The subject property is located on the former Case International Harvester plant north of 12th Avenue along the southern bank of the Mississippi River in the City of East Moline, a community bordering the southern bank of the Mississippi River and the Illinois/ Iowa state line. The City of East Moline is part of what is known as the Quad Cities in western Illinois and eastern Iowa that bank the Mississippi River and include the cities of Davenport and Bettendorf in Iowa and Rock Island, Moline, and East Moline in Illinois. The subject site is approximately 2 3/4 miles east of Interstate 74 which provides a direct link into Iowa and Interstate 80 which travels east towards the Chicago metropolitan area. The subject is situated one block west of 7th Street across from the John Deere facility along the river bank. The immediate area is urban with single family residences and limited commercial establishments. John Deere is the 2nd largest employer within the Quad Cities employing approximately 7,625 only 2nd to the Rock Island Arsenal which employs approximately 5,602. Overall, the subject development is located near the northeastern quadrant of the Quad Cities within the Illinois border. A majority of the office, commercial and retail service properties are located west and southwest from the subject development. Avenue of the Cities serves as an entry into the Quad Cities from Interstate 80. Avenue of the Cities is commercially developed with a variety of commercial and retail service properties. Local retailers include Hy-Vee, Aldi, Walgreens, and Jewel-Osco. The SouthPark Mall is located approximately 4 miles southwest from the subject property south of John Deere Road and west of Interstate 74. SouthPark Mall is an 825,000 square foot indoor shopping mall with five anchor tenants (Dillard's, JCPenney, Von Maur, Younkers, and Dick's Sporting Goods). A Walmart Supercenter is located in Moline along John Deere Road near I-74 approximately 3 1/2 miles southwest of the subject site. The subject site lies within close proximity to the Quad City International Airport located approximately 5 miles southwest. From a regional perspective, the subject is well situated with immediate access to the interstate system.
Description of the Proposed Project [24 CFR 50.12 & 58.32; 40 CFR 1508.25]:
The subject property is a proposed 108- unit single five-story apartment building with an indoor heated garage parking level (46 spaces) and accompanied by asphalt-paved parking areas (96 spaces). The apartment units are accessed via passenger elevator service. The building will have two (2) elevators. The apartment building will have wood framing construction. The building will have a masonry, brick exterior walls and stucco accents. In total, the complex will have 108 units consisting of 6 unit layouts ranging between Studio, one bedroom, and two bedroom unit types. Sizes will range between 480 square feet for Studio units and 1,020 square feet for two bedroom apartments. The two bedroom units will have two bathrooms. The units will feature high-end/ luxury finishes and appliances inclusive of a refrigerator and electric-powered cook top and range, vent hood, double sink, over the range microwave, and dishwasher, tub/ shower, a commode, wood cabinet with counter, a cultured marble sink, and wall-mounted medicine cabinet with vanity mirror, and in-unit washer and dryer units.
Does this project involve over 200 lots, dwelling units, or beds?
Yes (Project requires approval from the Environmental Clearance Officer (ECO))
Statement of Purpose and Need for the Proposal [40 CFR 1508.9(b)]:
The new construction of Bend on the Mighty Mississippi presents a rare opportunity for HUD play an important role in the revitalization of a smaller/medium size urban area in the Midwest.
Existing Conditions and Trends [24 CFR 58.40(a)]:
The Quad Cities is a group of five cities straddling the Mississippi River on the Iowa-Illinois boundary, in the United States. These cities, Davenport and Bettendorf (in Iowa) and Rock Island, Moline, and East Moline (in Illinois), are the center of the Quad Cities Metropolitan Area, which, as of 2013, had a population estimate of 383,681. The Quad Cities is midway between Minneapolis on the north and St. Louis on the south; Chicago on the east and Des Moines on the west. The area's 300-mile market of nearly 36.5 million people comprises around 12% of the nation's population. This makes it the largest 300-mile market west of Chicago. According to the U.S Census the Davenport Moline-Rock Island Metro population is estimated at 214,466 and the Quad Cities are ranked 135th in the United States for population. The population growth rates for Illinois have been positive and are forecasted to increase over the upcoming 5 years. Current estimates show the population in Rock Island County has decreased by 0.1% since the 2010 census. The Quad Cities is a busy commercial hub located where Interstate 80 and the Mississippi River intersect along the borders of Illinois and Iowa. With over 37 million people living within a 300-mile radius of the Quad Cities, businesses have efficient access to a strong network of suppliers and customers. The Davenport Moline-Rock Island Metro has 95,234 total housing units with 7.2% vacancy rate and 27.8% renter occupied housing units according to the U.S. Census. In 2010, The Quad Cities was named "The Most Affordable Metro" by Forbes magazine. Davenport housing market ranked 2nd in the nation beating the housing bubble, due to its lack of foreclosures and their low unemployment. In 2012, the Quad Cities Metropolitan Area was ranked among the fastest-growing areas in the nation in the growth of high-tech jobs.
Maps, photographs, and other documentation of project location and description:
BOMM Neighborhood Map.PNG
BOMM Area Map.PNG
Finding of No Significant Impact [24 CFR 58.40(g)(1); 40 CFR 1508.13] The project will not result in a significant impact on the quality of human environment
Airport Hazards Clear Zones and Accident Potential Zones; 24 CFR Part 51 Subpart D
The project site is not within 15,000 feet of a military airport or 2,500 feet of a civilian airport. The project is in compliance with Airport Hazards requirements.
Coastal Barrier Resources Act Coastal Barrier Resources Act, as amended by the Coastal Barrier Improvement Act of 1990 [16 USC 3501]
Flood Insurance Flood Disaster Protection Act of 1973 and National Flood Insurance Reform Act of 1994 [42 USC 4001-4128 and 42 USC 5154a]
The structure or insurable property is not located in a FEMA-designated Special Flood Hazard Area. While flood insurance may not be mandatory in this instance, HUD recommends that all insurable structures maintain flood insurance under the National Flood Insurance Program (NFIP). The project is in compliance with flood insurance requirements.
STATUTES, EXECUTIVE ORDERS, AND REGULATIONS LISTED AT 24 CFR §50.4 & § 58.5
Air Quality Clean Air Act, as amended, particularly section 176(c) & (d); 40 CFR Parts 6, 51, 93
The project's county or air quality management district is in attainment status for all criteria pollutants. The project is in compliance with the Clean Air Act.
Coastal Zone Management Act Coastal Zone Management Act, sections 307(c) & (d)
This project is not located in or does not affect a Coastal Zone as defined in the state Coastal Management Plan. The project is in compliance with the Coastal Zone Management Act.
Site contamination was evaluated as follows: ASTM Phase I ESA. On-site or nearby toxic, hazardous, or radioactive substances that could affect the health and safety of project occupants or conflict with the intended use of the property were not found. The project is in compliance with contamination and toxic substances requirements. An IEPA NFR Letter dated March 1, 2013 covers the subject site.
Endangered Species Act Endangered Species Act of 1973, particularly section 7; 50 CFR Part 402
This project will have No Effect on listed species due to the nature of the activities involved in the project. This project is in compliance with the Endangered Species Act.
Based on the project description the project includes no activities that would require further evaluation under this section. The project is in compliance with explosive and flammable hazard requirements.
Farmlands Protection Farmland Protection Policy Act of 1981, particularly sections 1504(b) and 1541; 7 CFR Part 658
This project includes activities that could potentially convert agricultural land to a non-agricultural use, but an exemption applies. The project is in compliance with the Farmland Protection Policy Act.
Floodplain Management Executive Order 11988, particularly section 2(a); 24 CFR Part 55
This project does not occur in a floodplain. The project is in compliance with Executive Order 11988.
Historic Preservation National Historic Preservation Act of 1966, particularly sections 106 and 110; 36 CFR Part 800
Based on the project description the project has No Potential to Cause Effects. The project is in compliance with Section 106. The SHPO Clearance Letter is dated 11/2/2016, effective 2 years after date of issuance.
Noise Abatement and Control Noise Control Act of 1972, as amended by the Quiet Communities Act of 1978; 24 CFR Part 51 Subpart B
A Noise Assessment was conducted. The noise level was acceptable: 61.9 db. See noise analysis. The project is in compliance with HUD's Noise regulation.
Sole Source Aquifers Safe Drinking Water Act of 1974, as amended, particularly section 1424(e); 40 CFR Part 149
The project is not located on a sole source aquifer area. The project is in compliance with Sole Source Aquifer requirements.
Wetlands Protection Executive Order 11990, particularly sections 2 and 5
The project will not impact on- or off-site wetlands. The project is in compliance with Executive Order 11990.
Wild and Scenic Rivers Act Wild and Scenic Rivers Act of 1968, particularly section 7(b) and (c)
This project is not within proximity of a NWSRS river. The project is in compliance with the Wild and Scenic Rivers Act. The segment of the Mississippi River by the subject property is not designated as a wild or scenic river according to the National Wild and Scenic Rivers System.