcel Number: 0734486001 GENERAL INFORMATION: Applicant: Christopher Pose on behalf of MidAmerican Energy Company PO Box 657 Des Moines, IA 50306 515-243-8157 cpose@lolaw.com Contact Person: Jon W. Austin 106 E 2nd St, Davenport, IA 52801 563-333-8890 jwaustin@midamerican.com Property Owner: Foster Road Developers, LLC 340 Herky Street, North Liberty, IA 52317 319-351-2028 gstiltner@stillnerelectric.com Requested Action: Purpose: Location: Location Map: Special exception to construct a basic utility consisting of an electric substation in a Commercial Office (CO-1) zone To provide a reliable base of electric power to the area The southwestern corner of the Prairie du Chien overpass of Interstate 80 1 Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Applicable Code Sections: File Date: BACKGROUND: 3.11 Acres Vacant, Commercial Office (CO-1) North: Residential; County Residential (R) East: Residential; Low Density Single -Family Residential (RS-5) Residential; Rural Residential (RR) South: Vacant/Residential; High Density Single Family Residential (RS-12) Residential; Low Density Multi -Family Residential (RM-12) West: Vacant; High Density Single Family Residential (RS-12) 14-413-3A, General Criteria for Special Exceptions 14-4B-4D(1 B), Basic Utilities in Commercial and Industrial Zones June 6, 2019 Mid -American Energy is seeking a special exception to build an electric substation off of Prairie du Chien Road just south of Interstate 80 on Lot 1 of the Forest Hill Estates Subdivision. The property is zoned Commercial Office (CO-1). Basic Utilities are allowed in Commercial Office zones by special exception, and must meet certain screening and compatibility requirements. The purpose of this electric substation is to provide a more reliable base of electric power to the surrounding area in order to provide for increased growth and increased demand for electricity. There are currently seven other substations in Iowa City, the earliest installed in the 1960s and the latest in 2003. Electric substations provide a necessary utility for the surrounding area, and must be located near the area where they are supplying power so they can tie into existing transmission lines. MidAmerican held a Good Neighbor Meeting on Wednesday, June 26. Ten people attended, and while they understood the need for a new substation, issues were raised about noise and making sure the neighboring property owners at 1823 Prairie du Chien Rd were compensated adequately. MidAmerican representatives told the neighbors they were in negotiations with the property owners with hopes to buy their property, and that the noise from the substation would not be noticeable over the noise from the interstate. Neighbors were also told about the proposed landscaping plan and had no issues with the planned screening. ANALYSIS: The purpose of the Zoning Ordinance is to promote the public health, safety and general welfare; to conserve and protect the value of property throughout the city; and to encourage the most appropriate use of land. It is the intent of the Ordinance to permit the full use and enjoyment of property in a manner that does not intrude upon adjacent property. The Board may grant the requested special exception if the requested action is found to be in accordance with the specific criteria included for Section 14-4B-4D(1B), pertaining to Basic Utilities is Commercial and Industrial Zones as well as the General Standards laid out in Section 14-413-3. In order for the Board of Adjustments to grant this special exception request, each of the following criterion below must be met. The burden of proof is on the applicant, and their comments regarding each criterion may be found on the attached application. Staff comments regarding each criterion are set below. Specific Standards: 14-413-41D(1b2): Basic Utilities in Commercial and Industrial Zones And ID-C, ID -I, and ID -RP Zones: b. Basic Utilities Not Enclosed Within a Building: (2) In all commercial zones, the RDP and ORP zones, and the ID-C and ID -RP zones, basic utilities not enclosed within a building are permitted only by special exception. Proposed uses must be screened from public view and from view of any adjacent residential zones to at least the S3 standard. In addition, the applicant must provide evidence that the proposed use will be compatible with surrounding structures and uses with regard to safety, size, height, scale, location, and design, particularly for facilities that will be located close to or within view of a residential zone. For uses located in highly visible areas, the board may consider additional design elements such as masonry or brick facades, and walls or fencing to improve public safety and to soften the visual impact of the proposed use. Water and sanitary sewer pumps or lift stations approved by the city as part of subdivision or site plan approval do not require special exception approval from the board of adjustment. FINDINGS: • The applicant has shown screening above S3 on the landscaping plan submitted. This plan has been reviewed by the Development Regulations Specialist and City Horticulturalist. Staff recommends a condition that the proposed substation must adhere to the landscaping plan submitted, dated June 20, 2019 (Attachment 5). o At the time of planting, 31 trees will be six feet tall with additional plantings that are shorter. o At the time of maturity all of the plantings will be eight feet or taller, with 23 of the trees over 40 feet. The proposed site for the substation is currently surrounded by mainly vacant land. There is one house currently occupied located at 1823 Prairie du Chien Rd and plans for townhomes to the southwest of the proposed substation as well as a senior living currently being constructed. See below for and updated location with adjacent existing and future residential development. Approx. Proposed substation site 1823 Residence . Potential Future Development Senior living currently under construction • The proposed substation would have a 158' by 210' footprint. • The proposed substation would have two 50' high dead-end structures that would receive transmission lines as well as 50' high shield masts. • The senior living currently under construction will have 53 units be three stories tall (approx. 35 feet) • The residence at 1823 Prairie du Chien is a one-story home with just over 1,100 square feet of living area. • The proposed substation would be at approximately the same elevation as the surrounding properties. • The proposed substation is larger in both footprint and height than surrounding residential development, but the applicant is attempting to mitigate these impacts through landscaping, and has been in contact with the property owners of 1823 Prairie du Chien Road about purchasing the property. • The proposed substation fence will be approximately 32 feet from the south property line and approximately 55 feet from the east property line. • The applicant proposes surrounding the substation with a seven -foot high chain -link fence with 3 strands of barbed wire on top, making the fence eight - feet tall in total. General Standards: 14-413-3: Special Exception Review Requirements: In order for the Board of Adjustments to grant this special exception request, each of the following criterion below must be met. The burden of proof is on the applicant, and their comments regarding each criterion may be found on the attached application. Staff comments regarding each criterion are set below. The specific proposed exception will not be detrimental to or endanger the public health, safety, comfort or general welfare. FINDINGS: • The proposed substation will provide a reliable base of power to the surrounding area. There are other substations in Iowa City near residential areas that have operated without reported health and safety issues. 2. The specific proposed exception will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not substantially diminish or impair property values in the neighborhood. FINDINGS: • The applicant provided sound estimates at distances from the transformer to the property line: o North Property Line (approx. 30 meters) — 43 dB o East Property Line (approx. 35 meters) — 42 dB o South Property Line (approx. 48 meters) — 39 dB o West Property Line (approx. 90 meters) — 34 dB o For comparison, 40dB is approximately the level of noise of a library, bird calls, and ambient urban noise. • Staff measured sound coming from the interstate from the west side sidewalk along Prairie du Chien nearest the proposed substation location and found that the noise levels at 1:45 pm were approximately 65 dB. • While sound in cumulative, the addition of anything that has a difference of more than 10 dB results in the higher noise level being the total noise level. • Foster Road Development owns the majority of the land in the immediate area. • The land to the southwest and further west along the Foster Rd extension was recently rezoned to allow for residential development, including both townhomes and a larger -scale senior living facility. These projects are not being built by the current property owner. The senior facility is currently under construction, and the property owner is in negotiations with another developer for townhome construction to the south of the proposed substation. The substation fence would be approximately 32 feet from the property line. 3. Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district in which such property is located. FINDINGS: • Past substation projects have shown that residential and other development continues in the surrounding vicinity. The applicant has submitted photos of other substation sites in the Iowa City area that show residential development abutting substations (Attachment 6). o The substation at 1630 Lower Muscatine Rd was built in 1962, and residences directly next to the substation were built in 1962, 1963, 1964, & 1965. The closest residence is approximately 60 feet from the substation fence. o The substation at 1120 Mormon Trek Blvd was built in 1980, and residences directly next to the substation were built in 1987. 1988, 1990, and 1996. The closest residence is just over 20 feet away from the substation fence. The closest residence to the proposed substation is approximately 100 feet from the substation fence and over 120 feet from the proposed transformer. The Foster Rd extension is currently being built and Foster Road Developers plans to exchange property with MidAmerican if the substation is approved. There is a senior living project currently under construction on Foster Road to the southwest of the proposed substation. 4. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. FINDINGS: • The proposed site would be accessed off of the Foster Rd extension. • The proposed substation would be installing electricity to serve the area. 5. Adequate measures have been or will betaken to provide ingress or egress designed to minimize traffic congestion on public streets. FINDINGS: • The future intersection of Foster Rd and Prairie du Chien Rd will be controlled by a stop sign on Foster Rd. • Post -construction the proposed substation will produce minimal traffic — typically one truck a month and more if there are issues with the substation. What traffic it does produce would be routine maintenance and inspections on site, not a permanent employee presence. 6. Except for the specific regulations and standards applicable to the exception being considered, the specific proposed exception, in all other respects, conforms to the applicable regulations or standards of the zone in which it is to be located. FINDINGS: • The Commercial Office (CO-1) zone is intended for offices, businesses, apartments, and certain public & semipublic uses. • The proposed substation exceeds the minimum setback requirements. • Aside from the special exception required for a basic utility, the lot meets all other requirements of the Commercial Office (CO-1) zone. 7. The proposed exception will be consistent with the Comprehensive Plan of the City, as amended. FINDINGS: • The Comprehensive Plan supports Iowa City coordinating with private utilities in order to serve areas under development. STAFF RECOMMENDATION: Staff recommends approval of EXC19-05, a special exception to allow a basic utility in a Commercial Office (CO-1) zone to build an electric substation with the following condition: 1. The landscaping and screening around the substation must adhere to the landscaping plan submitted, dated June 20, 2019 prior to the issuance of a Certificate of Occupancy. ATTACHMENTS 1. Location Map 2. Zoning Map 3. Application Materials 4. Major Site Plan 5. Landscaping Plan (6/20/19) 6. Aerial View of Other Substations Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ,c r r—on c.�o5 AP t_L!.U) ION TO THE B A :; F ADJUSTMENT - . ;,_`.15Q ``,; L EXCEPTION - DATE: June 7, 2019 PROPERTY PARCEL NO. 0734486001 PROPERTY ADDRESS: No address listed on plat PROPERTYZONE: CO PROPERTY LOT SIZE: 3.11 acres APPLICANT: Name: MidAmerican Energy Company by Christopher Pose Address: PO Box 657 Des Moines, IA 50306 Phone: 515-243-8157 Email: cpose@lolaw.com Name: Jon W. Austin CONTACT PERSON: (if other than applicant) 106E 2nd 5t, Davenport, IA 52801 Address: p Phone: 563-333-8890 Email: Jwaustin@midamerican.com Name: Foster Road Developers, LLC PROPERTY OWNER: (if other than applicant) Address: 340 Herky Street, North Liberty, IA 52317 Phone: (319) 351-2028 Email: gstiltner@stiltnerelectric.com Specific Requested Special Exception; please list the description and section number in the zoning code that addresses the specific special exception you are seeking. If you cannot find this information or do not know which section of the code to look in, please contact Jesi Lile at 356-5240 or e-mail jessica-lile@aiowa-city.org. Purpose for special exception: construction of an electric substation Date of previous application or appeal filed, if any: none 2- In order for your application to be considered complete, you must provide responses to all,cf the r r information requested below Failure to provide this information may delay the hearing date! for your application. A pre -application consultation with Planning staff is STRONGLY recommended to ensure that your application addresses all of the required crijtji?,t';`! _[ gg r „ i3 lI1 1 i(,i- JZ As the applicant, you bear the burden of proof for showing that the requested exception snpld bq Pp. granted. Because this application will be presented to the Board of Adjustment as !y._p urloricp�'" statement, you should address all the applicable criteria in a clear and concise manner, INFORMATION TO BE PROVIDED BY APPLICANT: A. Legal description of property (attach a separate sheet if necessary): You can find the legal description and parcel number for your property by doing a parcel search for your address on the Assessor's website at www.iowacity.iowaassessors.coni/or by calling 319-356-6066. B. Plot Plan/Site Plan drawn to scale showing all of the following information: 1. Lot with dimensions; 2. North point and scale, 3. Existing and proposed structures with distances from property lines; 4. Abutting streets and alleys; 5. Surrounding land uses, including location and record owner of each property opposite or abutting the property in question; 6. Parking spaces and trees - existing and proposed. 7. Any other site elements that are to be addressed in the specific criteria for your special exception (i.e., sorne uses require landscape screening, buffers, stacking spaces, etc.) C. Specific Approval Criteria: In order to grant a special exception, the Board must find that the requested special exception meets certain specific approval criteria listed within the Zoning Code. In the space below or on an attached sheet, address each of the criteria that apply to the special exception being sought. Your responses to these criteria should just be opinions, but should provide specific information demonstrating that the criteria are being met. (Specific approval criteria for uses listed as special exceptions are described in 14-413-4 of the Zoning Code. Other types of special exceptions to modify requirements for the property are listed elsewhere in the Code.) IF YOU DO NOT KNOW WHERE TO FIND THE SPECIFIC CRITERIA THAT MUST BE ADDRESSED, please contact Jesi Lile at 356-5240 or e-mail jessica- lilo@iowa-city.org. Failure to provide this information will constitute an incomplete application and may lead to a delay in its consideration before the Board of Adjustment. -3- D. General Approval Criteria: In addition to the specific approval critexia addr4ssed in "C", the Board must also find that the requested special exception meets the following general approval criteria or that the following criteria do not apply. In the space provided below, or on an attached sheet, pro td;specific rri �rfn tCon, not just opinions, that demonstrate that the specific requested_ special exception meets the general approval criteria listed below or that the appioGa14;r6ria are not relevant in your particular case. C1 # , jt _.. The specific proposed exception will not be detrimental to or endanger the public health, safety, comfort, or general welfare. The proposed use will enhance public health, safety, comfort and general health by providing a more reliable base of electric power to the surrounding area. Growth in the area as well as increased demand for electric devices (computers, cell phones, electric vehicles and other personal devices) by existing users make the proposed development necessary. The site will comply with the city S-3 screening requirements. 2. The specific proposed exception will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not substantially diminish and impair property values in the neighborhood. As above stated, the proposed use will enhance the area by providing a more reliable base of electric power. It will not diminish the value of property in the area. It will enhance future growth of the area and neighborhood. The seller of the property owns the majority of land in the area and voluntarily agreed to make this sale. 3. Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district in which such property is located. The proposed use will enhance the development of the area by providing a more reliable base of electric power. 4. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. The site has adequate utilities, access roads and drainage areas. The site will be the source of distribution of electric power to the area with distribution lines which will exit the substation below grade. -4- 5. Adequate measures have been or will be taken to provide' ingregsl'b`r egress designed to minimize traffic congestion on public streets. ZR d j . ",, — 6 The site will have very minimal traffic with the most traffic being during construction of the site. After that only routine inspecfidn`ar L'E;? * maintenance visits occur which will not impede or cause coWg'e5tfbrf.'©n streets. 6. Except for the specific regulations and standards applicable to the special exception being considered, the specific proposed exception in all other respects conforms to the applicable regulations or standards of the zone in which it is to be located. [Depending on the type of special exception requested, certain specific conditions may need to be met. The applicant will demonstrate compliance with the specific conditions required for a particular use as provided in the City Code section 14-4B as well as requirements listed in the base zone or applicable overlay zone and applicable site development standards (14-5A through K).] Yes. See site plan for improvements proposed. The proposed use will be consistent with the Comprehensive Plan of the City. The Land Use Vision statement indicates that the city "guides development and growth to make efficient use of land and infrastructure" This electric substation aids this goal of the Comprehensive Plan. This site is near an existing overhead transmission line which provides input to the substation and distribution power will exit the substation adjacent to city streets. The proposed use therefore "provides for efficient provision of public and safety services " within the city. -5- .w °Po[ E. List the names and mailing addresses of the record owners of all property located within 300 feet of the exterior limits of the property involved ini aippeaj: ;Un.52 - NAME Justin E. Rogers Steven M & Kitty S. Highly Foster Road Developers, LLC TP Holdings, LLC Laura M R Ipsen ADDRESS;--.-,, _, _ 1920 Prairie Du Chien Rd;, lows 1823 Prairie Du Chien Rd., Iowa City, IA 52245 340 Herky Street, North Liberty, IA 52317 1880 Kyle Drive, Iowa City, IA 52240 1710 Prairie Du Chien Rd., Iowa City, IA 52245 -6- NOTE: Conditions. In permitting a special exception, the Board may impose appropria'�e"y conditions and safeguards, including but not limited to planting screens, 'ferlctrrg -' construction commencement and completion deadlines, lighting, operational controls, improved traffic circulation requirements, highway access restrictions, inrY §e'.'d,'rrrirVirl �r yard requirements, parking requirements, limitations on the duration of a use or ownership or any other requirement which the Board deems appropriate under the cirrcbjrrktg�<[c§ni upon a finding that the conditions are necessary to fulfill the purpose and. in42r{t(Offft� ! Zoning Chapter. (Section 14-8C-2C-4, City Code). Orders. Unless otherwise determined by the Board, all orders of the Board shall expire six (6) months from the date the written decision is filed with the City Clerk, unless the applicant shall have taken action within the six (6) month period to establish the use or construct the building permitted under the terms of the Board's decision, such as by obtaining a building permit and proceeding to completion in accordance with the terms of the permit. Upon written request, and for good cause shown, the Board may extend the expiration date of any order without further public hearing on the merits of the original appeal or application. (Section 14-8CAE, City Code). Petition for writ of certiorari. Any person or persons, jointly or severally, aggrieved by any decision of the Board under the provisions of the Zoning Chapter, or any taxpayer or any officer, department or board of the City may present to a court of record a petition for writ of certiorari duly verified, setting forth that such decision is illegal, in whole or in part, and specifying the grounds of the illegality. (Section 14-8C-1 F, City Code). Such petition shall be presented to the court within thirty (30) days after the filing of the decision in the office of the City Clerk. June4 19 MidAmerican Energy Company by legal counsel Date: 20 _ niailany signed by Cdns opder Christopher Pose yd,n note 2119 03.3C 11 JJ 27 -35 (191 Signatures) of Applicants) 19 See attached autorization Date: 20 Signatures) of Property Owners) if Different than Applicants) p pdad mi n\app I ication-boas e. doc HI n N_ T b� 0 JV —6 RH IGa 5—' CITY C, EF ,� ",'%\f;IT , Ia5,,,, yy T Y V g€ y T 6. P+ . M f Y. 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EOUIPMAT SHOWN AS JAJ SHADED ON PLAN 15 PINRE FPSOLATION E LIFMENT I EXISTING TREE LINE I- TCHAIN LINK MENGE w/3 5TRANDS OF EAFT ED WIFE HANGING TOHAFn o THE OUT51PE - 5FE DETAIL ON TH15 p VI SHEET ID al TQ 620r2naaw 211AACZ A53H MEA TBO BE COVERED LY WITH 5" A`E ROCK ON 0 i 0 CON5ERVATION EASEMENT J i J i N: 620BIPMG T E AHM103ROA P' PAY i N, 6204aa.2110 /��� TRANSMIss10N TA.FS 0 E 21T94569922 �'(/ o ry6 II IBoo' PU E. i A o W I E IANN 1 / L-E FENCE NOTES 3 STRANDS OF O I. ALL FENCES SHALL BE BUILT IN ACCORDANCE WITH MIDAMERIOAN ENERGY COMPANY'5 RES IIFIGATIONS AND DETAILS 2. THE SECURITY FENCE 54ALL BE T36 LB, INGJIDINS THE 6ALV_ STAL POSTS RATES OF -I FEET HIGH GIAIN LINK FABRIO AND 3 ®10'"O"MAX OC - SET STRANDS OF BARBED WRE INCONAA,1 3THE DR VEWAY GAUP SHALL BE DOUBLE LEAF, 20' HIDE RATES 4. FEE CHAIN LINK FENCE DETAIL AT HATTSUBSTATION5. Sff LEG. DWG c2310 FIR FENCE PLANHEIGH75 J�AIN� eRCL7suRE IrEOOIPMENT sOUITM T ITS' TO 24' AVGCAPPS, D STWKNRES 44'SHIELD MASTS 50'NOTE SHIELD WIRES ARE USED A5 LCHTNIN5 PROTECTION TO PREVENT DAMAGETO THE SUBSTATION EOIIIFMENT DURING THUNDERSTORMS. THE HEIGHT FROVIID 5 THE FAGANATED CHAIN LINK FENCE DETAIL CLEARANCE TO THE EQUIPMENT. FABLE N - 1'-1 A INTERSTATE SO E: AREA TO BE COVERED WITH 6" ROOK (I MA5E R06K 1 2" OCTAL ROCK 1422 -- -- -- -- 01 -- -- -- HAD DFTR I APR DESCRIPTION REV DATE I DFTR I APR DESCRIPTION \ SWITCHGEAR A\ \ ENGL05VRE \ \D� 2/ \ SB9°41'3414 19.9"1' N62C533.6202 Ni 6205540= E 21,9915. N4 E: 21T PEPLA t�� 1 1 1 A TfQ~ \I W \5540' m N62051H ONA GI/RT/E p 1 E 21T98618133 1 P.G.G. DRIVEWA R IN = 433.00' CLIJDE e' cures OL FROM STREETSTV o Ba1 PROPERTY LINE T = 60.3'I' 1 OF = 111,15' 1 5 D" A- GB = 580°44'32"W 55.1 N. 6204649`A2 E 21 T99RB4450 ithy f 15.52' � j FOSTER RD. -Fir_ --- SAN=-- LEGEND ���I PROPERTY BOUNDARY A FOUND SECTION CORNER • 5Er / FOUND PROPERTY CORNER 5EOTION LINE BUILDINO 5E31FAGK / EP5EMENT LINE XXX- SUBSTATION FENCE --- B, PECDO eED TRAN5M1551ON LINE EXIST. STORM SEWER ki HALL MOUNTED SITE LIGHT POWER POLE 5T PROPOSED STORM SEHER - -Hn- - EX15T. HATER MAIN NOTES I DETAILS 5HOHN ON ONE DE RAIL NO APPLY TO ALL DRAWINGS INSOFAR AS THEY MAY APPLY - SOALE. I"=50' A 1 2- on ■CEC Civil Engineering Consultants, Inc. 240 OUiStred. UN[12 Des Moines Iowa 50322 5152764SS4. Fa:: 515 21670S4 monLoPedaccom 5URFAGING NOTES I. JUST PRIOR TO PLAGINO ROCK SURFAGINO, GC MPAGT ARAGEADD E TO 15% 5TANDMD PROLTOR 5V51tt FOR A DEPTH OF ONE FOOT. 2. REbVE I REPLACE SOIL AS REWIRED IN AREAS OF GUT OR TRANSITION5. 3. PROOF ROLL ALL STATIC N& ABORADE5 IN THE PRESENCE OF A 6EOTEGHNILAL ENGINEER TO LOCATE SOFT 5POT5. ALL 50FT 5POT5 TO BE REPAIRED PRIOR TO TESTING FOR DENSITY. 4- PROVIDE INRLAGE FIELD DENSITY TESTS AS DIRECTED BY A OACTESUMOAL ENGINEER. RECOMPACT A RE GST AREAS THAT FAIL DENSITY 5115 AT NO 1051 TO OWNER 5. ALL CALM E 5URFAGING SHALL CONFIRM TO THE FKNDEFE ENT5 OF THE I ATE5T MEO5PCHIFIOATIOKS. ROOK NOTES - THE SURFACE OF THE 5U85TATION YARD SHALL BE COVERED WRU MIT 6" OF MASTED ROOK GON515TI En OF 4" OF BASE ROOK AND 2" OF SURFACE RHA K 2. THE AREA STET IN51PE AND 5LFEET OUT51PE OF THE S'IBSTATION FENCE SHALL BE GOVEFED WITH 6° OF BASE RGGK ONLY. 3. PAGE FOLK SHALL BE HASHED LIMESTONE THAT 5ATI5FIB5 IDOT 5ECTION 412202, MACADAM STONE BASE, GRADATION AI3 4. SURFACE ROCK SHALL BE CRUSHED IIIME5TONE THAT SATISFIES ID SATISOL SECTION 4120, GRADATION OIL LIGHTING NOTES I. THE SITE LIGHTING SHALL CONSIST OF 400 WATT H.PS. MOUNTED AT A HEIGHT5 OF 10 AND 24 FEET WITHIN THE SUEGTATIAN FAM E. 2. FIX7RE5 SHALL BE DOWNWARD FAGING AND SHIELDED TO ELIMINATE GLARE AMC SPILLOVER ILLUMINATION 3. FLOOD LIGHTS AT HEIGHT OF 24 FEET HILL ONLY BE USED HHEN NEEDED AND HILL NOT NORMALLY BE CONTROLLED BY FHOT DELL. 4 FLOOD LIGHTS AT HEIGHT OF 10 FEET HILL BE PHOTOCELL CONTROIL FP FOR 5E:URITY. I 11 1st CITY SUBMITTAL 11 06-05-2019 1 1 1 \\ 1 -A\ _A_=SAN¢4�1 1 1 1 1 1 1 I� VICINITY SKETCH-1,820'(22K54) = 2ANHA NXN M. •j INTERSTATE #80 ^• TH15 SITE a ) _ eo ;' ifT2 i e+ r° � R OWNER PRO5PEGTfVE OWNER/ FOSTER FOAD Pf`/fE OFFIRG us APPLICANT 340 MERRY STREET MIDAMERIGAN ENERGY COMPANY NORTH LIBERTY, INPUT, DEBT MHO BOX bs Owe MOINwe, IOWA A0306-0651 563333HI49 Noma,ea asImldamaMnoncom 517E ADDRESS TZR FOSTER ROAD ZONING c0 = COMMERCIAL OFFICE LEGAL DESCRIPTION LOT I OF THE AMENDED PLAT CF EOREST HILL ESTATES AN OFFIGIAL PLAT, NOW INGWDED IN AND FORMING A PART OF THE CITY OF IOWA CITY, "UNION COOLLY IONA GENERAL NOTES ONE WEEK PRIOR TO CONSTRUCTION THE CONTRACTOR SHALL NOTIFY: A MI FAMERICAN ENERGY COMPANY (1NECJ B. CITY OF IN , CITY c. CIVIL ENGINEERING CONSULTANTS, INC. D. IONIC ONE -CALL 2 ALL CONSTRUCTION IN STREET RIGHT OF -WAY SHALL BE IN ACCORDANCE TO THE IOwa CITY SPEaPCATION5 AND/OR THE bW0. STATEWIDE URBAN DE51ON AND SPEGIFIGATIONS (AUDAS)- 3- ALL OTHER CONSTRUCTION SHALL BE IN ACCORDANCE WITH THOOMBRIOAN ENERGY COMPANY'S 5UBSTATION ENGINEERING CONTRACT DOCUMENTS. 4. THE SUB5TATION LAYOUT 15 PARALLEL AND PEFPENDICULAR TO THE NORTH PROPERTY LINE. 5 ALL DIMENSIONS ME TO PROPERTY LINES, FENCES AND TO THE AFLUM2LINF OF THE DRVE. 6. THE I ORATION OF THE LIT ITIE5 SHOWN ON THIS PLAN ARE FROM VERBAL LOCATION5 PROVIDED BY THE UTILITY COMPANIES. LOCATION OF LIT ITIE5 SHOWN ARE APPROXIMATE AND MST 5E VERIFIED (I-906292-598N. T. cOMRAOTOR SHALL OBTAIN ALL NEGE55ARY PERMITS AND PAY ALL FEES REQUIRED. 8. THE CONTRACTOR SHALL PROTEOT ALL EX15TINO STRIKNFES AND UTILITIES. ANY DAMAGE SHALL BE REPAIRED BY THE CONTRACTOR AT THE CONRAGTOR'S EXPPN5E TO THE PILL 5ATISFAGTION OF THE IUHLITY OWNER. 9. ALL DEBRIS SPILLED ON PAR-DINING,R20PERTIE5 I STREETS DURING CONSTRUCTION 5HALL BE PICKED UP IN A TIMELY MANNER 10- THE Co"APINATP- SHOHN ON TH15 PLAN ARE BASED ON NADP3 IOHA 5TATE PLANE DGJN4 ZONE, U5- FOOL PARKING THE AREA IN51PE TIE FENCE 15 AVAILABLE FOR 5ERVIGE VEHIGLE5. UTILITIES NO WATER MAIN, STORM SEWER OR SANITARY SEWER IS REOMPED N015E NO OUT5IDE HORNS, LOUDSPE4KER5, PA SYSTEMS, BUZZERS, CM15TLE5, BELLS, ETG HILL BE I15TALLED SIGNS THERE HILL BE NO 51GN5 FOR TH15 PROJECT OTHER THAN OVERRUN" BORG MOUNTED ON THE SBSTATION FENCE. OU75IDE STORAGE THERE HILL BE NO OUSIDE STORAGE OF MATERLS A, SUPPLIES IP OR EQUMENT ON THIS CITE. FIRM MAP DESIGNATION TH15 SITE 15 WITHIN ZONE X, AN AREA AL IDS OF THE 02% ANNUAL CHANGE ROODPLAIN AGCORDIN5 TO FEMA FIRM MAP NO I903COMEE, FSYYYTNE DATE FEBRUARY ITS, 2001) 51 TE AREAS (IN SQUARE FEET) Al TANI ENCWSUFE GAR (04%) ROOKED sHARMATION PAD 36,3E1 SAseA%) GREEN SPACE 11,422 (TI.B%) FAILED DRIVE 1355 (I.O%) TOTAL PILE (I00. 135101 00%) (311 ACT LIST OF SITE PLAN DRAWINGS SHEET NO. DESCRIPTION 121-40 5055TATION OVERALL LAYOUT I NOTES 62410 6FEDING 4 DRAINAGE PLAN G241A DRIVEHAY PLAN, PROFILE I DEfAIL5 02440 I ANDkAPINS - PLAN GERTIPICA71ON5 o 01" HEREBY c RTIFT THAT THE PORTION OF THI5 1 TECHNICAL FIIBMISSION DE WEED DELON WAS jp ....a ,7.i,A PREPARED AN ME' UNDER MY FHA" YA'MAL 5 .^ ^.^ 9 !, `J'IFBCVI510N AND THAT I AM A DULY I ALLAR FF MARTIN M -. FFOFESSIONAL LAND30APE ARCHITECT UNDERTHE =A. DOSTALIK Lau of ME STALE OF IowA. LANDSCAPE - ARCHITECT .a- ATA�,'�(/�,:n 06-05-2019 ' V�SJVM %m. N0. 344 2j MARTIN MALIK. AU, ACT MY TALAN, GAGOA. DAMIS �, ,'1� 11111511 AAA',' ARAM OR SHENAM GCOVERFD BY TH15 MEAL AS NOTED IN 115T OF 51TE PLAN DLACQUI MAS CONFIDENTIAL: DATE' 06-05-2010 FOSTER ROAD SUBSTATION THIS E ALL BE AS DESIGNED. MMD IowA aTv,lown I �R CAL ENERGY INFRASTRUCTAINED URE INFORMATI NALLYND CRITICAL TOMIDA ERICAN ENERGY RE INFORMATION AND Is EMPLOYEES ABUTN �MIDAMERICAN D"Ro MMD F SITE T TO MIDAMERICANCOMPANY COMPANY EMPLOYEES BUT NOT TO NHEUN ENERGY COMPANY dwA C2-40 TENERGYRETAIL THE UNREGULATED RETAIL SERVICES DIVISION. WORKING UNREGULATED APPRovED. R PRIOR wA------THORIZATION IS REQUIRED O scALe. v'=so' OVERALL LAYOUT PLAN&NOTES INTERSTATE iI EEEEZ SIM 04. 13 ♦� � .. II � III � �� , ' •� �� � v �TBNTIONf T�OP1iO�� •. `� �"� �� � I I � W \jMA �n�� EXISTIM STORM INTAKE CONSERVATION EASEMENT �✓7 �e •. - ___=sm,.00 FOSTER 54 LF. IMCL. 2 -F.E.S. 15-INCH RLP U 55 111 R 1,00% -FL W = 152A6 �-F��III I I I I INSIDE OF 13' OI A. 15- OIA. X ):- STAINLESS STEM RLP (EEI,GND) RATE -- FIT INTO BELL @IO OF -- FF£ BETVEBI PIP£ SEGMENT PNO FLNREO @IC, SECTION 1 I 4.15' DMA. OPBL16 1 / ORIFICE DETAIL SCALE: I"=30' WT TO SCALE &RADIN& NOTES I. A 50115 EXPLORATION AND 6EOTEGHNICAL REPORT WILL BE PREPARED BY OMER5. ALL EARMW AND ROCK RALEMENT 5NAL1- COMPLY W n4 THIS REPORT. 2. SPOT B AMOIS AND FINAL 6OMTLIIR5 ARE TO IM TOP OF LRIPJIED ROOK AND O BED. 3. DRIVEWAY AREA OUTSIDE OF TIE YBSTAnON FENCE SHALL BE OOVHiED WITH Ir OF ORISHED ROIX. 4. ME AREA FROM 5 FEET INSIDE ME FENCE TO 5 FEET QII5ICE TIE FENCE SHALL BE COVBRBD WITH 6- OF BASE CMSHED ROCK. 5. MOAMERICAM EMEREY COMPANY WILL OBTAIN A NPOES PERMIT FOR THIS 511E IT 15 TIE RES�OMSIBLITY OF TIE CONTRACTOR TO OBTAIN ALL OTHER NECESSARY PERMITS AND PAY NE.EYARY FEES. IF ANY. 6. TINE CONTRACTOR SHALL PROTECT ALL EXISnW ST3CILRES AND UTILITIES. ANY OAMA6E SHALL BE REPAIRED BY TIE C TRACTOR AT TINE C TRALTORS EXPENSE TO ME R 5An5FK.nIXi OF TIE UTILITY ONMER. 1. ALL EXI5TIN5 TILE LINES ENCOUNTERED SHALL BE RESTORED OR ROUTED TO A STORM SEWER OR OTHER APPROVED OnER LET KRETALTIVE OR HOT. 8. ALL TILE 0I5OOVE ED MINCER THE SIBSTATION EMBANKMENT SHALL BE RBNOVEO IN ITS B4nREtt. 4. BENCH EXIST"M SLOPES MAT ARE TO RECEIVE ER TIT FILL MAT ARE STEEPER I TO I2 FOR TO WILDINS EMBANKMENTS. 16. OVEREXCAVAM AND 0I56, 50 THAT THERE 15 AT LEAST 18 INCHES OF COMPACTED SIB6RADE UNDER THE DRI VBNAY. 11. 0156, 1 COMPACT, AFTER 5TRIPPIN6, THE TOP ONE FOOT UNDER ANY 5 BSTATION 5IRFALIN6. 12. MAINTAIN ALL LOUT AND FILL AREAS TO ACCOMMODATE 511RFALE LRAINAf£ 13. ALL FILL SHALL PE COMPALTED TO A DENSITY THAT 15 WT LESS THAN 45.4% STANDARD PROCTOR DENSITY. 14. MOISTURE CONTENT SHALL WT LEVIAM FROH OPnmum BY MORE MAN 24%, RI PROCTOR DETERMINATIONS IS. TO ME STORM WATER POLLLnom FRE TION !SAPP) PLAN FOR SILTATION FET4cES AND OMER EROSION 6ONTROL MEASURES. 16. FINSMID 6RADE ON ALL NCH PAVED AREAS SHALL BE KMM 020 FOOT OF ELM 6RADE. DRI VBNAY AND SUBSTATION PAD SHALL BE KMIN 0.10 FOOT OF ELM 6RADE. IT. TOPSOIL SHALL BE SPREAD TO A MINIMIM MI� OF SIX INCHES ON DISTURBED AREAS IS. ALL MIN SIDE SILO% SHALL BE 4 TO I OR FLATTER UNLESS NOTED OMERWISE 14. ALL DEBRIS SPILLED ON AD-OINIIK FROFERW ! STREETS WRIN6 COMPOKTION MIST BE PICKED W IN A TIMELY MANNER BY ME 60NTRACTOR 20. ME LOCAnm OF TIE UTILITIES SH OM ON MIS RPN ARE FROM VERBAL LOCAnCNS PROVIDED BY ME UTILITY COMPANIES. LOUTILITIESIXN OF UTILITIES SHO WN ARE APPROXIMATE AND MST BE VERIFIED 0-500-2g24AE9). SOIL 4 WATER CONSERVATION REOUIREMENTS I. SAVE EXISTIMG GRO.MO LOVER, TREES < SHRUBS VMENEVER POSSIBLE. 2. ANY 6RAOEO AREA SHALL BE PAVED, ROCKED OR ESTAELI5MO IN TEMPORARY V SETATION WIMM 60 DAYS OF ME LOMPIEn )M OF 6RADIN6. 3. PERMANENT 6ROIND LOVER 51RAL1- BE ESTABLISHED IMMEDIATELY UPON COMPLETION OF FINAL OR FIN15H 6RAOIW WHEREVER POSSIBLE. 4. 115E MIILH, TEMPORARY OI VER510N5, LONTOIR RIRROWS, TERRACES AND OMER REMEDIAL CONSERVATION FRALTILE5 TO LIMIT SITE SOIL DOES TO LESS MAN 5 TON` PER ACRE PER 1'FFR. 5. INSTALL SILT FENCES FRIOR TO EEGIMN1115 6RADIN6 VHBY POSSIBLE AND INSTALL AR0.ND INTAKES IMMEDIATELY AFTER THE INTAKE EELOME OPERAnONAL. 6. INSTALL UILVERTS, STORM 5BNERS, MANtlLES AND INTAKE /6 SOON AS 15 POSSIBLE. 1. COMPLETE PAVING AND ROCK SIRF/LIMG AS SOON AS POSSIBLE OR INSTALL TEMPORARY SILT FENILES TO CONTROL EROSION. 8. THE CONCRETE WASHUIi SWAM ON ME RAN SHALL CGTRY WIM 511DA5 DI V151LN 11; SECTION II4W - CGNL M WA5WnC BENCH MARK ELEVATIONS 5WKN ON MI5 RAN ARE BASED ME IOKA DEPARTMENT OF TRANSPORTATION REAL-TIME NETWORK CONVERTED TO MAW88. LEGEND PROPERTY BOUNDPRY - - SECTION LINE / 1/4,1/4 SECTIOM LINE PLILDIMS SETBA K / EASEMENT LINE SUBSTATION FENCE - SILT FBICE �450, EXISTING LONTUIR PRDPDSEO CONTOIR ® PRDPOSEO SPOT ELEVATION - -USE- - EXIST. UNDERGR0.ND ELECTRIC, - -SANS- EXIST. SANITARY SBNER - -Kb - EXIST. WATER MAIN 1 st CITY SUBMITTAL 06-05-2019 ■DEC Civil Engineering Consultants, Inc. 240086M Stred. Um[ 12 Des Moines, Iowa 50322 5152764004 Can 51527670S4 maDMcedaccom lu - CONFIDENTIAL: THIS DOCUMENT SHALL BE MAINTAINED CONFIDENTIALLY AS CRITICAL ENERGY INFRASTRUCTURE INFORMATION AND IS AVAILABLE TO MIDAMERICAN ENERGY COMPANY EMPLOYEES BUT NOT TO MIDAMERICAN ENERGY COMPANY EMPLOYEES WORKING IN THE UNREGULATED RETAIL SERVICES DIVISION. PRIOR WRITTEN AUTHORIZATION IS REQUIRED30 PTA ATTFCC RV ANY nTUFP PFPgnN (MIDAMERICAN ENERGY COMPANY DATE os-Ds-2 DESIGNED. MMD DRAWN. MMD APPRoveD. dwA SCALE 1""A FOSTER ROAD SUBSTATION IOWA CITY, IOWA F IFR C24-'�� De __ _ _ _ 05 _ 0, _ m _ D - GRADING&DRAINAGE PLAN 00 - 01 - - REV I DATE I DFTR I APR I DESCRIPTION REV DATE I DFTR I APR DESCRIPTION -O om I'M TTo no 8° P.C.C. PAVEMENT 65 165 ."ON FENCE TOO K PROPOS® ORIVEPl IT 6RADE 1.15% amb T55 — _ _ _ 3 � — — TSD 7X15TIN6 61110LNO GRADE T50 FRCFOSEo IS-Im:M "lay 745 TMO 7e O DRIVEWAY PROFILE SCALE. I' = 10' HORIZ. I° = 5' VERT. 60' 40' Dan Inn WInF MIPM AM) (3 n'WI nG MIMMAPI LU2VE NI R . 30000' T = 10 IO.ST' LH . 10.13' LB = NI'S9'OB'W EXIsnN6 STOFM INTAKE \I '�$ 8' WIDE P46. \ 1 RECREATION TRAIL ------SAN N 54 L.F. INLL. Z - F.E.S. 15-INCH RLP CLASS III m IQ7b FI F=l5JM — `PROPELTY LINE OETEGTAELE WARNING PANELS (iYP) / LANOIM,`T RW RS SPACE i RAMP FOSTER RD. — — — — — � ----------------------------------- — — — — — — — — — — — — — — — — — — — — — — DRIVEWAY DETAIL SCALE+ I° • 10'. wNia t '— LEbEND ?o, — ENewffulNe raerzlc TV —"— PROPeztt ec�Noaxr BENCH MARK 11-6" I 9ELnON LINE / 1/4, va SECTION LINE Ii W MIN.. EIIILDIN6 SETBACK / EASEMENT LINE EIF/Anoms seam ON n115 RAN ARE 6A5ED THE ILVIA DEPARTMENT OF TRANSPORTATION REAL-nME MTHo K LLNVEITED TO I1AVD00. d 12LUGH FCD GLP55 III SUBSTATION FENCE SILT FENCE �4IIIC_i EXI5TIN6 CGNTom --i FROPOSEO 6614 R RIPRAP DETAIL RIPRAP SECTION SLPLE, •.I'' yq SC ® PROPOSEO SPOT ELEVATION PLE, K• I'q° • — -U E- — EXIST. IHOER6FC ELELTRIL %� ■ •%� E • 1st CITY v v — -SANV — EXIST. SANITARY SB°E2 — —rv1°• — EXIST. HATER MAIN SGALEf I"=30' SUBMITTAL Civil Engineering Consultants, Inc. 06-05-2019 240086M Sood. Um[ 12 Des Moines, Iowa 50322 5152764004 Res 5 15 276 70S4 maicedaccom 0 - - - — — - u, -- - — - CONFIDENTIAL: DATE'. 06-OS-2019 FOSTER ROAD SUBSTATION uu u4 THIS DOCUMENT SHALL BE MAINTAINED CONFIDENTIALLY AS DESIGNED. MMD Town aTv,lowA p IFR -- _ _ _ CRITICAL LETOMIDAwERASTRucruREwEORMAT1oNANDIs VCOMPANYEMP AND IS AVAILABLE ENERGY ERICAN INFRASTRUCTURE �MIDAMERICAN DRAWN. MMD 01 un - BUT NOT TOMIDAMERICANENERGY COMPANVEMPLOVEES ENERGY COMPANY TWA DRIVEWAY C24-15 ue - m - WORKING IN THE UNREGULATED RETAIL SERVICES DIVISION. APPROVED. R NEv NAIe DFTN APR DESCRIPTION REV DATE DFTN APR DESCRIPTION PRIOR WRITTEN AUTHORIZATION IS REQUIRED F'A 4TTFss Rv ANY nTHFP PFPsnN SCALE' 1"=30' PLAN, PROFILE &DETAILS INTERSTATE 80 EXISTING TREE LINE EXIST. TREES LARGER 12 'u...l I G� n1AN 8• olA. (TYPJ WI �1 OooI 1 a ) SA\ o 1 ® 1 5 PP —N90° O 1` w w 5 PPD QI 5 AP 3 Mr V III III I - °• _ = sa 1 DO NOT OUT OR OPMAbE DO NOT CUT OR DAMAGE LEADER yyyy.. LEADER ROBBER HOSE �JYv. ® 1 C m- T � 1 71 O CURVE •1 _ 0 15-55,311, \ R = 455.00' \ L 120.31' T=91 CH = 119.46' \ 2 TL GB = SOO-44'32M 5Trr ® V 61g 15.52' �� it�--n —_m--------m FOSTER RD i, PLANTIN6 NOTES I. ALL SITEIHOQK, SEEDING, 50001145 AND LPNO°LMINS IN THE STREET RO.W SHALL BE IN AGCGRDANLE WITH THE CITY OF 1OWA CITY 5F5cIFI6AnO15 AND SJOAs. 3. ALL ON51TE 5EEOIN6, 50G91NG AND LNiD3LPPll'K SHALL BE IN ALLOROANLE WITH HDAMERILAH ENERGY COMPANY'S ClX1n2ALi SPECIFICATIONS, 3. THE CONTRACTOR SHALL REMOVE THE TREE STAKES ONE YEAR AFTB2 INSTALLATION. 4. NO PLANT MATERIAL SHALL BE 511B6nNTED WITHOUT MMORIZAPGN OF THE OHNERS REPRESENTATIVE. 5. ALL TREES AND S! BS SHALL BE MILOHED WIn1 AT LEAST 3. SHREDDED BARK MLGH LNLESS NOTED ODMIR SE. 6. UNI NOTED OTHERWISE ALL 0E6I01I05 TREK SHALL BE R-,sNTEO AT LEAST T INSIDE THE PROPERTY LINE AND CONIFEROUS TREES AT LEAST 10' INSIDE THE PROPERTY LINE. 1. ALL DISNRPEO AREAS SHALL BE Bell A5 NOTED ON THE I-MOSLAPINS FLAN. B. ALL RPHT MATERIAL SHALL COMPLY "rif THE 5TANDARDS OF •AHEQ6AN STANDARD FOR NLI SERY STOeK•. a ME LOGAnDN OF TIE unLmEs SICWN LN M15 PI ARE FROM VERBAL LOCATIONS FRP/IDED BY THE UTILITY COMPANIES. LOCATION OF UTILITIES SIRDAN ARE APPROXIMATE AND MUST BE VELFIED 10. LONTRALTLR SHALL OBTAIN ALL NECESSARY PERMITS AND PAY ALL FEES REWIRED. SEEDING NOTES I. ALL o%WiS ROC O PAVIN ON nE BE PARCEL lrif RECEIVSE ROOK AS NOTED SHALL PE SEEDED WITH AN LRBAN SEED MIX P5 HALL BE AFI 1. FERTILIZER (16-1A RA SHALL BE PFRIED TO THE AREA i0 BE AREA AT A RATE OF 650 LB5/ALOE. 3. THE AREA TO BE.1 SEEDED SHALL BEET SMOOTH, D ANDSIR ALL WASHED AND GUARS FILLED i0 MS=i M C£51RED CROSS SEGno11 AREAS ACCESSIBLE F 3 . AREAS r SHALL BE BLE TO TEo IN n DEPHAUL OF -1- AREAS DEPTH OF 1 1/ TO MACHINE SHALL PE GLTI VAT® i0 A DEPTH OF I/3 INCHES. 4. THE FEIRTIIOF SHALL BE INCORPORATED INTO ME 501L TO A N6 TOOTH CF 3• WITH A M1ELHPNILAL ROOK PICKER OR A `FRIEDEDAAS S VATdi. 5. ALL SEEDBED AREAS SHALL P' ME F3 FIRST ARTIFICIALLY A MINIMUM TI TWICE A DAY FOR ME FIRST WEEK SAFTER ECOND THIRD EEK A AND ONCE A DAY WRINS THE SEOOND AND THIRD VEBC PFlB2 INSiPLLATION. SEED MIX ® LItlILE 9FL5HADE MIX a 4-5LBWIOOo SF. 3 VAR. ELITE KENNLKY BWESRASSi 902 3 VAR. ELITE FBiEINIAL RYEGRA55 30% I VAR. ELITE RED FESLLE 15X I VAR. ELITE LHE"1465 FESCLE 15X ® fdIRAL FRA545BFD MXNRE /i BY Men PRAIRIE GRA35 MIX a 2-3 LB5/IRM SF. LITRE ELLESTEM 15% PILE 6RMIA 10% SIDEOATS 6RAMA 25A, HARD FESCLE 25% SHEEP FESLLE 25% 100% LEGEND _ _ � PROPBiTr EDLNDARr - - SECTIIXi LINE / 1/4, 1/4 SECTION LINE BUILDIM SETBACK / EASEMENT LINE CHAIN LINK FENCE - -SAN- - EXIST. SANITARY SENIOR- -116E- - EXIST. WC8i6R0.ND ELECTRIC - -5T- - EXIST. STORM 5514BR/OLMERT TTT� PROPOSED CLLVERT W F.E.5. 5TAKE POST5 IN SiAKIN`a WIRE LNDISNRBED SOIL ROBBER 1st CITY N >a TREE WRAP b1Enr16 PLANTIN6 SCHEDULE MATLRE SIlE SUBMITTAL NLICH ����///J STB3 FBILE POST BACKFILL KEY CNANT. �iANILALKOMMLN NAME INSTALLED 512E (HE16Hi x WIDTIV 60MMENTS 5TAKE POSTS 1n Ac 4 AIMee r Xc,clo' 6' HE16HT 60' x 30' B9 LY TS 06-05-2019 OREIRI UN015MRPID SOIL - YMICS Mite Fir RAIYTIN6 SOIL BALKFILL Af 3 Av x Frcammli '. Ffe rao' 2y"O fO' x 10. BI o' TS wem..mx -I Auram Blaze IMqp1e I1 li' 3 Malus'sc Blow l' I$'O 25'x25' BiB o'T5 ROOT BALL II. 6: RAT BALL M II Pg 6 Pkm E`n ema�tae 6' HEIGHT 10' x 30' BrB o' T5 REMOVE ENTIRE LIXiTPINB2 (CONTAINER REMOVE ENTIRE CONTAINER (COHTAIIER B1=k H1116 SpM1XB T GRLNN)• OR CIIT PLL CLROS .0 REMOVE 6ROVN) OR OUT ALL CORDS AND REMOVE 10 Plua Fak Albwk' ■ R1 COVELILS FROM TOP OF ROOT BALL COygRI1Ya FROM TOP CF ROOT BALL F.L A bwL1 i[® 6' M161RT IS' x 10' BBB o' T5 L (Hx.LL t BRLAFF£0) (BALL I BURLAFF£O) N 6 PNua sIoh 6' HE16Hi y" x SO' BiB or T5 Eo.tw , Mist F. Civil Engineering Consultants, Inc. Ts, 2 n11a Caraala 'f wpre' 21]"m 50' x 35' B9 a• T5 EVERGREEN TREE DEOIDUOUS TREE SCALE."=30' seen�ke uwen PLAN7IN6 AND STAKING DETAIL PLANTIN6 AND STAKING DETAIL Va 4 vmxnlm a.nmmm •1Mo4m• 24•HE1611T 1rx1z CLNT. zaoo aem so-eee. ume¢. Des Moines, 1-50322 NO SCALE NOC SALE n n v a u Nor a Evyn61 Nlvnun s1si16PSS Paz 515 2167TS inwhaneclac mm w ue ON-05-2019 --- - - — - -- — - - DATE us CONFIDENTIAL: FOSTER ROAD SUBSTATION �� THIS DOCUMENT SHALLBEINFRASTRUCTURE INFORMATION CONFIDENTIALLY DAS DESIGNED. MMD lownarv,lown __ _ _ VAILABLETOMICRITICAL Sv ERICANENERGe OMPANYEMPLO EMPLOYEES �MIDAMERICAN AVAILABLE TO MIDAMERICAN ENERGY DRAWN. MMD uz _-_- BUT NOGTo HEU UNREGULATED ENERGYTEDRE AILCOMPANYREmPLovEEs ENERGY COMPANY APPROVED. JWA LANDSCAPE C24-40 ue - m - - WORKINGO THE UNREGULATED RETAIL SERVICES DIVISION. SCALE 1"=30' PLAN R - — — — - — — PRIOR WRITTEN AUTHORIZATION ANY nTAA ISREQUIRED NEv oNle ozTN APR oescawnoN Nev onre ozTN naP oescawnoN Fne orrFss av oNly nTUFe PFesnNl INTERSTATE 80 \ III PLANTING NOTES 91301' I. ALL 51TB40RK, 5EEDII46. 500OIN6 ANO IN THE � LKFO WFO`G is^- - WFO II6Fp U� � IgNH LItt�SFELIFµL BEONIBN PLCd3OPHLE WIPI PE CITY OF AND SUOAS I 1. ALL ON-STE SEEDIIG, SODDINS ANO L"N APINS SHALL BE O Q ® GD IN PLLL ANCE NM MIDAMERILAN EISKY CAMPANYS a 111 QB 2 CONI 5FL-LIFILAPLttS. PIE CONTRACTOR SHAL \ 3. L REMOVE PE TREE STAKE5 ONE 1 \ YEAR AFTER INSTALLATION. 4. NO FLANi MATERIAL SHALL BE 51.66TINTEO WIPCUi pl IWPGRIZATION OF THE CVfVER5 RERiES@1TAPVE. i \ 5. A3.LL TREES D E SNFANe BS MJLSHALL S MPLED WITH Ai LEAST 1 \ UN SHREO� BARK MRLH UNLESS oE OR E S SIA \ 6. LfILE55 NOTED OST 5- I5E ALL E FRCIF^AI5 TREES SHALL BE i FLANTEO AT LEAST S' INSIDE THE PRLFERRY LINE PNO ° CANIFH3N5 TREES AT LEAST'0' INSIDE PE FROFE TY LINE. 7. ALL OISTLRPEO AREAS SHALL BE SEEOEO AS ItlTED ON TIE ^I-L fATM FLAN. 1 \y 8. ALL RANI MATERIAL SHALL COMMY WIPI PIE STANDARCS EXISTING TREE LINE ® \� 3 P3 I 9. THE LOCATIOR OF THE UUni-ITIES SH M ON MIRISERY S ARE 1 BetniMF VERBAL LOC�ATATIONS FROVIESROS BY THEE AFFR 3 UTILM AMID \ ANMST BE VERIF ®(IOR FE(111393-E9B9 ARE RROXIMATE 10. PAHIRALFEE SHALL OBTAIN ALL NECESSARY FEN°ITS ANO PAY ALL FEES NA-1- O T V\ EXIST. TREES LARGER /0;12 THAN B•DIA. CIYPJ BPO II SEEDIN6 NOTES wl I wy] INOT I. ALL EIVIfY�R Ila P Vl� SHPALL BE SffoEO WIM AN �I X AS NOMO BB-6A 3. FERRTI IZER 06I 6--16) SHALL. BE APPLIED r0 PE AREA TO N _ 6-� VV i\ • I BE SEEOEO Ar A RATE OF 650 I-E ACRE.Q1 3. PIE ARE�ASNEOA i0 EE SEEDED SHALL EB SHCOPI, PfID ALL"'IO\ 1 LEO TO MEET THE DE51REE) CROSS SEGTDION.LLAREAS LALLE551BLE TO MACHINERY I�NALCE ELE TO MACHALL BE O.I-TIVATEO INE SHALL BE CULT VAS MAETED TO A 0 589°4134"W 79.9T --- 1 -- G1�M of I/O INCHES. a _ 4. THE F OBET ZER SHALL PE MECHANICAL INTO THE SOIL 1 O 3 P9 //1 \\ A 5PRM6 DOOM CLLPVAIOR. V i0 A D�IH OF 3' WIPI A MEUIPrvILPL ROCK PILK6[ OR ° V 1 5. ALL SEEDED AREAS SHALL BE WATERED ARTIFICIALLY A M / a. INSTALL� AFTER LAPNO OTICY, ICE AONCE A OA MUMN5 OAT FOR ME FIRSTTIE SECGNO ^ NJ 4 P9 N \ I PIIRD WEEK AFTER INSTALLATION. ® iRAN514ISSION M m 4 AL w \ \ ROB SEED MIX 0 1 0 CURVE RI \ I Q uRe� OE SJNSHADE0 4-5 LBSSA,000 SF. PP \ _ 3 VAR. EL. KENPKJCY BLLKaRA55 9dA 3 VAR. BJTE PERENNIAL RYE6RASS BOSS D1 ® I R = 455.00' VAR. rE B_IRED FE EIII ISSS a L = 120.37' \ I VAR. BITE U 11465 FESLLE I511, —N9O° L w OH 60.57,RLIRAL ' \ J 1 ® PRA A%SEE MIXO EMeBYAEIS6s,1,000 S.F. m �� I I I Q_ I C 2 CO CB = SbO°44'32"W LITTLE BLLESTEM Isar 9 p..s l d a Q� 5T E LIE 6RAMA 10% so (� r I SIOEOATS 6RAMA 25% 3 Ob 3 Mr I 9 al1 1552' �3 V\ SNEERS FEscuE ova% vO rvl I S88'42' "w-- -- -- - 5 I HARD FESU£ ]5% </0 J TY 1 ^. m V I Y• I I I A\ FOSTER P.D.- -� O I -SPN 11, LEGEND on — PROPERTY BOUNDARY (J / % III SCLTION LINE / I/4, I/4 SECTION LINE WILDINS SETBACK / EASEMENT LINE 9 I CHAIN LINO FENCE -SAN- — EXIST. SANITARY SEWER — -LGE- —EXIST. UNDER6RCIINO ELELP2IL -51'- —EXIST. 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Can 5 I527670S4. ma M,edaccom lu _ _ __ _ _ __ ue _ _ _ uU __ _ _ _ u4 CONFIDENTIAL: DATE ESIG os-2oMMD FOSTER ROAD SUBSTATION THIS DOCUMENT SHALL TINFORMATION AS DESIGNED. MMD lows arv,lown �FR JC __ CRITICAAVAILABLE TO RGYMIDA INFRASTRUCTUREERGYC COMPANY ION AND IE �MIDAMERICAN w _ _ _ __ __ __ ue AVAILABLETOMIDAMERICANENEVCOMPAN VEMPLOYEES DRAWN MMD eORKIN TO HEUN UNREGULATED TENERGYRETAIL SERVICES EMPLOYEES ENERGY COMPANY APPRoveD. TWA LANDSCAPE C24-40 ue - m - WORKINGO WRITTEN UTHORI RETAIL SERVICES DIVISION. SCALE 1"=30' PLAN R PRIORWRITTENTTENAUT ANYn THFA IERE(]UIRED REV uvlk oETN nHH oEscawnoN REV DATE oETN nHH oEscNlvrloN Fna orrFrr av oNly nTU Fa PFarnNl MidAmerican Energy Company Iowa City Substations Near Residential Developments "W MIDAMERICAN �ENERGYCOMPANY. June 19, 2019 1630 Lower Muscatine Road 708/709 S. Capitol Street 1120 Mormon Trek Blvd 2200 Heinz Rd. STAFF REPORT To: Board of Adjustment Prepared by: Jesi Lile, Associate Planner Item: EXC19-06 Date: July 10, 2019 Parcel Number: 1014194004 GENERAL INFORMATION: Applicant: ImOn Communications LLC 101 3rd Ave SW Suite 400 Cedar Rapids, IA 52404 (319) 200-6300 www.imon.net Contact Person: Property Owner: Joe Meyers 101 3rd Ave SW Suite 400 Cedar Rapids, IA 52404 (319) 533-2319 joe.meyers@imon.net Thomas Rogers 2211 F St Iowa City, IA 52245 (319) 337-5126 Requested Action: Special exception to construct a basic utility consisting of a telecommunications hub in a Community Commercial (CC-2) zone Purpose: Location: Location Map: To provide internet and cable services 2211 F St 1 Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Applicable Code Sections: File Date: 6,000 Square Feet Commercial, Community Commercial (CC-2) Towncrest Overlay District North: Residential; Low Density Single -Family Residential (RS-5) East: Commercial, Community Commercial (CC-2); Towncrest Overlay District South: Commercial, Community Commercial (CC-2); Towncrest Overlay District West: Commercial, Community Commercial (CC-2); Towncrest Overlay District 14-413-3A, General Criteria for Special Exceptions 14-4B-4D(1 B), Basic Utilities in Commercial and Industrial Zones June 10, 2019 BACKGROUND: ImOn is a telecommunications company located in Cedar Rapids that provides internet and cable services. They are seeking to expand into Iowa City, and propose setting up a telecommunication hub in a 12' x 16' shelter at the southeast corner of the property located at 2211 F Street. Currently, the site is non -conforming with regard to screening requirement of the parking lot. ImOn would be required to bring the parking lot into conformance with S2 screening, which requires enough shrubs to form a landscape screen ranging between two and four feet in height. The screening requirements in Commercial zones require S2 screening between surface parking areas and both the public right-of-way and abutting properties. The plans submitted by ImOn show a landscaped area between the public right-of-way and 2223 F St, with specific plant material to be decided during the site plan review process. The hub itself is required to conform to S3 screening standards, and the applicant proposes to place a fence around the area. Additionally, since this site is in the Towncrest Overlay District, it will have to go through a staff design review process. The staff design review committee will evaluate the project for material quality, screening, and how the building aesthetics fit into the vision for the Towncrest area. ANALYSIS: The purpose of the Zoning Ordinance is to promote the public health, safety and general welfare; to conserve and protect the value of property throughout the city; and to encourage the most appropriate use of land. It is the intent of the Ordinance to permit the full use and enjoyment of property in a manner that does not intrude upon adjacent property. The Board may grant the requested special exception if the requested action is found to be in accordance with the specific criteria included for Section 14-4B-4D(1B), pertaining to Basic Utilities is Commercial and Industrial Zones as well as the General Standards laid out in Section 14-413-3. In order for the Board of Adjustments to grant this special exception request, each of the following criterion below must be met. The burden of proof is on the applicant, and their comments regarding each criterion may be found on the attached application. Staff comments regarding each criterion are set below. Specific Standards: 14-413-41D(1b2): Basic Utilities in Commercial and Industrial Zones And ID-C, ID -I, and ID -RP Zones: b. Basic Utilities Not Enclosed Within a Building: (2) In all commercial zones, the RDP and ORP zones, and the ID-C and ID -RP zones, basic utilities not enclosed within a building are permitted only by special exception. Proposed uses must be screened from public view and from view of any adjacent residential zones to at least the S3 standard. In addition, the applicant must provide evidence that the proposed use will be compatible with surrounding structures and uses with regard to safety, size, height, scale, location, and design, particularly for facilities that will be located close to or within view of a residential zone. For uses located in highly visible areas, the board may consider additional design elements such as masonry or brick facades, and walls or Peeing to improve public safety and to soften the visual impact of the proposed use. Water and sanitary sewer pumps or lift stations approved by the city as part of subdivision or site plan approval do not require special exception approval from the board of adjustment. FINDINGS: • The proposed project is located in the Towncrest Overlay District and must go through the staff design review process that evaluates material quality, screening, and neighborhood compatibility. • The applicant has shown S3 screening and plans to surround the building with a six-foot opaque fence. • The proposed building is 10 feet tall, and not out of scale with the surrounding structures as they are all taller. Additionally, the southern portion of the site abuts a 20-foot retaining wall, making the commercial uses to the south at a much higher elevation. This would provide screening for the proposed structure. • The applicant has submitted renderings that show the proposed structure with a brick fagade. • The proposed structure would be located at the rear of the lot and not highly visible from the public right-of-way. • The proposed structure is not adjacent to any residential zones. General Standards: 14-413-3: Special Exception Review Requirements: In order for the Board of Adjustments to grant this special exception request, each of the following criterion below must be met. The burden of proof is on the applicant, and their comments regarding each criterion may be found on the attached application. Staff comments regarding each criterion are set below. The specific proposed exception will not be detrimental to or endanger the public health, safety, comfort or general welfare. FINDINGS: The proposed communication system is a low voltage (48 volt) system. The system will be enclosed in a structure with a locked door, preventing access to those not authorized and eliminating public health and safety issues. The proposed system would provide internet and cable options to Iowa City residents, improving comfort and general welfare. 2. The specific proposed exception will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not substantially diminish or impair property values in the neighborhood. FINDINGS: • The proposed hub will allow for another internet service provider in Iowa City and increase bandwidth capabilities. • The proposed hub will be small and located in the rear southeast corner of the property. • The structure will go through design review to ensure compatibility with the neighborhood. • The proposed hub would require a small generator to power it. Any noise it gives off would be mitigated by the proposed fence and existing retaining wall. Additionally, this site does not abut residential properties. 3. Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district in which such property is located. FINDINGS: • The lot where the structure is being proposed is fully developed, as are the surrounding lots. • The structure will follow all setbacks and is proposing landscaping improvements to the site. 4. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. FINDINGS: 0 The area is fully developed with access to utilities and other necessary facilities. 5. Adequate measures have been or will betaken to provide ingress or egress designed to minimize traffic congestion on public streets. FINDINGS: • The proposed structure is located on a lot that has adequate circulation and parking. • This use would not increase traffic in the area substantially as it would only need occasional maintenance. 6. Except for the specific regulations and standards applicable to the exception being considered, the specific proposed exception, in all other respects, conforms to the applicable regulations or standards of the zone in which it is to be located. FINDINGS: • This property is in compliance with the zoning code in all aspects aside from the parking lot landscaping, which the applicant has addressed. • There are no parking or other vehicle requirements for this use. • This project complies with the Community Commercial (CC-2) standards in all other aspects. 7. The proposed exception will be consistent with the Comprehensive Plan of the City, as amended. FINDINGS: • The Central District Plan encourages the development of businesses that provide goods, services and amenities to the neighborhood. STAFF RECOMMENDATION: Staff recommends approval of EXC19-06, a special exception to allow a basic utility in a Community Commercial (CC-2) zone in order to build a telecommunication hub located at 2211 F Street. ATTACHMENTS 1. Location Map 2. Zoning Map 3. Application Materials Approved by: _ :1�) • �` Danielle Sitzman, AlCP, Development Services Coordinator Department of Neighborhood and Development Services .rr®�140 CITY OFIObVA CITY Yi i NIOak Noph 9 47, Aril A ni to .♦ z J ,9 i � � :. - ' GST MUSCATINE AVE� 1 1 � i i ~n 3d An application submitted by ImOn Communications '! LLC for a special exception allowing the placement of a 12' x 16' shelter on this property to house ' n i s communication equiptment. i� ` I`.xc..l9_to APPLICATION TO ---THE BOARD OF ADS U STMENT -SPECIAL EXC` ItN - DATE: 5-31-2019 PROPERTY PARCEL NO. 1014194004 PROPERTY ADDRESS: 2211 FSt Iowa City, IA PROPERTY ZONE: C PROPERTY LOT SIZE: 79.74' x 74.9' Name: imon Communications LLC APPLICANT: Address: 101 3rd Ave SW Suite 400 Cedar Rapids 52404 Phone: (319) 200-6300 Email: www.imon.net Name: Joe Meyers CONTACT PERSON: (if other than applicant) Address: 101 3rd Ave SW Suite400 Cedar Rapids 52404 Phone: (319)533-2319 Email: loe.meyers@imon.net PROPERTY OWNER: Name: Thomas Rogers (if other than applicant) Address: 2211 Fst Iowa City Phone: (319) 337-5126 Email: Specific Requested Special Exception; please list the description and section number in the zoning code that addresses the specific special exception you are seeking. If you cannot find this information or do not know which section of the code to look in, please contact Jesi Lite at 356-5240 or e-mail Jessica-lile@iowa-city.org. Purpose for special exception: Proposing Settins a 12' xi 6' shelter on this property to house communication eauiomet Date of previous application or appeal filed, if any: N/A In order for your application to be considered complete, you must provide responses to all of the information requested below. Failure to provide this information may delay the hearing date for your application. A pre -application consultation with Planning staff is STRONGLY recommended to ensure that your application addresses all of the required criteria. As the applicant, you bear the burden of proof for showing that the requested exception should be granted. Because this application will be presented to the Board of Adjustment as your official statement, you should address all the applicable criteria in a clear and concise manner. •:us • • : -• • • A. Legal description of property (attach a separate sheet if necessary): You can find the legal description and parcel number for your property by doing a parcel search for your address on the Assessor's website at www.iowacity.iowaassessors.com/or by calling 319-356-6066. B. Plot Plan/Site Plan drawn to scale showing all of the following information: 1. Lot with dimensions; 2. North point and scale; 3. Existing and proposed structures with distances from property lines; 4. Abutting streets and alleys; 5. Surrounding land uses, including location and record owner of each property opposite or abutting the property in question; 6. Parking spaces and trees - existing and proposed. 7. Any other site elements that are to be addressed in the specific criteria for your special exception (i.e., some uses require landscape screening, buffers, stacking spaces, etc.) C. Specific Approval Criteria: In order to grant a special exception, the Board must find that the requested special exception meets certain specific approval criteria listed within the Zoning Code. In the space below or on an attached sheet, address each of the criteria that apply to the special exception being sought. Your responses to these criteria should just be opinions, but should provide specific information demonstrating that the criteria are being met. (Specific approval criteria for uses listed as special exceptions are described in 14-413-4 of the Zoning Code. Other types of special exceptions to modify requirements for the property are listed elsewhere in the Code.) IF YOU DO NOT KNOW WHERE TO FIND THE SPECIFIC CRITERIA THAT MUST BE ADDRESSED, please contact Jesi Lile at 356-5240 or e-mail jessica- lile@iowa-city.org. Failure to provide this information will constitute an incomplete application and may lead to a delay in its consideration before the Board of Adjustment. �a �i 1.� C NR i� D. General Approval Criteria: In addition to the specific approval criteria addressed in "C", the Board must also find that the requested special exception meets the following general approval criteria or that the following criteria do not apply. In the space provided below, or on an attached sheet, provide specific information, not just opinions, that demonstrate that the specific requested special exception meets the general approval criteria listed below or that the approval criteria are not relevant in your particular case. The specific proposed exception will not be detrimental to or endanger the public health, safety, comfort, or general welfare. No. It a low voltage -48 volt telecommunication system. :[5 v� 2. The specific proposed exception will not be injurious t¢_Afte d e and; enjoyment of other property in the immediate vicinity "and will not substantially diminish and impair property values in the neighborhood. We will provide the proper surroundings. With foliage as bushes or trees, and surround structure with a 6' fence to screen structure. It will be aesthetically pleasing to the environment. 3. Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district in which such property is located. We will adhere to the city's code for variances to all the surrounding property's, with a detailed site plan 4. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. Our structure will be in the back of an existing parking lot, ingress and egresses already exist. for this property. In 5. Adequate measures have been or will be taken to provide ingress or egress designed to minimize traffic congestion on public streets. Any work by the ROW to the road will be addressed by a city ROW permit for approval. which shall address any need for a traffic plan with any road congestion. 6. Except for the specific regulations and standards applicable to the special exception being considered, the specific proposed exception in all other respects conforms to the applicable regulations or standards of the zone in which It is to be located. [Depending on the type of special exception requested, certain specific conditions may need to be met. The applicant will demonstrate compliance with the specific conditions required for a particular use as provided in the City Code section 14-4B as well as requirements listed in the base zone or applicable overlay zone and applicable site development standards (14.5Athrough K).] 7. The proposed use will be consistent with the Comprehensive Plan of the City. Yes. r„.. G1 -5- List the names and mailing addresses of the record owners of all property located within 300 feet of the exterior limits of the property involved in this appeal: NAME Jody G, Patricia Krueger Jody G, Patricia Krueger Leach Iowa LLC (Hy Vee) Leonard J, Julie A Zielinski Cleola T, Betty Hedrick, Bonnie Schnieder MDC Coast 4 LLC (walgreens) ADDRESS 2223 FST 901 S 1 st Ave 812 S 1 st Ave 912 2nd Ave 2125 F ST 2115F ST 2214 Muscatine Ave ra a='r e�9 f ` 5 ro a',1 � �l In NOTE: Conditions. In permitting a special exception, the Board may impose appropriate conditions and safeguards, including but not limited to planting screens, fencing, construction commencement and completion deadlines, lighting, operational controls, improved traffic circulation requirements, highway access restrictions, increased minimum yard requirements, parking requirements, limitations on the duration of a use or ownership or any other requirement which the Board deems appropriate under the circumstances upon a finding that the conditions are necessary to fulfill the purpose and intent of the Zoning Chapter. (Section 14.8C-2C-4, City Code). Orders. Unless otherwise determined by the Board, all orders of the Board shall expire six (6) months from the date the written decision is filed with the City Clerk, unless the applicant shall have taken action within the six (6) month period to establish the use or construct the building permitted under the terms of the Board's decision, such as by obtaining a building permit and proceeding to completion in accordance with the terms of the permit. Upon written request, and for good cause shown, the Board may extend the expiration date of any order without further public hearing on the merits of the original appeal or application. (Section 14-8C-1 E, City Code). Petition for writ of certiorari. Any person or persons, jointly or severally, aggrieved by any decision of the Board under the provisions of the Zoning Chapter, or any taxpayer or any officer, department or board of the City may present to a court of record a petition for writ of certiorari duly verified, setting forth that such decision is illegal, in whole or In part, and specifying the grounds of the illegality. (Section 14-8C-1 F, City Code). Such petition shall be presented to the court within thirty (30) days after the filing of the decision in the office of the City Clerk. Date. May 31 19 20 Date: .120 ppdadm inlappl ication-boase.doc Joe Meyers Sig ture(s) o Applicant(s) Signature(s) of Property Owner(s) if Different than Applicant(s) c w5 v f"R t r� r 03 'so i� ^fl M. G) IQ.X Q � m A Tt j ti -1 A W m Z y 2 r. O tOD O ,:, d m D T ! v m WE A � O D_ n N N a 2. 6 � c) a Li s w m m yo o Q O q, n y it t D + 'n j m D c N i � N T r d .O. C = m Z A CD m r Z m t m n a N N E (p W V p N ' N A O n n 0 y�0 m T c v o: o'. o %i p c m A N y O O O co O D ry a000, v m � m m O m O N N D N N o N � y V W V O o (p a O m m o i c3 ' 5 sa to sa sy' va m -- �' 0 cr t t E I ! _ a °'da-� :. �iNNm 'ry 'fWxll T 'p T ' �•], RCYi T:TN O0 ON Q o O 'N0A ' prO O .�j^p G JO CJ Z �(i O a oT$ o .Wm Sr? B �2O o E5p.��.� oaf �v 1 I 3 K � F I I I ' i t G P � I G N A ro _.t+ -- w r: r, IRISIPPROO LO 7A F ps CITY OF IONA CITY REVENUE DIVISION 410 E WASHINGTON ST IONA CITY, IA 52240 (319) 356-5066 ... MISCELLANEOUS Description: OTHER (OTHER) Reference 1: BD OF ADJ Reference 2: SP, EXCEPT OTHER (OTHER) 2019 Item: OTHER 1 U 460,00 OTHER (OTHER) 460.00 95900000-101100- 460.000 10610620-341200- 460.000 Payment Id: 344272 460.00 Subtotal 460.00 Total 460.00 CHECK 460,00 Check Number 51964 -------------- Change due 0.00 Paid by: IMON THANK YOU FOR YOUR PAYMENT CUSTOMER COPY n 4MM OM A - ■■MM ■_ Project: 2211 F St Iowa City Plans �'Im 09 `[ nib .mm� 10' �E � Project: 2211 F St Iowa City Plans^ 1i. I,d 01i'ff61OZ {i -1. L Project: 2211 F St Iowa City Plans 1 -1. L Project: 2211 F St Iowa City Plans 1 Project: 2211 F St Iowa City Plans I jM1DKj Project: 2211 F St Iowa City Plans 0-007N, Tan .4 aay Wood -Grain Wood-Gra' Gray &M Project: 2211 F St Iowa City Plans MINUTES BOARD OF ADJUSTMENT MAY 8, 2019 — 5:15 PM EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: OTHERS PRESENT CALL TO ORDER: PRELIMINARY Ernie Cox, Connie Goeb, Ryan Hall, Zephan Hazell, Amy Pretorius Susan Dulek, Jesi Lile Tim Waldron The meeting was called to order at 5:15 PM. ROLL CALL: A brief opening statement was read by Goeb outlining the role and purpose of the Board and the procedures that would be followed the meeting. CONSIDER THE APRIL 10, 2019 MINUTES: Pretorius moved to approve the minutes of April 10, 2019. Hall seconded the motion. A vote was taken and the motion carried 5-0. SPECIAL EXCEPTION ITEM EXC19-04: An application submitted by Faith Baptist Church for a special exception to allow for an approximately 2,600 square -foot addition onto the existing Church located in a Medium Density Single Family Residential (RS-8) Zone with a Planned Development Overlay (OPD) located at 1251 Village Road. Lile began the staff report showing an aerial view of the site and a zoning map showing the church is surrounded by single family residential. Faith Baptist Church has been at this location since the early 1970's. The applicant hosted a Good Neighbor Meeting on April 30, 2019. Two neighbors attended with questions and concerns about potential stormwater management issues. Pastor Waldron was able to address the neighbors' concerns. The proposed request is to add a 2,600 square foot addition to the southeast corner of the building in order to construct two new classrooms, an elevator and additional restrooms. Lile noted that religious and private group assemblies can add additions up to 500 square feet through the minor modification process but since this is an expansion of more than 500 square feet a special exception is needed. The applicant is also proposing site improvements to the parking lot on the south side of the building including paving, landscaping and drainage improvements. Board of Adjustment May 8, 2019 Page 2 of 6 Lile stated the role of the Board is to approve, approve with conditions or deny this application based on the facts presented. In order to approve the special exception the Board must find the application meets all the approval criteria for the specific criteria pertaining to Religious/Private Group Assembly as well as the General Standards for all special exceptions. With regard to the specific standards, first the following setbacks are required in lieu of the setbacks specified in the base zone. However, the board of adjustment may reduce these setbacks, subject to the approval criteria for setback adjustments as specified in subsection 14- 2A-4135, "Adjustments To Principal Building Setback Requirements", of this title. Front must be twenty feet (20'); side must be twenty feet (20') and; rear must be fifty feet (50'). Lile stated the existing building and proposed addition will meet all required setbacks. Next, the proposed use will be designed to be compatible with adjacent uses. The board of adjustment will consider aspects of the proposed use, such as the site size, types of accessory uses, anticipated traffic, building scale, setbacks, landscaping, and location and amount of paved areas. The board of adjustment may deny the use or aspects of the use that are deemed out of scale, incompatible, or out of character with surrounding residential uses, or may require additional measures to mitigate these differences. Lile stated there is no change in use with the proposed addition and the applicant is not expecting new membership with this addition. The maximum occupancy for the main auditorium is capped at 292 people. The building scale will be larger but there will be additional screening to mitigate some of the impact with additional landscaping and site improvements. Next, given that large parking lots can seriously erode the single-family residential character of these zones, the board of adjustment will carefully review any requests for parking spaces beyond the minimum required. The board may limit the number of parking spaces and the size and location of parking lots, taking into account the availability of on street parking, the estimated parking demand, and opportunities for shared parking with other nonresidential uses in the vicinity of the use. Lile stated this proposed addition will add eight additional parking spots however the parking lot itself will not expand, the required number of parking spots is 49, and the applicant is proposing to provide 67 vehicle spots and 4 bicycle parking spots. The required parking for Religious/Private Group Assembly are 1/61 of the occupant capacity of the main auditorium, which again is 292 people. The applicant also proposes to pave part of the gravel portion of the lot and bring it up to City standards. Next criteria is that the proposed use will not have significant adverse effects on the livability of nearby residential uses due to noise, glare from lights, late night operations, odors, and litter. Faith Baptist has limited hours of operation with services throughout the day Sunday and into the early evening, as well as on Wednesday evenings. Most events take place inside and are not typically noisy or disruptive to neighbors, especially late at night and the proposed addition will not change the amount of noise, lights, hours of operation, odors and litter from the site currently. The building official may grant approval for the following modifications to a religious/private group assembly use, without approval from the board of adjustment, upon written findings that the modification will not be detrimental to the public health, safety, or welfare, or be injurious to the other property or improvements in the vicinity and in the zone in which the property is located if it is an accessory storage building less than five hundred (500) square feet in size or a building addition of less than five hundred (500) square feet, provided the addition does not Board of Adjustment May 8, 2019 Page 3 of 6 increase the occupancy load of the building. Lile stated since this proposed addition is more than 500 square feet and not eligible for the minor modification process; thus must go before the Board of Adjustment. Final specific standard states if the proposed use is located in a residential zone or in the central planning district, it must comply with the multi -family site development standards as set forth in section 14- 2B-6 of the City Code. The church is located in a residential zone, and must conform to all multi -family site development standards, which is verified during the site plan review process. Lile next reviewed the general standards. First, the specific proposed exception will not be detrimental to or endanger the public health, safety, comfort or general welfare. The church has operated in this location since the early 1970's without reported health, safety, or welfare issues and the proposed expansion would not change the function or status of this site. The specific proposed exception will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not substantially diminish or impair property values in the neighborhood. Lile noted this expansion will not change the use or enjoyment of other property in the neighborhood, nor will it diminish property values because it is not changing the use or function of the site. The only changes visually will be to the roofline, south entrance, and part of the parking lot and the parking lot improvements will make this property more attractive and more compliant with the code. The current parking lot does not meet landscaping and screening requirements. With the proposed site changes, the applicant will be required to meet the S3 screening standards of the Code where abutting residential properties. Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district in which such property is located. Lile stated all of the adjoining property is fully developed and any proposed improvements to adjoining properties will not be impacted by this expansion. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. Lile stated the property is currently serviced with adequate utilities and roads, this expansion will not alter that. The proposed site improvements will address drainage issues on the south side of the property and the applicant is proposing a conveyance to run stormwater to the east and discharge it into the street rather than flow onto properties to the south. Adequate measures have been or will be taken to provide ingress or egress designed to minimize traffic congestion on public streets. Lile noted currently the church operates with two driveways accessing Village Road on either side of the parking lot, and there are no proposed changes with this expansion and there is not any anticipated increase in traffic. Except for the specific regulations and standards applicable to the exception being considered, the specific proposed exception, in all other respects, conforms to the applicable regulations or standards of the zone in which it is to be located. Lile noted the proposed special exception conforms to all setbacks and there will be no changes in the maximum capacity for the main auditorium. The expansion would add new parking spaces that are paved and more compliant with the Code and the proposed site improvements must comply with parking and landscaping requirements of City Code. Finally, the proposed exception will be consistent with the Comprehensive Plan of the City. Lile Board of Adjustment May 8, 2019 Page 4 of 6 stated the Comprehensive Plan calls for stability and since this church has been located in this neighborhood for so long this addition should not impede any stability of the area. Additionally religious and private institutional uses can be allowed in any zoning district through the special exception process. Staff recommends approval of EXC19-04, a special exception to allow the expansion of a Religious Assembly Use in Medium Density Single Family Residential (RS-8) zone with a Planned Development Overlay (OPD), to build an approximately 2,600 square foot addition on the existing building in order to add additional classrooms, restrooms, and an elevator with the following condition: The applicant shall install stormwater management infrastructure as shown on the major site plan dated January 9, 2019 or equivalent infrastructure subject to review and approval by the Director of Public Works or a designee. Goeb opened the public hearing Tim Waldron (Faith Baptist Church) is the pastor and stated they consider it a great privilege to serve in the Iowa City community, they have been in the Iowa City area for about 55 years, 47 years at the current location. Through that time they have had some modest renovations and additions to the building and once again are asking permission to add to their building. Waldron stated the staff presentation summed up what the church desires, they do have a great need right now in regards to classrooms, restrooms and an elevator. They are completely out of space for classrooms on their Sunday morning and Wednesday evening ministries as well as vacation bible school. He also noted current restrooms are not sufficient for the size of the congregation right now and also for years they have used a stair lift to get people from the bottom to the top floors of the building, it works and passes inspections but really has become hard to find parts and people to repair if when needed. Waldron thanked those that have helped with this application and City staff for their assistance. Hall noted he feels the added landscaping feels minimal and will not hide the parking lot. Lile stated the requirements are being met per City Code. Cox asked which part of the parking lot would be improved, and Lile noted it is the south entrance area. Hall stated then the remainder of the parking lot would stay as gravel. Lile confirmed it would. Goeb asked about the drainage issues and said if the addition was not approved then the church would not be required to update and fix the drainage issues. Lile confirmed that was true and noted from the Good Neighbor Meeting some of the neighbors to the south were concerned about adding pavement and what that would do to stormwater onto their properties. Lile showed a diagram with a water collector area and a conveyance to the street so all the stormwater would run off into the street versus to the property to the south. Waldron added there are currently no drainage systems on the property and the water just ponds there so this will be a great improvement on their property. Goeb asked where it was ponding. Waldron said it is out near the utility easement, not near the building. He added there have never been any complaints from the neighbors regarding water issues, there were just some questions raised when the improvements were proposed. Board of Adjustment May 8, 2019 Page 5 of 6 Goeb asked if they would be able to save the two blooming trees in the front and Waldron stated they hope to. Goeb closed the public hearing. Hall asked if the Board adds the condition that staff recommends the Public Works Department will review. Lile confirmed that was the case but noted what the applicant is proposing is above what the Code requires which is why staff added the condition to make sure it happens. Pretorius stated this seems like a great project and expansion is good and especially the need for an elevator and paving part of the gravel lot will help with ADA compliances and overall better and safer for all. She understands the concern about stormwater but feels that is being handled appropriately. Pretorius moves to approve EXC19-04, a special exception to allow the expansion of a Religious Assembly Use in Medium Density Single Family Residential (RS-8) zone with a Planned Development Overlay (OPD), to build an approximately 2,600 square foot addition on the existing building in order to add additional classrooms, restrooms, and an elevator with the following condition: 1. The applicant shall install stormwater management infrastructure as shown on the major site plan dated January 9, 2019 or equivalent infrastructure subject to review and approval by the Director of Public Works or a designee. Hall seconded the motion. Hall stated that regarding agenda item EXC19-04 he concurs with the findings set forth in the staff report of May 8, 2019, and conclude the general and specific criteria are satisfied. So unless amended or opposed by another Board member he recommends that the Board adopt the findings in the staff report as our findings with acceptance of this proposal. Hazell seconded the findings. A vote was taken and the motion carried 5-0. Goeb stated the motion declared approved, any person who wishes to appeal this decision to a court of record may do so within 30 days after this decision is filed with the City Clerk's Office. ADJOURNMENT: Pretorius moved to adjourn this meeting. Hazell seconded. A vote was taken and the motion passed 5-0 BOARD OF ADJUSTMENT ATTENDANCE RECORD 2018-2019 NAME TERM EX P. 2/14 519 6113 818 12112 2/13 3113 4110 518 COX, ERNIE 12/31/2020 -- -- -- -- -- -- O/E X X GOEB, CONNIE 12/31/2019 O/E X X X X O/E X X X HALL, RYAN 12/31/2022 X X X X X X X X X HAZELL, ZEPHAN 12/31/2021 X X X X PRETORIUS, AMY 12/31/2023 X X X X KEY. X = Present 0 = Absent O/E = Absent/Excused --- = Not a Member